RURAL REGENERATION

Market forces [22] confirm a high continued demand for family homes in Ongar, especially 3 bed homes with gardens and sufficient car parking provision. House price values are in the region of 20% lower in Ongar than the equivalent in Epping or Loughton [23] and therefore making these more affordable. The coronavirus pandemic of 2020/21 and change in working patterns has reinforced such rural small town appeal.

A 30% increase in the number of homes is planned by 2027 from 2,626 in 2011 [24] with the addition of approximately 590 new homes allocated in EFDC Local Pan 2011-2033 and 200 already approved applications or built as windfall sites since 2011 [25]. With such a large increase in housing in a short time, particular attention must be given to ensure that all developers complement, and therefore retain, the civil Parish’s distinctive and rural character in order to encourage full integration of our new residents into the cohesive community. This is fully supported by the Residents Survey 2018.   See also Sustainable Design section 7.5 and Policy ONG-ED4.

Ongar residents typically wish to remain within this parish as they grow older [26], living independently or in sheltered accommodation. Despite more sheltered accommodation in Ongar recently, there is a demand for bungalows and other single floor flexible living accommodation with gardens, for downsizers [27]. Developers are expected to refer to the DWELL report (2016) [28] and to use its guidance to meet the local demand when considering new development layouts for Ongar. The Essex Design Guide website includes DWELL reports within its guidance for downsizers. Requirements of elderly and disabled, will be expected as part of the housing mix in Ongar.

Chipping Ongar town centre locations are convenient for smaller home and flats, including for retirees. 1 and 2 bed flats [29] are coming forward from conversions of the upper parts of Chipping Ongar High Street premises and brownfield infill sites as windfall sites. Allocated sites ONGR1-8 are mostly edge of settlement sites, which are ideal for larger family homes with gardens and parking and open space within the site.

This will deliver the most efficient use of land in compliance with national guidelines in NPPF 2021. It must also be taken into consideration that all sites ONGR 1-8 are classed [30] as having a High or Very High Sensitivity to Change and High Performance relating to the Green Belt purposes as reported in EFDC site selection documents. A rural ambience must be maintained. See also Section 7 Environment and Design.

EFDC confirmed in 2021 that “when applications are made where the proposed housing mix for a new development deviates from that in the Local Plan, the applicant is required to provide a justification that takes into account both quantitative (evidence based) and qualitative reason.” [31]

The small rural historic town of Chipping Ongar has Right of Ways across surrounding countryside, but has no town park. An existing deficit of semi natural open space and other recreational facilities was defined in 4 Global reports for EFDC. New developments in EFDC’s Local Plan 2011-2033 [32] are required contribute to additional infrastructure requirements as detailed in EFDC Infrastructure Delivery Programme [33]. The limited size of the allocated housing sites in Ongar, may require developers to contribute collectively to a more centrally based recreational amenity or facility. See Section Community and Transport Infrastructure, including Policy ONG-CT4 Infrastructure Priorities

Ongar Neighbourhood Plan includes requirement for internal housing space standards to be at least in compliance with the National Standards [34] but expects developers to build more spacious living to take account of the number of people now working from home and Ongar’s rural location. Only applying minimum National standards is not appropriate or intended for a rural parish such as Ongar, where there is more land capacity for homes than inner cities.

Most of Ongar’s surrounding countryside is inaccessible productive farmland. The deficit of open space within the settlement envelopes is confirmed in EFDC reports by 4 Global [35]. Essex Design Guide [36] standards for minimum outside private amenity space must also be complied with for town centre homes but is expected to be greater on the edge of settlement sites. This to be in addition to the space required for off street parking. The continued reliance on private cars is justified in Section 8.4 Transport and Movement and Policy ONG-CT3 includes parking standards. Realistic off street parking provision is therefore required for new homes.

Development of any kind must ”relate well to and enhance the existing character and context” (para 64 of National Design Guide 2019). Character at edge of settlement of Ongar is of openness, green verges and views to surrounding countryside. Character and Design are covered in Section 7 of Ongar Neighbourhood Plan, and Ongar Design Guide 2019, which include Place Shaping, layouts, materials etc.

Density of any new housing should be appropriate to the prevailing character of the surrounding neighbourhood within Ongar, whether in our small town centre or on the edge of the Green Belt, the latter requiring additional considerations to comply with the principles of the Green Belt.

EFDC baseline density for the district is 30dph. [37] Paragraph 2.88 of the Local Plan also acknowledges that it is not appropriate to apply density ranges set out in Policy SP3 mechanistically but to consider the density appropriate to the location. The average density for the built up parts of Ongar is 24pdh. EFDC site selection reports on the Green Belt and Landscape Sensitivity, conclude sites in Ongar are particularly sensitive to the impact of intensification and development because of the prevailing character of the area and the sensitive nature of the surrounding countryside or built form. Planning applications will be expected to justify the density range, housing mix and parking provision accordingly [38] with evidence.

The National Design Guide supports this in Paragraph 66:“Built form is determined by good urban design principles that combine layout, form and scale in a way that responds positively to the context. The appropriate density will result from the context, accessibility, the proposed building types, form and character of the development”.

The concept of ‘efficient use of land’ is not intended to increase the density or height of buildings beyond the prevailing character of the neighbourhood and would misinterpret the NPPF, which is partly intended for the reuse of brownfield sites and prevent urban sprawl in large towns and cities. This is supported by The Minister of State for Housing in June 2021 in response to Ongar’s query. He referred to The NPPF 2021 paragraph 124 [39] and Chapter 12 in particular [40] saying that “Government sets out that planning policies and decisions should ensure that developments be visually attractive, sympathetic to local character and history and create places which are safe, inclusive and accessible and promote health and well- being.” Paragraph 125 recommends the application of “area based character assessments, design guides and codes to help ensure that land is used efficiently while also creating beautiful and sustainable places.” Efficient use of land will also expect developments to have a mix of development and open space. This is explored further in National Design Guide and National Model Design Code.

The Chief Executive of EFDC, in response to a query on Housing Need projections and Housing Mix [41], reiterated that Market Housing Mix, with over 75% of Market Housing Mix being 3+ bedrooms, is to be supported by the indicative densities (which has a starting point of 30dph [42]) for allocated sites, including all Ongar sites.

To enable local people to stay within the civil parish they grew up in, when setting up home, Housing Association and Community Land Trust groups will be supported. The regulations on these organisations enable more flexibility than many other schemes, of giving priority to those with a link to Ongar, to benefit from low cost market homes remaining at an affordable price for future eligible households in perpetuity.

Better social integration of residents of affordable and market housing is achieved by integrating homes within a development, rather than building only affordable homes in one section. Different tenures should also be indistinguishable (tenure blind).