Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision Inquiry held on 11 February 2025 Site visit made on 12 February 2025 by Mr M Brooker DipTP MRTPI an Inspector appointed by the Secretary of State Decision date: 1st May 2025 Appeal Ref: APP/H1515/W/24/3353271 Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex CM15 8QF • The appeal is made under section 78 of the Town and Country Planning Act 1990 (as amended) against a failure to give notice within the prescribed period of a decision on an application for planning permission • The appeal is made by Croudace Homes Ltd against Brentwood Borough Council. • The application Ref is 23/01164/FUL. • The development proposed is 344 units including 35% affordable housing, safeguarded land for a 2FE primary school and early years facility, public open space and associated landscaping, drainage and highways infrastructure. Decision 1.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision The appeal is allowed and planning permission is granted for 344 units including 35% affordable housing, safeguarded land for a 2FE primary school and early years facility, public open space and associated landscaping, drainage and highways infrastructure at Officers' Meadow, Land North of Shenfield, Shenfield, CM15 8QF in accordance with the terms of the application, Ref 23/01164/FUL, subject to the conditions set out in Appendix A. Preliminary Matters 2. The name on the appeal form, Mr Ben Yallop, does not match that on application form, which details the applicant as Croudance Homes Ltd. It was confirmed at the Inquiry that Mr Ben Yallop is an employee of Croudance Homes Ltd and that his name was entered in that capacity. I have therefore proceeded to determine the appeal with Crudance Homes Ltd as the appellant. 3. The description of development has been amended from that detailed on the application form to remove reference to “hybrid application”. The description of development detailed in the banner heading above has been used by the parties in their submissions and I am satisfied that it accurately describes the appeal scheme. 4.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision Prior to the commencement of the Inquiry, the parties submitted a joint statement1 detailing that, following a change to the proposed mix of dwelling types and tenures, the council now supports the granting of planning permission and withdraws the proofs of evidence, statement of case and apposite parts of the Statement of Common Ground that are now out of date. 1 ID.1 – Joint statement https://www.gov.uk/planning-inspectorate

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision Prior to the commencement of the Inquiry, the parties submitted a joint statement1 detailing that, following a change to the proposed mix of dwelling types and tenures, the council now supports the granting of planning permission and withdraws the proofs of evidence, statement of case and apposite parts of the Statement of Common Ground that are now out of date. 1 ID.1 – Joint statement https://www.gov.uk/planning-inspectorate

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision Appeal Decision APP/H1515/W/24/3353271 5. Furthermore, the updated Statement of Common Grounded2 agreed between the parties details: (1) that the appeal scheme is in compliance with Policy HP05 of the Brentwood Local Plan (LP), proposing 35% affordable dwellings and a tenure split of 73/27 that is in accordance with the provisions of that policy and the up to date evidence of housing need; (2) that, in light the substantial benefits of securing early delivery of the affordable housing, there is no design reason for refusing planning permission; and, (3) that the Statement of Community Involvement3 is a demonstration of a collaborative process which has allowed the views of the community to be taken into account in accordance with Policy BE14 of the LP. 6. A number of interested parties objected to the application and the subsequent appeal with regards whether or not the appeal scheme conforms to the allocating policy and with regards highway safety and flooding concerns. Main Issue 7. I consider that the main issue is: i.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision whether or not the appeal scheme complies with the policies of the adopted Development Plan for the area, with particular regards to the allocating policy, highway safety and flooding, and if not whether material considerations indicate a decision otherwise than in accordance with it. Reasons The Allocation 8. Policy R03 of the LP allocates Officers' Meadow and surrounding land, including the appeal site, for a residential-led mixed use development including a primary school, carehome, self and custom build and 2ha of land for employment purposes. 9. The comprehensive masterplan and phasing strategy4 that accompanies the Officers' Meadow and surrounding land development proposals identifies that the appeal site would accommodate land for a primary school and early years facility in addition to housing. 10. Objections to the appeal scheme have referred to the absence of land for employment purposes as part of the appeal scheme as falling short of the requirements of Policy R03. The Appellant’s planning witness5 stated at the Inquiry that it had never been envisaged that the appeal site would provide the land for employment purposes.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision Indeed, the employment land is shown on the masterplan as being located on another parcel of land. I note that the wording of Policy R03 does not specifically require the provision of employment land on the appeal site. 11. On this basis, I am satisfied that the absence of 2ha of land for employment purposes from the appeal scheme does not cause it to be in conflict with the provisions of Policy R03. 12. Additionally, a number of consultation responses have raised concerns with regards the road linking Alexander Lane to Chelmsford Road. I note that this is a specific requirement of Policy R03 2d) and that the road is to be 20mph limit with 2 ID.4 Updated Statement of Common Ground 3 CD1.7 Statement of Community Involvement 4 CD 1.5 Masterplan Development Principles Document July 2023 5 Ms Jane Piper (BA Hons) BTP, MRTPI https://www.gov.uk/planning-inspectorate 2

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision Appeal Decision APP/H1515/W/24/3353271 cycleway and footpath provided. Furthermore, the effects of the link road have been assessed in the Transport Assessment (TA) as part of the appeal scheme. 13. Turning to design, Policy R03 seeks that the development be of a design quality and layout that reflects its key gateway location. The appellant’s Urban Design witness6 details the evolution of the design process as including council Officers and Essex County Council Place Services. The submitted evidence shows that the gateway entrances would be well connected to a range of modes of travel, including cycling and walking and in accordance with the provisions of the Framework7 are of a higher density prioritising access to sustainable transport. 14. I saw at the site visit that the prevailing character of nearby properties on Chelmsford Road, near to the western gateway to the site, generally consists of two storey suburban type houses of a mixed design, including a more modern small development currently under construction. To the southern gateway, the existing properties are also generally two storeys and also of varied architectural design. 15.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision The appellant’s Urban Design witness detailed that the design team sought to strike a balance between maintaining the prevailing character and promoting a change. The submitted plans show that, in respect of the western gateway, this has been influenced by the adjacent Brentwood Preparatory School and results in scheme that appears as a focal point at an entrance to a new neighbourhood. In respect of the southern gateway, the submitted plans show a stepped transition between the existing predominantly 2 storey building heights and the 3 storeys of the buildings of the appeal scheme. 16. On the basis of the evidence before me I am satisfied that the appeal scheme responds to its context, is of a design that is of high quality and reflective of its gateway situation. As such, I am satisfied that the appeal scheme is in compliance with Policy R03 of the LP and I have no substantive evidence before me that would lead me to conclude otherwise. Highway Safety 17. The appeal scheme and wider development will, by its very nature, generate a number of additional vehicle movements on the local highway network.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision A local resident at the Inquiry raised concern that this cumulative highway impact had not been assessed and that consequently, there would be harm to highway safety. 18. The TA submitted in support of the proposals details that the appeal site is located within reasonable walking distance of Shenfield train station, that is served by the Elizabeth Line and Greater Anglia services. Various bus services in close proximity to the site provide access to Brentwood and Chelmsford. Furthermore, the submitted evidence shows that there are other cycle and walking routes available. 19. As identified by the appellant’s Planning Witness at the Inquiry, the TA assesses the effects of the proposed development, committed development and future years projected traffic growth. The results of these assessments are detailed in the TA and show that the additional traffic generated by the appeal scheme can be accommodated on the highway network. 6 Vaughan Anderson BA MA PG Dip 7 Paragraph 115 National Planning Policy Framework https://www.gov.uk/planning-inspectorate 3

