THE EMERGING PROPOSAL

OVERVIEW

The emerging proposal includes:

  • A mixture of up to 150 high quality, energy efficient new homes, including starter homes, family homes and bungalows.

  • Enhanced landscaping along the site boundary with existing homes.

  • Green open space and a green buffer that respects the character of St Mary’s Church.

  • Sustainable design with energy efficient materials and renewable energy sources.

  • High quality house design backed by a distinctive design code that reflects the character of North Stifford.

  • Biodiversity enhancements including native tree and wildflower planting, wildlife corridors, bird boxes and hedgehog highways.

  • Sustainable drainage features designed to cope with a 1 in 100 year flood event plus allowances for climate change.

  • Financial contributions to help expand local services where required. These contributions will be enshrined in the legal Section 106 Agreement following consultation with Thurrock Council and consultees such as the NHS and the education authority.

  • Opportunities to provide funding for existing or new community facilities in North Stifford through the Section 106 Agreement.

Housing materials

The design takes inspiration from the key features of North Stifford. This means the new homes will use a variety of materials, styling and characters that reflect the look and feel of North Stifford. All new homes will be built to the latest building regulations and meet the Nationally Described Space Standards.

Housing Mix

The housing mix is designed to respond to the need for more family homes and starter homes in North Stifford as well as the wider borough.

The emerging mix includes a range of one, two, three and four bedroom homes. The exact housing mix will be agreed in consultation with Thurrock Council’s housing department later in the planning process at the reserved matters stage.

In line with the revised NPPF for Grey Belt sites, 50% of the homes will be classed as affordable. This will comprise a variety of homes for affordable rent and shared ownership spread throughout the development. All homes will be built to the same standard regardless of tenure.

HIGHWAYS

Obsidian are working closely with the local highways authority to ensure the local highways network can absorb extra demand and that the development is joined up with other developments that are planned elsewhere in Thurrock.

Where necessary, improvements will be made to the highways network to maintain safety and capacity. The final proposal will be informed by a road safety audit and a full transport assessment.

DRAINAGE

A variety of measures are proposed to control surface water runoff, including swales, permeable pavements and attenuation basins. New trees, wildflower planting and hedgerow planting will boost natural drainage too.

The drainage strategy will be designed to cope with a 1 in 100 year storm event, plus allowances for climate change. It will consider the wider area around the site to ensure there is no impact on existing homes.

Before any building can take place, the drainage strategy will have to be approved by Thurrock Council and the Environment Agency.

LANDSCAPING

The emerging proposal has been designed to maximise landscape, arboricultural and ecological opportunities to support local wildlife.

In line with planning rules, Obsidian will deliver a Biodiversity Net Gain of at least 10%. This is proposed through new hedgerow and tree planting and species rich wildflower planting.

Tree lined streets and an enhanced green buffer along the southern boundary will help to create wildlife corridors. Swales will help to foster a variety of habitats too.

Public open space has been located specifically to preserve the setting of St Mary’s Church, the churchyard and the existing Oak Tree. Both new and existing residents will be able to use this new open space.

LOCAL SERVICES

Obsidian will provide proportionate funding to improve and expand local services, from schools to libraries and road junctions.

These contributions will be informed through discussions with key consultees such as the NHS, the education authority and other local services. Investment in local services will be enshrined in the legal Section 106 Agreement.