Land west of the A131,

High Garrett

Rainier is preparing an outline application for land at High Garrett, west of A131 to deliver up to 55 homes and a convenience store, with green spaces, play opportunities, drainage features and landscaped corridors. Vehicular access to the Site is proposed from the A131.

This website provides you with the details of our proposals.

The Proposals

The proposals for land west of the A131 at High Garrett will create a thoughtfully planned residential neighbourhood of up to 55 homes with a small convenience store. The development will improve access to local services, delivering meaningful landscape and biodiversity benefits, and providing a viable and sustainable framework for future growth in line with emerging local planning policy.

The plans also include attractive new public open spaces, the planting of trees, hedgerows and landscaping around the central green corridor will not only enhance the local biodiversity but also help connect new and existing local residents to open space and nature.

This outline application would agree the principle of development and proposed access arrangements only, with further details to be determined as a later Reserved Matters application if approval is granted.

An Illustrative Masterplan will be submitted alongside the planning application. Whilst just indicative at this stage, it shows how the development may be brought forward.

Framework Plan

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A coordinated proposal shaped by previous applications

The scheme brings the whole Site together into one coherent development, addressing issues raised in earlier appeals and creating a unified layout that now includes a convenience store.

Responding directly to local planning direction

The proposals contribute towards meeting identified local housing needs in a location already under consideration for growth.

Landscape-led design

Our vision for the Site has been guided by the landscape and character of High Garrett. The proposed layout has been designed to respect and integrate with the existing settlement of High Garrett.

Existing trees and hedgerows will be retained wherever possible, strengthened with new native planting to create connected wildlife habitats across the Site. The central hedgerow and tree line will become a key landscape corridor, offering habitat benefits and providing an attractive, accessible green route through the Site.

The scheme will also deliver a range or public open spaces, including areas for wildflower planting and attenuation basins, will provide opportunities for recreational routes and pedestrian connections to the surrounding area. A new play space within the development will provide quality outdoor spaces for new and existing residents to socialise and relax.

Site access and connectivity

Vehicular access will be taken from the A131 and supported by a full Transport Assessment. The design will follow Essex guidance and parking will meet policy requirements. New pedestrian routes, recreational paths and potential connections to neighbouring land will make it easier to walk and cycle locally and create safer, more direct routes to Bocking.

Local access to everyday services

The convenience store will be located close to existing bus stops and neighbouring homes, improving access to daily essentials for both new residents and the wider community.

Benefits for the wider area

The development will contribute to the local economy, improve the appearance of the A131 corridor, and deliver new public green spaces that can be enjoyed by neighbours as well as future residents.

Illustrative Masterplan

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High Garrett Illustrative Masterplan Mob V2

Benefits

The proposals offer a range of benefits for High Garrett, including:

Up to 55 new high quality family homes in a mix of sizes and tenures

The provision of 30% affordable housing

New landscape buffers and wildlife-friendly drainage delivering biodiversity gain

A new convenience store with associated parking

New active travel links plugging into the existing Public Rights of Way network

New multi-functional spaces with planting to enhance biodiversity

A new equipped play area alongside informal play promoting activity

Contributions To Local Infrastructure Icon

Contributions to local infrastructure improvements

Frequently Asked Questions

Site context

What is the Site currently used for?Stuart Miller2025-12-04T13:23:34+00:00

What is the Site currently used for?

The land is presently agricultural land containing existing hedgerows, boundary vegetation and a substantial central tree line.

Why is the Site being considered for development now?Stuart Miller2025-12-04T12:30:45+00:00

Why is the Site being considered for development now?

The Site is being promoted under the Braintree District Council emerging Local Plan for future growth (reference BOCN2028).

What happened with the previous planning appeals?Stuart Miller2025-12-03T15:48:12+00:00

What happened with the previous planning appeals?

Earlier applications on both the northern and southern parts of the land were dismissed at appeal. Inspectors concluded that access to day to day facilities was limited and that the location had sustainability constraints. The combined Site and proposed convenience store now directly address these issues.

Is this proposal the same as the previous applications?Stuart Miller2025-12-04T13:24:36+00:00

Is this proposal the same as the previous applications?

No. This is a unified proposal for the whole landholding, that will deliver a comprehensive development within High Garrett. It includes a convenience store and improved active travel opportunities which were absent from the previous schemes.

Proposed homes

What is meant by ‘affordable homes’ and how many are proposed?Stuart Miller2025-12-03T15:51:59+00:00

What is meant by ‘affordable homes’ and how many are proposed?

Affordable homes are homes made available through a registered housing provider at prices below the market rate. This can include homes for social rent, affordable rent, or intermediate housing, such as shared ownership or rent to buy.

The proposed development in High Garrett would deliver 30% affordable housing, up to 17 affordable homes in total.

What would the proposed homes look like?Stuart Miller2025-12-04T12:31:07+00:00

What would the proposed homes look like?

An outline planning application seeks to establish the principle of development and details of the main point of access to the Site. Other detailed matters such as the design of the new homes would come forward at a later stage, however material choices and design references would reflect the character of the surrounding area of High Garrett.

Is there a local housing need?Stuart Miller2025-12-04T12:31:38+00:00

Is there a local housing need?

There is a national housing crisis, with the failure to build sufficient numbers of homes over recent years having resulted in housing shortages, soaring prices, and declining affordability across the country. The Government has made clear the need to significantly boost housing land supply across the country and that the need to deliver new homes and kickstart construction is of key importance, The delivery of up to 55 homes on the Site, including much needed affordable homes, will help to meet local housing needs as well as contribute to addressing the national shortfall.