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision Appeal Decision APP/H1515/W/24/3353271 20. I note that there has been no objection from Essex County Council as the Local Highways Authority or from National Highways, though both commented and suggested conditions to be attached to any permission resulting from the application. 21. For the reasons detailed above, I am satisfied that the appeal scheme would not harm highway safety and is in compliance with Policies BE09 and BE12 of the LP that seek to ensure highway safety and access to sustainable modes of transport. Flooding 22. Local residents have raised various concerns regarding flooding and drainage, in particular with regards to surface and groundwater flooding. 23. The proposals are supported by a Flood Risk Assessment (FRA) which includes a Drainage Strategy. I saw at the site visit that there is some water logging on parts of the site. Whilst it is unclear how this has occurred, the FRA identifies that this is due to clay topsoil preventing the infiltration of runoff, rather than ground water rising or an elevated water table.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision Furthermore, the FRA refers to bespoke ground investigations8 that identified groundwater across the site at depths of 3m to 4m, trapped between two impermeable layers meaning that excavations of this depth will require the implementation of management measures. 24. I note that, subject to conditions, Essex County Council as the Lead Local Flood Authority and the Environment Agency have not objected to the appeal scheme. 25. Furthermore, phase I and II ground investigations have been carried out in support of the appeal scheme. Amongst other matters, the investigations concluded that the subsidence risk on the site, a matter raised by local residents, is very low (collapsible soils) and negligible (ground dissolution). 26. On the basis of this evidence, I am satisfied that the FRA and accompanying investigations are comprehensive, and appropriate mitigation measures are proposed. As such, the appeal scheme is not at unacceptable risk of flooding and will not unacceptably increase the risk of flooding elsewhere in accordance with Policies NE09 and BE05 of the LP that seek to protect development from flood risk and promote sustainable drainage. Conclusion 27.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision To conclude this main issue, for the reasons detailed above I am satisfied that the appeal scheme complies with the policies of the Development Plan, with particular regards to the allocating policy, highway safety and flooding as cited above. Conditions, CIL and Planning Obligations 28. Regulation 122(2) of the Community Infrastructure Levy Regulations 2010 and the Framework details that a planning obligation may only constitute a reason for granting planning permission for a development if the obligation meets the three tests detail in the legislation. 29. The council’s CIL compliance statement sets out the detailed background and justification for each of the obligations including, the provision of 121 affordable housing units, 18 custom build residential plots, and contributions to healthcare, 8 JNP Group in September 2021 (ref. C86054-JNP-XX-XX-RP-G-1001 P02) https://www.gov.uk/planning-inspectorate 4

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision Appeal Decision APP/H1515/W/24/3353271 education, outdoor and indoor sport provision, Biodiversity Net Gain, ancient woodland management and public infrastructure. 30. I am satisfied from the evidence before me that the obligations are necessary, directly related to the proposal and fair and reasonable in scale and kind to the appeal scheme. As a result, I have taken the obligations into account as part of my overall conclusion that the appeal should be allowed. 31. I have considered the suggested conditions agreed between the parties in light of the relevant guidance contained within the Planning Practice Guidance (the PPG) and the Framework. Where necessary, I have amended them in the interests of precision and so that they meet the relevant tests as set out in the Framework. With regard to Section 100ZA of the Town and Country Planning Act 1990 (as amended), the appellant has expressed agreement to the pre-commencement conditions and where I have modified these it has had no material bearing on their function. 32. In order to define the permission, I have included conditions relating to the life of the permission (1) and the approved plans (2). 33.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision I have included a condition requiring the submission of a Construction Environmental Management Plan (3) relating to a number of matters in the interests of the environment and the living conditions of local residents. To support the delivery of the waste hierarchy I have included a condition relating to a Minerals Supply Audit (4). To mitigate flood risk and to manage drainage I have included conditions (5, 6, 7, 8, 9 and 10) in the interests of the environment and the living conditions of future occupiers. 34. To safeguard heritage assets, I have included conditions relating to archaeological investigations (11, 12, 13 and 14). In the interests of the character and appearance of the area I have included conditions relating to the use of external materials (15), brickwork (16), cladding (17), roofing materials, (18), glazing (19), fenestration details (20), boundary treatments (21) and meter boxes (22). 35. The appeal site includes and is adjacent to a number of trees, therefore, in order to protect these trees and in the interests of the environment I have included a condition requiring the submission of a Woodland Management Plan (23) and a tree risk and management strategy (24) and the protection of trees (26).

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision Also, in the interests of the environment and the character and appearance of the area I have included a condition relating to hard and soft landscaping (25), the retention of trees, shrubs and hedges (26). 36. In the interests of the environment, I have included conditions relating to the details of ecological mitigation strategies (27), a landscape and ecology management plan (28) and an energy and sustainability statement (31). 37. In the interests of the living conditions of the future occupiers of the appeal scheme I have included conditions relating to noise mitigation measures (29), fibre broadband (30). 38. To define the permission and in the interests of the living conditions of future occupiers I have included a condition requiring adherence to the phasing strategy (32), lighting strategy (33) the provision of the main access prior to occupation (34), the provision of the secondary site access (35), provision of car parking, https://www.gov.uk/planning-inspectorate 5

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Appeal Decision Appeal Decision APP/H1515/W/24/3353271 pedestrian, bus and cycle infrastructure (36, 37, 38, 39, 40, 41, 42, 43, 44, 45, 46) and a residential travel plan (47). I have amended conditions 41, 42, 43 and 44 to replace reference to the Highway Authority with Local Planning Authority. Conclusion 39. The proposed development accords with the adopted development plan for the area, and there are no material considerations which indicate a decision otherwise than in accordance with it. For the reasons given above the appeal should be allowed.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker INSPECTOR https://www.gov.uk/planning-inspectorate 6 Appeal Decision APP/H1515/W/24/3353271 Appendix A Schedule of Conditions 1) The development hereby permitted shall begin not later than three years from the date of this decision.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Appeal Decision APP/H1515/W/24/3353271 Appendix A Schedule of Conditions 1) The development hereby permitted shall begin not later than three years from the date of this decision.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 2) The development hereby permitted shall be carried out in accordance with drawing nos: Site Location Plan 22.1643.120C Proposed Coloured Site Layout 22.1643.450V Proposed Site Layout 22.1643.400V Phasing Plan 988/000 MATERIALS PLAN 22.1643.201E REFUSE STRATEGY 22.1643.202E GARDEN AREA PLAN 22.1643.203E AFFORDABLE HOUSING PLAN 22.1643.204G Schedule of Accommodation Plot by Plot 22.1643.010 Rev L Schedule of Accommodation Summary 22.1643.SOA Rev L PARKING LAYOUT PLAN 22.1643.205F STOREY HEIGHTS PLAN 22.1643.206E CHARACTER AREAS PLAN 22.1643.207E HOUSE TYPE DISTRIBUTION PLAN 22.1643.208E PERMEABILITY PLAN 22.1643.209C STREET SCENES AA and BB 22.1643.300B STREET SCENES CC 22.1643.302 STREET SCENES DD 22.1643.304A STREET SCENES EE 22.1643.306C STREET SCENES FF AND HH 22.1643.308A STREET SCENES GG 22.1643.310 STREET SCENES JJ 22.1643.312A STREET SCENES KK 22.1643.314 COLOURED STREET SCENES AA and BB 22.1643.350B COLOURED STREET SCENES CC 22.1643.352A COLOURED STREET SCENES DD 22.1643.354C COLOURED STREET SCENES EE 22.1643.356D COLOURED STREET SCENES FF and HH 22.1643.358B COLOURED STREET SCENES GG 22.1643.360B COLOURED STREET SCENES JJ 22.1643.362B COLOURED STREET SCENES KK 22.1643.364 HOUSE TYPE

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker (A2708M)-V1-PLANS-ELEVATIONS 22.1643.500D HOUSE TYPE (A2708M)-V3-PLANS-ELEVATIONS 22.1643.502D HOUSE TYPE (A2708M)-V5-PLANS-ELEVATIONS 22.1643.504D HOUSE TYPE (A3710M)-V1-PLANS-ELEVATIONS 22.1643.505C HOUSE TYPE (A3710M)-V2-PLANS-ELEVATIONS 22.1643.506D HOUSE TYPE (A3710M)-V3-PLANS-ELEVATIONS 22.1643.507C HOUSE TYPE (A4715M)-V1-PLANS-ELEVATIONS 22.1643.510B HOUSE TYPE (B2009M)-V1-PLANS-ELEVATIONS 22.1643.515D HOUSE TYPE (B2009M)-V2-PLANS-ELEVATIONS 22.1643.516C HOUSE TYPE (B2009M)-V3-PLANS-ELEVATIONS 22.1643.517C HOUSE TYPE (B2009M)-V4-PLANS-ELEVATIONS 22.1643.518 HOUSE TYPE (B2013M)-V1-PLANS-ELEVATIONS 22.1643.520B HOUSE TYPE (B3015M)-V1-PLANS-ELEVATIONS 22.1643.525C HOUSE TYPE (B3015M)-V2-PLANS-ELEVATIONS 22.1643.526B HOUSE TYPE (B3015M)-V3-PLANS-ELEVATIONS 22.1643.527B https://www.gov.uk/planning-inspectorate 7

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Appeal Decision APP/H1515/W/24/3353271 HOUSE TYPE (B3015M)-V4-PLANS-ELEVATIONS 22.1643.528 HOUSE TYPE (B3016M)-V1-PLANS-ELEVATIONS 22.1643.530C HOUSE TYPE (B3016M)-V2-PLANS-ELEVATIONS 22.1643.531C HOUSE TYPE (B3016M)-V3-PLANS-ELEVATIONS 22.1643.532C HOUSE TYPE (B3016M)-V4-PLANS-ELEVATIONS 22.1643.533C HOUSE TYPE (B3017M)-V1-PLANS-ELEVATIONS 22.1643.535C HOUSE TYPE (B3017M)-V2-PLANS-ELEVATIONS 22.1643.536C HOUSE TYPE (B3017M)-V3-PLANS-ELEVATIONS 22.1643.537C HOUSE TYPE (B3017M)-V4-PLANS-ELEVATIONS 22.1643.538B HOUSE TYPE (B3017M)-V6-PLANS-ELEVATIONS 22.1643.539-1B HOUSE TYPE (B3017M)-V5-PLANS-ELEVATIONS 22.1643.539C HOUSE TYPE (F2004M)-V1-PLANS 22.1643.540C HOUSE TYPE (F2004M)-V1-ELEVATIONS 22.1643.541C HOUSE TYPE (F2004M)-V3-ELEVATIONS 22.1643.544-1C HOUSE TYPE (F2004M)-V4-PLANS 22.1643.544-2C HOUSE TYPE (F2004M)-V4-ELEVATIONS 22.1643.544-3C HOUSE TYPE (F2004M)-V3-PLANS 22.1643.544C HOUSE TYPE (F2005M)-V1-PLANS 22.1643.545C HOUSE TYPE (F2005M)-V1-ELEVATIONS 22.1643.546C HOUSE TYPE (F2005M)-V2-PLANS 22.1643.547C HOUSE TYPE (F2005M)-V2-ELEVATIONS 22.1643.548C HOUSE TYPE (G4031M)-V1-PLANS 22.1643.550C HOUSE TYPE (G4031M)-V1-ELEVATIONS 22.1643.551C HOUSE TYPE (G4031M)-V2-PLANS 22.1643.552D HOUSE TYPE (G4031M)-V2-ELEVATIONS

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 22.1643.553D HOUSE TYPE (G4032M)-V1-PLANS 22.1643.555C HOUSE TYPE (G4032M)-V1-ELEVATIONS 22.1643.556C HOUSE TYPE (S3019M)-V1-PLAN 22.1643.560B HOUSE TYPE (s3019m)-V1-ELEVATIONS 22.1643.561B HOUSE TYPE (S3019M)-V2-PLANS 22.1643.562B HOUSE TYPE (S3019M)-V2-ELEVATIONS 22.1643.563B HOUSE TYPE (S3019M)-V4-PLANS 22.1643.564-2B HOUSE TYPE (S3019M)-V4-ELEVATIONS 22.1643.564-3B HOUSE TYPE (S3019M)-V5-PLANS 22.1643.564-4B HOUSE TYPE (S3019M)-V5-ELEVATIONS 22.1643.564-5B HOUSE TYPE (S3020M)-V2-PLANS-ELEVATIONS 22.1643.566B HOUSE TYPE (S3020M)-V3-PLANS-ELEVATIONS 22.1643.567C HOUSE TYPE (S3020M)-V4-PLANS-ELEVATIONS 22.1643.568C HOUSE TYPE (S3020M)-V5-PLANS-ELEVATIONS 22.1643.569B HOUSE TYPE (S3020M)-V6-PLANS-ELEVATIONS 22.1643.569-1B HOUSE TYPE (S3020M)-V8-PLANS-ELEVATIONS 22.1643.569-3B HOUSE TYPE (S3022M)-V2-PLAN 22.1643.572C HOUSE TYPE (S3022M)-V2-ELEVATIONS 22.1643.573C HOUSE TYPE (S3022M)-V3-PLAN 22.1643.574B HOUSE TYPE (S3022M)-V3-ELEVATIONS 22.1643.574-1B HOUSE TYPE (S3022M)-V4-PLAN 22.1643.574-2B HOUSE TYPE (S3022M)-V4-ELEVATIONS 22.1643.574-3B HOUSE TYPE (S3022M)-V5-PLAN 22.1643.574-4B HOUSE TYPE (S3022M)-V5-ELEVATIONS 22.1643.574-5B HOUSE TYPE (S3022M)-V6-PLAN 22.1643.574-6B HOUSE TYPE (S3022M)-V6-ELEVATIONS

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 22.1643.574-7C HOUSE TYPE (S4023M)-V1-PLAN 22.1643.575C HOUSE TYPE (S4023M)-V1 – ELEVATIONS 22.1643.576C HOUSE TYPE (S4023M)-V2-PLAN 22.1643.577B HOUSE TYPE (S4023M)-V2-ELEVATIONS 22.1643.578B HOUSE TYPE (S4023M)-V3-PLAN 22.1643.579B https://www.gov.uk/planning-inspectorate 8

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 22.1643.574-7C HOUSE TYPE (S4023M)-V1-PLAN 22.1643.575C HOUSE TYPE (S4023M)-V1 – ELEVATIONS 22.1643.576C HOUSE TYPE (S4023M)-V2-PLAN 22.1643.577B HOUSE TYPE (S4023M)-V2-ELEVATIONS 22.1643.578B HOUSE TYPE (S4023M)-V3-PLAN 22.1643.579B https://www.gov.uk/planning-inspectorate 8

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Appeal Decision APP/H1515/W/24/3353271 HOUSE TYPE (S4023M)-V3-ELEVATIONS 22.1643.579-1B HOUSE TYPE (S4023M)-V4-PLAN 22.1643.579-2B HOUSE TYPE (S4023M)-V4-ELEVATIONS 22.1643.579-3B HOUSE TYPE (S4024M)-V1-PLANS-ELEVATIONS 22.1643.580D HOUSE TYPE (S4024M)-V2-PLANS-ELEVATIONS 22.1643.581D HOUSE TYPE (S4024M)-V3-PLANS-ELEVATIONS 22.1643.582D HOUSE TYPE (S4025M)-V2-PLANS 22.1643.587C HOUSE TYPE (S4025M)-V2-ELEVATIONS 22.1643.588C HOUSE TYPE (S4025M)-V3-PLANS 22.1643.589B HOUSE TYPE (S4025M)-V3-ELEVATIONS 22.1643.589-1B HOUSE TYPE (S4025M)-V4-PLANS 22.1643.589-2B HOUSE TYPE (S4025M)-V4-ELEVATIONS 22.1643.589-3B HOUSE TYPE (S4025M)-V5-PLANS 22.1643.589-4B HOUSE TYPE (S4025M)-V5-ELEVATIONS 22.1643.589-5B HOUSE TYPE (S4026M)-V1-PLAN 22.1643.590B HOUSE TYPE (S4026M)-V1-ELEVATIONS 22.1643.591B HOUSE TYPE (S4026M)-V2-PLAN 22.1643.592B HOUSE TYPE (S4026M)-V2-ELEVATIONS 22.1643.593C HOUSE TYPE (S4026M)-V3-PLAN 22.1643.594C HOUSE TYPE (S4026M)-V3-ELEVATIONS 22.1643.594-1C HOUSE TYPE (S4026M)-V4-PLAN 22.1643.594-2B HOUSE TYPE (S4026M)-V4-ELEVATIONS 22.1643.594-3B HOUSE TYPE (S4026M)-V5-PLAN 22.1643.594-4B HOUSE TYPE (S4026M)-V5-ELEVATIONS 22.1643.594-5B HOUSE TYPE (S4026M)-V6-PLAN 22.1643.594-6B HOUSE TYPE (S4026M)-V6-ELEVATIONS

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 22.1643.594-7B HOUSE TYPE (S4026M)-V7-PLAN 22.1643.594-8B HOUSE TYPE (S4026M)-V7-ELEVATIONS 22.1643.594-9B HOUSE TYPE (S4028M)-V1-PLAN 22.1643.595C HOUSE TYPE (S4028M)-V1-ELEVATIONS 22.1643.596C HOUSE TYPE (S4028M)-V2-PLAN 22.1643.597C HOUSE TYPE (S4028M)-V2-ELEVATIONS 22.1643.598C HOUSE TYPE (S4028M)-V3-PLAN 22.1643.599C HOUSE TYPE (S4028M)-V3-ELEVATIONS 22.1643.599-1C HOUSE TYPE (S4028M)-V4-PLAN 22.1643.599-2D HOUSE TYPE (S4028M)-V4-ELEVATIONS 22.1643.599-3D HOUSE TYPE (S4028M)-V5-PLAN 22.1643.599-4E HOUSE TYPE (S4028M)-V5-ELEVATIONS 22.1643.599-5C HOUSE TYPE (S4029M)-V1-PLAN 22.1643.605B HOUSE TYPE (S4029M)-V1-ELEVATIONS 22.1643.606B FLAT BLOCK A PLANS (PLOTS1-18) 22.1643.650D FLAT BLOCK A ELEVATIONS (PLOTS 1-18) 22.1643.651E FLAT BLOCK D PLANS -1(PLOTS 57-70) 22.1643.655C FLAT BLOCK D PLANS -2(PLOTS 57-70) 22.1643.656C FLAT BLOCK D ELEVATIONS -1 (PLOTS 57-70) 22.1643.657B FLAT BLOCK D ELEVATIONS -2(PLOTS 57-70) 22.1643.658D FLAT BLOCK B PLANS -1(PLOTS 34-43) 22.1643.660D FLAT BLOCK B PLANS -2(PLOTS 34-43) 22.1643.661C FLAT BLOCK B ELEVATIONS (PLOTS 34-43) 22.1643.662C FLAT BLOCK C PLANS -1(PLOTS 47-56) 22.1643.665C FLAT BLOCK C PLANS -2(PLOTS 47-56) 22.1643.666C FLAT BLOCK C ELEVATIONS (PLOTS 47-56) 22.1643.667C

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker FLAT BLOCK E PLANS (PLOTS 217-222) 22.1643.670B FLAT BLOCK E ELEVATIONS (PLOTS 217-222) 22.1643.671C FLAT BLOCK F PLANS (PLOTS 302-310) 22.1643.675C FLAT BLOCK F ELEVATIONS (PLOTS 302-310) 22.1643.676C https://www.gov.uk/planning-inspectorate 9

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker FLAT BLOCK E PLANS (PLOTS 217-222) 22.1643.670B FLAT BLOCK E ELEVATIONS (PLOTS 217-222) 22.1643.671C FLAT BLOCK F PLANS (PLOTS 302-310) 22.1643.675C FLAT BLOCK F ELEVATIONS (PLOTS 302-310) 22.1643.676C https://www.gov.uk/planning-inspectorate 9

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Appeal Decision APP/H1515/W/24/3353271 FLAT BLOCK G PLANS -1(PLOTS 311-319) 22.1643.680B FLAT BLOCK G PLANS -2(PLOTS 311-319) 22.1643.681B FLAT BLOCK G ELEVATIONS (PLOTS 311-319) 22.1643.682B FLAT BLOCK H PLANS (PLOTS 320-323) 22.1643.685B FLAT BLOCK H ELEVATIONS (PLOTS 320-323) 22.1643.686B GARAGES – PLANS - ELEVATIONS 22.1643.700A CARPORTS – PLANS - ELEVATIONS 22.1643.701A FLAT BLOCK A ELEVATIONS (PLOTS 1-18) 22.1643.750D FLAT BLOCK D ELEVATIONS (PLOTS 57-70) 22.1643.755B FLAT BLOCK B ELEVATIONS (PLOTS 34-43) 22.1643.760B FLAT BLOCK C ELEVATIONS (PLOTS 47-56) 22.1643.765A FLAT BLOCK E ELEVATIONS (PLOTS 217-222) 22.1643.770A FLAT BLOCK F ELEVATIONS (PLOTS 302-310) 22.1643.775B FLAT BLOCK G ELEVATIONS (PLOTS 311-319) 22.1643.780A FLAT BLOCK H ELEVATIONS (PLOTS 320-323) 22.1643.785A WESTERN GATEWAY (AERIAL) 22.1643.700A WESTERN GATEWAY (EYE LEVEL) 22.1643.701 WESTERN GATEWAY (EYE LEVEL – NO TREES) 22.1643.702 PLAZA 22.1643.703A SOUTHERN GATEWAY 22.1643.704 PRIMARY STREET (AERIAL) 22.1643.705 PRIMARY STREET (EYE LEVEL) 22.1643.706 SUMMER HOUSE-PLANS 22.1643.800 SUMMER HOUSE-ELEVATIONS 22.1643.801 Landscape Hard and Soft GA Plan: Overall LN-LD-00 Rev B Landscape Hard GA Plan: Sheet 1 of 10 LN-LD-01 Rev B Landscape Hard GA

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Plan: Sheet 2 of 10 LN-LD-02 Rev B Landscape Hard GA Plan: Sheet 3 of 10 LN-LD-03 Rev B Landscape Hard GA Plan: Sheet 4 of 10 LN-LD-04 Rev B Landscape Hard GA Plan: Sheet 5 of 10 LN-LD-05 Rev B Landscape Hard GA Plan: Sheet 6 of 10 LN-LD-06 Rev B Landscape Hard GA Plan: Sheet 7 of 10 LN-LD-07 Rev B Landscape Hard GA Plan: Sheet 8 of 10 LN-LD-08 Rev B Landscape Hard GA Plan: Sheet 9 of 10 LN-LD-09 Rev B Landscape Hard GA Plan: Sheet 10 of 10 LN-LD-10 Rev B Landscape Soft GA Plan: Sheet 1 of 10 LN-LD-11 Rev B Landscape Soft GA Plan: Sheet 2 of 10 LN-LD-12 Rev B Landscape Soft GA Plan: Sheet 3 of 10 LN-LD-13 Rev B Landscape Soft GA Plan: Sheet 4 of 10 LN-LD-14 Rev B Landscape Soft GA Plan: Sheet 5 of 10 LN-LD-15 Rev B Landscape Soft GA Plan: Sheet 6 of 10 LN-LD-16 Rev B Landscape Soft GA Plan: Sheet 7 of 10 LN-LD-17 Rev B Landscape Soft GA Plan: Sheet 8 of 10 LN-LD-18 Rev B Landscape Soft GA Plan: Sheet 9 of 10 LN-LD-19 Rev B Landscape Soft GA Plan: Sheet 10 of 10 LN-LD-20 Rev B Planting Schedule and Notes LN-LD-21 Rev B GA Soft Landscape Plan Overview LN-LD-22 Typical Landscape Details LN-LD-30 Rev A School Plaza Detail LN-LD-40 Rev A Illustrative Landscape Masterplan LN-LD-100 Rev B LBMS Plan LN-LD-101 Rev A Open Space

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Typologies Plan LN-LD-102 Rev B Landscape and Biodiversity Management Strategy LN-LD-LBMS Rev C BNG Plan LN-LD-113 Rev C Site Context Plan LN-LP-01 Topography Plan LN-LP-02 https://www.gov.uk/planning-inspectorate 10

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Typologies Plan LN-LD-102 Rev B Landscape and Biodiversity Management Strategy LN-LD-LBMS Rev C BNG Plan LN-LD-113 Rev C Site Context Plan LN-LP-01 Topography Plan LN-LP-02 https://www.gov.uk/planning-inspectorate 10

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Appeal Decision APP/H1515/W/24/3353271 Landscape Character Plan LN-LP-03 Site Appraisal Plan LN-LP-04 Visual Appraisal Plan LN-LP-05 Landscape and Visual Opportunities and Constrains Plan LN-LP-06 Landscape Strategy Plan LN-LP-07 Connectivity Plan 152080_SK04 Proposed PROW Diversion Plan 152080_PD2B Highways GA Plan-P04 VD23856-VEC-S38-XXXDR-CH-0250 Highways GA Plan-P04 VD23856-VEC-S38-XXXDR-CH-0251 Highways GA Plan-P04 VD23856-VEC-S38-XXXDR-CH-0252 Highways GA Plan-P04 VD23856-VEC-S38-XXXDR-CH-0253 Proposed Site Access Roundabout 152080_A_01 Rev J Swept Path - SDV 152080_A_01_AT01 Swept Path - Refuse Vehicle 152080_A_01_AT02 Swept Path - DB32 Fire Appliance 152080_A_01_AT03 Swept Path -_Alexander Lane Bus 152080_AT_A01 Swept Path - Refuse Collection 152080_AT_C01 Rev B Swept Path – Fire tender 152080_AT-D01 Rev A Swept Path - SDV 152080_AT_C02 Proposed Bus Stops South of Access 152080_PD08 Rev A Proposed Relocated Bus stops North of Site Access152080_PD9 Rev A Proposed Re-alignment of Alexander Lane 152080_PD11 Rev A Wider Masterplan Footway-Cycleway Connections -Stonebond Land 152080_PD13 Rev A Alternative Turning Head Northern End of Alexander Lane 152080_PD14 Rev B Boardwalk Cross Section 152080_PD15 Proposed Bus

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Stops and Pedestrian Crossing Adjacent to Site Access 152080/PD19 Rev A Proposed Parking Court Access Arrangement 152080/PD22 Proposed Internal Bus Stops 152080/PD23 Swept path analysis bus 152080/PD23/AT01 S38 Adoption Plan – P03 VD23856-VEC-S38-XXXDR-CH-0260 S38 Adoption Plan – P03 VD23856-VEC-S38-XXXDR-CH-0261 S38 Adoption Plan – P03 VD23856-VEC-S38-XXXDR-CH-0262 S38 Adoption Plan – P03 VD23856-VEC-S38-XXXDR-CH-0263 Swept Path Analysis-P04 VD23856-VEC-S38-XXXDR-CH-0270 Swept Path Analysis-P04 VD23856-VEC-S38-XXXDR-CH-0271 Swept Path Analysis-P04 VD23856-VEC-S38-XXXDR-CH-0272 Swept Path Analysis-P04 VD23856-VEC-S38-XXXDR-CH-0273 Lighting Strategy WLC654 -LSR-001-R3 Indicative Lighting Strategy Plan WLC654-LS-001-R2 Indicative Lighting Strategy Plan WLC654-LS-002-R2 Indicative Lighting Strategy Plan WLC654-LS-003-R2 Indicative Lighting Strategy Plan WLC654-LS-004-R2 3) No development shall take place, including any works of demolition, until a Construction Environment Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker The Plan shall provide for: i. ecological protection (including but not limited to protected species, in particular badgers and nesting birds) ii. protection methods of retained trees iii. the Proposed Badger Construction Safeguards (as set out in the Ecological Appraisal) https://www.gov.uk/planning-inspectorate 11

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker The Plan shall provide for: i. ecological protection (including but not limited to protected species, in particular badgers and nesting birds) ii. protection methods of retained trees iii. the Proposed Badger Construction Safeguards (as set out in the Ecological Appraisal) https://www.gov.uk/planning-inspectorate 11

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Appeal Decision APP/H1515/W/24/3353271 iv. Vehicle routing v. The parking of vehicles of site operatives and visitors vi. Loading and unloading of plant and materials vii. Storage of plant and materials used in constructing the development viii. Wheel and underbody washing facilities the parking of vehicles of site operatives and visitors; ix. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; x. measures to control the emission of dust and dirt during construction; xi. a scheme for recycling/disposing of waste resulting from demolition and construction works; xii. delivery, demolition and construction working hours. The approved CEMP shall be adhered to throughout the construction period for the development. 4) Prior to the commencement of the development, a Minerals Supply Audit and a Site Waste Management Plan shall be submitted to and be approved in writing by the Local Planning Authority. Without prejudice to the foregoing, the Plan and Audit shall reflect the scope set out by the Minerals and Waste Planning Authority in previous consultation responses and can be combined as a single document reflecting Circular Economy principles.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker The development shall thereafter be implemented in accordance with the approved Mineral Supply Audit and Site Waste Management Plan. 5) No development shall take place or commence until an updated Flood Risk Assessment (FRA) has been submitted to, and approved in writing by, the local planning authority. The FRA shall include updated flood risk modelling relating to the access road at the Chelmsford Road roundabout and the new crossing over Shenfield Brook, together with a detailed design confirming levels used for that access road and new crossing. The development shall be carried out in accordance with the approved updated FRA. 6) Prior to the completion of the development, a scheme to ensure the maintenance of the culverts through the new crossing of the Shenfield Brook will be submitted to, and approved in writing by, the local planning authority. This excludes the existing culverts through Chelmsford Road.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 7) No works except demolition shall takes place until a detailed surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme should include but not be limited to: i. Limiting discharge rates to flow matching rates with sufficient long- term storage to discharge at no more than 2 l/s/ha. https://www.gov.uk/planning-inspectorate 12

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 7) No works except demolition shall takes place until a detailed surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme should include but not be limited to: i. Limiting discharge rates to flow matching rates with sufficient long- term storage to discharge at no more than 2 l/s/ha. https://www.gov.uk/planning-inspectorate 12

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Appeal Decision APP/H1515/W/24/3353271 ii. Provide sufficient storage to ensure no off site flooding as a result of the development during all storm events up to and including the 1 in 100 year. iii. Final modelling and calculations for all areas of the drainage system. iv. The appropriate level of treatment for all runoff leaving the site, in line with the Simple Index Approach in chapter 26 of the CIRIA SuDS Manual C753. v. Detailed engineering drawings of each component of the drainage scheme. vi. A final detailed drainage plan which details exceedance and conveyance routes, FFL and ground levels, and location and sizing of any drainage features. vii. A written report summarising the final strategy and highlighting any minor changes to the approved strategy. Each phase of the surface water drainage scheme shall subsequently be implemented prior to occupation of that phase. It should be noted that all outline applications are subject to the most up to date design criteria held by the LLFA.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 8) With the exception of site clearance and archaeology investigation, no works shall take place until a scheme to minimise the risk of offsite flooding caused by surface water run-off and groundwater during construction works and prevent pollution has been submitted to, and approved in writing by, the local planning authority. The scheme shall subsequently be implemented as approved. 9) Prior to occupation a maintenance plan detailing the maintenance arrangements including who is responsible for different elements of the surface water drainage system and the maintenance activities/frequencies, has been submitted to and agreed, in writing, by the Local Planning Authority. Should any part be maintainable by a maintenance company, details of long term funding arrangements should be provided. 10) The applicant or any successor in title must maintain yearly logs of maintenance which should be carried out in accordance with any approved Maintenance Plan. These must be available for inspection upon a request by the Local Planning Authority.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 11) No development or preliminary groundworks shall commence until a programme of archaeological trial trenching evaluation has been secured in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the planning authority. 12) Following the completion of the archaeological evaluation detailed in condition no.11, a mitigation strategy detailing the excavation/preservation strategy of any archaeological remains identified shall be submitted to the local planning authority. 13) No development or preliminary groundworks shall commence on those areas containing archaeological deposits until the satisfactory completion of fieldwork, as detailed in the mitigation strategy, and which has been https://www.gov.uk/planning-inspectorate 13

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Appeal Decision APP/H1515/W/24/3353271 signed off by the local planning authority through its historic environment advisors. 14) Within six months of the completion of archaeological fieldwork the applicant shall submit a post-excavation assessment to the local planning authority. This will consist of post-excavation analysis, preparation of a full site archive and report ready for deposition at the local museum. 15) Notwithstanding the details shown on the drawings hereby approved, no development above ground level shall take place in each phase until section details, photographs of samples, and specifications of the materials to be used in the construction of the external surfaces of the buildings and of ground hard surfaces (including shared surface streets, private drives and permeable paved areas), have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details and maintained thereafter. 16) No development above ground level shall take place in each phase until details of the brickwork, including brick patterns, to be used in the development, have been submitted to and approved in writing by the local planning authority.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker The details shall include: sample panels of the proposed brickwork to include mortar colour and jointing, and bonding. The development shall be carried out in accordance with the approved details and maintained thereafter. 17) No development above ground level shall take place in each phase until details of each type of cladding have been submitted to and approved in writing by the local planning authority. The details shall include: sample panels of each type of cladding, including flashing details. The development shall be carried out in accordance with the approved details and maintained thereafter. 18) No development above ground level shall take place in each phase until details of roofing material have been submitted to and approved in writing by the local planning authority. The details shall include: sample panels of each roofing material, including flashing details and eaves/secret gutter details where appropriate. Development shall be carried out in accordance with the approved details and maintained thereafter.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 19) No development above ground level shall take place in each phase until the details and plot locations of all translucent glazing to protect privacy have been submitted to and approved in writing by the local planning authority. Those details shall include the specification of glass and photographs of sample panels. Such glazing shall be installed in accordance with the approved details. 20) Notwithstanding the details shown on the drawings hereby approved, no development above ground level shall take place in each phase until detailed drawings by section and elevation at scales between 1:20 and 1:1 as appropriate of the fenestration details (i.e. mullions, typical reveals, concealed vent strips) and balustrades hereby permitted have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details 21) Prior to commencement of above ground works in each phase, a detailed scheme for the siting and design of all boundary treatments (including https://www.gov.uk/planning-inspectorate 14

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Appeal Decision APP/H1515/W/24/3353271 drawings of any gates, fences, the fence along the safeguarded school site, walls or other means of enclosure and any bollards) and way finding (including any signs indicating the public open space elements, the school and the play areas) shall be submitted to and approved in writing by the local planning authority. The approved scheme shall be fully implemented before first occupation. 22) Notwithstanding the details shown on the drawings hereby approved, no meter boxes shall be installed until details and locations (including elevations of the buildings in which they would be located on and their materials including colour) of the meter boxes have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details. 23) No development above ground level shall commence on Phase 4, until a Woodland Management Plan (WMP) for Arnold’s Wood and the ancient woodland buffer has been submitted to and approved in writing by the local planning authority. The WMP shall include but not be limited to: i. Details of the tree thinning proposed. ii.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Identify when a Forestry Commission Felling Licence might be required. iii. Details of reintroduction of coppicing. iv. Details of the buffer zone between the woodland and the development, and how it will be maintained. v. Long term vision and management objectives for the woodland (across at least a 10 year period). vi. Woodland survey. vii. Details of those responsible for ensuring the implementation of the management plan viii. Risk Assessment to consider any potential threats to the woodland. ix. Stakeholder Engagement. x. Monitoring and Plan Review. The plan shall be implemented in accordance with the approved details and reviewed at least every 5 years to incorporate any changes needed to the proposed management. 24) No development shall take place until a Tree Risk and Veteran Tree Management Strategy, to cover at least a 10 year period, has been submitted to and approved in writing by the local planning authority, to include: i. The veteran tree in the school plaza ii. Trees protected by a TPO iii. All the other retained trees including: iv. The north/south tree belt within the northern field, to the east. v. The east/west tree belt connecting Arnold’s Wood to the north/south tree belt. vi.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Category A trees within the northern field. https://www.gov.uk/planning-inspectorate 15

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Category A trees within the northern field. https://www.gov.uk/planning-inspectorate 15

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Appeal Decision APP/H1515/W/24/3353271 vii. Boundary trees along the northern edge of the site, and to the east and west of the southern field. viii. Boundary trees along the southern edge of the site. ix. The Management Strategy shall include but not be limited to: x. Details of essential safety works proposed for the veteran tree. xi. Details of the buffer zone between the veteran tree and the school plaza, and how it will be maintained. xii. The type (pro-active or reactive) and frequency of survey in different areas of the site. xiii. Set out how record keeping for surveys will be managed and recommendations actioned. xiv. Detail the competency of the inspector. xv. Provide a system for obtaining specialist advice where a survey reveals defects requiring a more detailed assessment or where a second opinion is required. xvi. Establish a reporting system for damage / failure to / of trees (e.g. vehicle collision, high winds). xvii. Discuss details of resources necessary for implementation including contract management and auditing of the system. xviii. Identify methods for recognising changing circumstance to amend the priority of inspection and frequency.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker The plan shall be implemented in accordance with the approved details. 25) No development shall take place, until a scheme of hard and soft landscaping for the School Plaza has been submitted to and approved in writing by the Local Planning Authority, the details of which shall indicate and include: i. Details of retained vegetation around the veteran tree; ii. Details of any new trees, hedges or plants; iii. The location and species of all new trees, shrubs and hedgerows to be planted or transplanted, those areas to be grassed and/or paved; iv. Minor artefacts and structures (e.g. furniture, planters, play equipment, refuse and other storage units including cycle stands, signs); v. Any external hard surface materials for pedestrian accesses, etc. The landscaping scheme shall be completed during the first planting season after the date on which any part of the development is commenced or in accordance with a programme to be agreed in writing by the local planning authority and maintained thereafter.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Any newly planted tree, shrub or hedgerow or any existing shrub to be retained, that dies, or is uprooted, severely damaged or seriously diseased, within five years of the completion of the development, shall be replaced within the next planting season with another of the same species and of a similar size, unless the local planning authority gives prior written consent to any variation. All hard https://www.gov.uk/planning-inspectorate 16

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Any newly planted tree, shrub or hedgerow or any existing shrub to be retained, that dies, or is uprooted, severely damaged or seriously diseased, within five years of the completion of the development, shall be replaced within the next planting season with another of the same species and of a similar size, unless the local planning authority gives prior written consent to any variation. All hard https://www.gov.uk/planning-inspectorate 16

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Appeal Decision APP/H1515/W/24/3353271 landscaping shall also be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a programme to be agreed in writing with the Local Planning Authority. 26) No trees, shrubs or hedges within the site which are shown as being retained shall be felled, uprooted, willfully damaged or destroyed, cut back in any way or removed without previous written consent of the local planning authority; any trees, shrubs or hedges removed without consent or dying or being severely damaged or becoming seriously diseased within 5 years from the completion of the development hereby permitted shall be replaced with trees, shrubs or hedge plants of similar size and species and shall be planted at the same location in the next planting season. 27) Prior to commencement development, details of ecological mitigation strategies and method statements shall be submitted to and approved in writing by the Local Planning Authority, in accordance with Ecological Appraisal, dated September 2023.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 28) No development shall take place, until a Landscape and Ecology Management Plan, including management of the Public Right of Way, covering the first 5 years of the development has been submitted to and approved in writing by the Local Planning Authority. 29) Prior to any occupation of the approved development, the applicant shall submit the detailed specification for noise mitigation measures including glazing and ventilation requirements to the residential locations indicated in Figure C5 and C6 of the Sharps Acoustics report: Officers’ Meadow Assessment of noise and vibration effects on proposed residential use September 2023. The specification shall demonstrate that the indoor ambient noise levels contained in BS8233- 2014 Table 4 will be achieved. Maximum internal night-time noise levels of 30dBLAeq, for living rooms and bedrooms and 55dBLAeq for external garden areas. For bedrooms at night individual noise events (measured with F time- weighting) shall not (normally) exceed 45dBLAmax. The specification shall indicate the required specification for glazing and ventilation proposed to all residential accommodation.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 30) No residential unit shall be occupied until a Fibre to the Premises (FTTP) Statement has been submitted to and approved in writing by the local planning authority detailing a scheme for the installation of a high speed wholly FTTP connection to each premises within the approved development OR supplying evidence detailing reasonable endeavours to secure the provision of FTTP and where relevant, details of alternative provision for superfast broadband in the absence of FTTP. The FTTP infrastructure or alternative provision for superfast broadband in the absence of FTTP shall be laid out at the same time as other services during the construction process and be available for use on first occupation. https://www.gov.uk/planning-inspectorate 17

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Appeal Decision APP/H1515/W/24/3353271 31) Prior to commencement of development above ground, a revised Energy and Sustainability Statement shall be provided for approval by the local planning authority. The statement shall set out in detail how the development hereby approved shall incorporate the energy efficiency measures, renewable energy, and sustainable design principles into the design and construction of the development in full accordance with the sustainability statement titled ‘Officers’ Meadow, Shenfield Sustainability Statement’ by Stantec dated September 2023 (Rev 03) and the energy statement titled ‘Officers’ Meadow, Shenfield Energy Strategy’ by Stantec dated September 2023 (Rev 02), including the updated provision of solar photovoltaic generation, space heat demand reduction measures, and energy use intensity reduction measures as detailed in the technical note titled ‘Energy Strategy Technical Note’ by Stantec dated April 2024(Rev 05). 32) The development shall be carried out in accordance with the approved phasing plan ref 988/000. 33) The development shall be carried out in accordance with the approved Lighting Strategy.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 34) Prior to the occupation of the proposed development, the main site access roundabout on the A1023 Chelmsford Road shall be provided in general accordance with Drawing 152080/A/01 Rev J. 35) Prior to the occupation of Phase 2 development, as indicated in Phasing Plan 988/100, the secondary site access on Alexander Lane shall be provided in general accordance with Drawing 152080/PD11 Rev A. 36) Prior to the occupation of the proposed development, the developer shall provide pedestrian and cyclist infrastructure at the Chelmsford Road access in general accordance with Drawing 152080/A/01 Rev J. This includes a toucan signalised crossing of Chelmsford Road (also shown in principle in Drawing 152080/PD08 Rev A in Appendix F of the Transport Assessment). 37) Prior to the occupation of the proposed development, the developer shall provide a combined 3 metre wide footway / cycleway on the west side of Chelmsford Road from the proposed toucan crossing to a point immediately south of the Alexander Lane junction where the current designated cycleway ends, in general accordance with Drawing 152080/SK03. Full details are to be agreed with the Highway Authority.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 38) Prior to occupation of the proposed development, the proposed Traffic Regulation Order to restrict the central section of Alexander Lane to pedestrians and cyclists shall be submitted to and approved in writing by the Local Planning Authority. As part of the proposals, the developer shall provide a turning head and bollards to ensure there is no vehicle access, in general accordance with Drawing No 152080/PD14 Rev B (provided in response to the Stage 1 Road Safety Audit). 39) Prior to occupation of the proposed development, the proposed pedestrian island together with dropped kerb and tactile paving to the northeast of the proposed access roundabout, shall be provided in general accordance with Drawing 152080/PD19 Rev A. https://www.gov.uk/planning-inspectorate 18

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Appeal Decision APP/H1515/W/24/3353271 40) Prior to the occupation of the proposed development and as shown in Drawing 152080/A/01 Rev J, two new bus stops shall be provided on the A1023 Chelmsford Road southwest of the proposed access roundabout. Both stops shall be provided with a shelter with lighting and flag attached, raised kerbs and Real Time Passenger Information display. Both stops shall be provided with bus stop clearway markings on the road and the southwest bound stop shall incorporate the removal of the existing traffic island southwest of the stop. 41) Prior to the occupation of the proposed development in Phase 2 (as shown on Phasing Plan 988/100) the new bus stop close to the Chelmsford Road entrance shall be provided on the main spine road in an eastbound direction. The bus stop shall be provided with a shelter with lighting and flag attached, raised kerbs and Real Time Passenger Information display. A plan showing the locations of that new bus stop shall be submitted to and approved in writing the Local Planning Authority. The new bus stop shall be provided in accordance with the approved details.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 42) Prior to the occupation of the Phase 2 development, the new bus stop at the southern end of the site shall be provided on the main spine road in a southbound direction. Both stops shall be provided with a shelter with lighting and flag attached, raised kerbs and Real Time Passenger Information display. A plan showing the locations of that new bus stop shall be submitted to and approved in writing the Local Planning Authority. The new bus stop shall be provided in accordance with the approved details. 43) Prior to commencement of Phase 4 of the development as indicated in the Phasing Plan 988/100, an order to secure the diversion of the existing definitive right of way (public footpath no 86, Brentwood Parish) via a route in general accordance with that shown on drawing 152080/PD2B must be secured; and a new footpath constructed to a standard approved by the Local Planning Authority, along that route.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker 44) Prior to occupation of the proposed development: a drawing showing the location of a proposed Traffic Regulation Order, associated signage, gateway features and road markings shall be approved in writing by the Local Planning Authority, those details including the extension of the 30mph speed limit on the A1023 Chelmsford Road to a location north east of the proposed site access roundabout; a Traffic Regulation Order in general accordance with those approved details shall be secured; and that approved Order shall be implemented in accordance with the approved details. 45) No plot or block of apartments shall be occupied until the associated vehicle parking areas indicated on the approved plans, including any parking spaces for the mobility impaired, has been hard surfaced, sealed and marked out in parking bays. The vehicle parking area shall not be used for any purpose other than the parking of vehicles that are related to the use of the development. 46) Cycle parking shall be provided in accordance with Brentwood Borough Council’s adopted standards and detailed in ‘Essex Parking Guidance (2024)’. The approved facilities shall be provided prior to occupation and retained at all times.

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker https://www.gov.uk/planning-inspectorate 19 Appeal Decision APP/H1515/W/24/3353271 47) Prior to occupation of any dwelling, the Developer shall be responsible for the provision and implementation of a Residential Travel Information Pack for sustainable transport to each dwelling, as approved by Essex County Council (to include six one day travel vouchers for use with the relevant local public transport operator). End of schedule of Conditions https://www.gov.uk/planning-inspectorate 20

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Appeal Decision APP/H1515/W/24/3353271 47) Prior to occupation of any dwelling, the Developer shall be responsible for the provision and implementation of a Residential Travel Information Pack for sustainable transport to each dwelling, as approved by Essex County Council (to include six one day travel vouchers for use with the relevant local public transport operator). End of schedule of Conditions https://www.gov.uk/planning-inspectorate 20 Appeal Decision APP/H1515/W/24/3353271 APPEARANCES FOR THE APPELLANT: Miss Melisa Murphy KC Landmark chambers instructed by the appellant Ms Jane Piper (BA Hons) BTP, MRTPI Mr Vaughan Anderson BA MA PG Dip FOR THE LOCAL PLANNING AUTHORITY: Mr Paul Stinchcombe KC 39 Essex Chambers instructed by the Council INTERESTED PARTIES: Mr Anderson, Local Resident and representative of Chelmsford Road Area Residents Association (CRARA). https://www.gov.uk/planning-inspectorate 21

Officers' Meadow, Land North of Shenfield, Alexander Lane, Shenfield, Essex, CM15 8QF — Brentwood Borough Council — Mr M Brooker Appeal Decision APP/H1515/W/24/3353271 APPEARANCES FOR THE APPELLANT: Miss Melisa Murphy KC Landmark chambers instructed by the appellant Ms Jane Piper (BA Hons) BTP, MRTPI Mr Vaughan Anderson BA MA PG Dip FOR THE LOCAL PLANNING AUTHORITY: Mr Paul Stinchcombe KC 39 Essex Chambers instructed by the Council INTERESTED PARTIES: Mr Anderson, Local Resident and representative of Chelmsford Road Area Residents Association (CRARA). https://www.gov.uk/planning-inspectorate 21 Appeal Decision APP/H1515/W/24/3353271 INQUIRY DOCUMENTS ID.1 Appellant’s Opening Statement ID.2 Council’s Opening Statement ID.3 Joint Statement ID.4 Updated Statement of Common Ground ID.5 Late Representations ID.6 Appellant’s response to Late Representations ID.7 Agreed List of Suggested Conditions ID.8 CIL Compliance Statement https://www.gov.uk/planning-inspectorate 22