What type and size of homes are proposed?Stuart Miller2025-12-03T15:53:42+00:00

What type and size of homes are proposed?

The mix will be determined at Reserved Matters stage if permission is granted but is expected to provide a range of housing to reflect local needs, including family houses and smaller homes.

Detail of proposals

What community benefits/facilities will be provided?Stuart Miller2025-12-03T15:56:07+00:00

What community benefits/facilities will be provided?

The development will deliver a range of benefits for both new and existing residents. This will include publicly accessible green spaces, safe play area, and active travel routes connecting to the town and wider countryside. The local new convenience store will provide access to everyday goods within walking distance, minimising the need for future residents and neighbours to travel by car to shop.

In addition, financial contributions will be made through the planning process to help support local services and infrastructure. Further details will be confirmed as the proposals progress.

How much publicly accessible space will be provided?Stuart Miller2025-12-03T15:56:37+00:00

How much publicly accessible space will be provided?

A significant amount of the Site will be designed as open space for everyone to enjoy. This will include new landscaped areas, a central green corridor, spaces for play, and routes for walking and cycling. These greens spaces will be fully integrated into the design and support recreation, biodiversity and sustainable drainage. The exact amount of open space will be confirmed as plans develop.

What about school places and capacity at the GP?Stuart Miller2025-12-03T15:56:58+00:00

What about school places and capacity at the GP?

We recognise the importance of ensuring local services can support new homes. As part of the planning process, Braintree District Council and the NHS will assess the proposals to identify any additional needs. Where necessary, financial contributions will be made by the developer to help expand capacity in local schools and healthcare facilities, ensuring that essential services continue to meet the needs of the community.

Do the plans take the surrounding area into account?Stuart Miller2025-12-04T12:32:04+00:00

Do the plans take the surrounding area into account?

Existing trees and hedgerows would be retained and enhanced where possible with additional planting, attenuation basins and green, open spaces. Where removal of existing vegetation is required, it will be minimised and offset through high quality planting A new play area will also be integrated in the to provide outdoor spaces for new and existing residents to socialise and relax.

Although this application is outline, the Illustrative Masterplan includes public open space to maintain the setting of the nearby Grade II listed building and avoid encroachment.

Drainage

Is any existing infrastructure affected?Stuart Miller2025-12-04T12:32:47+00:00

Is any existing infrastructure affected?

An existing foul water sewer cuts across the southern part of the Site. The sewer will be accommodated as part of the development proposals with a 3m easement either side to remain free from development.

An existing potable water main runs along the full length of the eastern Site boundary – the development proposals are offset from the boundary so the existing apparatus should have no impact on the proposals and can be left in-situ.

How will drainage be managed?Stuart Miller2025-12-03T16:29:14+00:00

How will drainage be managed?

A sustainable drainage system is proposed including a drainage basin and swales. This approach supports natural water management and ecological benefits.

Does the Site contain any watercourses or areas at risk of flooding?Stuart Miller2025-12-04T12:38:57+00:00

Does the Site contain any watercourses or areas at risk of flooding?

The Site is located within Flood Zone 1, which has the lowest risk of tidal and fluvial flooding.

There are isolated areas of the Site with surface water flood risk. These areas will not be developed and will instead form part of the drainage and green infrastructure network.

Highways

Will there be enough parking?Stuart Miller2025-12-03T16:35:59+00:00

Will there be enough parking?

Parking will be provided in accordance with Essex County Council guidelines. The convenience store will have its own small parking area.

Will residents need to walk along the A131 to reach services?Stuart Miller2025-12-04T12:34:26+00:00

Will residents need to walk along the A131 to reach services?

The intention is to create an active travel connection to the Site west of the boundary which would allow safe access to Bocking without needing to walk beside the A131.

Is tree removal required for the access?Stuart Miller2025-12-03T16:33:05+00:00

Is tree removal required for the access?

A mature tree in the frontage may influence the exact access alignment. This will be confirmed following the tree survey.

Will pedestrian and cycle routes improve?Stuart Miller2025-12-04T12:34:07+00:00

Will pedestrian and cycle routes improve?

Yes. The plan includes:

new pedestrian links
improved access to the A131
recreational routes
an opportunity for a southern pedestrian connection

What will the impact on the local highway network be?Stuart Miller2025-12-03T16:36:20+00:00

What will the impact on the local highway network be?

The Site has been chosen and designed to make the most of its sustainable location. Within the development, new walking and cycling routes will link directly into the existing network, helping to reduce reliance on private car journeys.

A travel plan will accompany the planning application. This will set out measures to encourage sustainable travel, such as walking, cycling and public transport use, while also providing information and support to new residents about travel choices.

While it is expected that some car trips will be generated by the development, assessments show that the impact on the surrounding road network will be limited and in line with both local and national policy requirements. A Transport Assessment will be submitted with the planning application, providing further detail on the anticipated effects and measures proposed to manage them.

How will you assess the impact on the local highway network?Stuart Miller2025-12-03T16:31:34+00:00

How will you assess the impact on the local highway network?

A Transport Assessment will be undertaken to assess the likely impact of the proposed development on the surrounding network and will be submitted as part of the planning application.

How will people have access to the Site?Stuart Miller2025-12-04T12:33:07+00:00

How will people have access to the Site?

A new access point from the A131 is proposed. The design will be informed by ATC speed survey data and the Essex Design Guide.

Impact on the local community

How does the scheme benefit the wider area?Stuart Miller2025-12-04T13:25:05+00:00

How does the scheme benefit the wider area?

The development will enhance green infrastructure, provide a new local convenience store, provide new walking routes and support the emergence of a more complete local neighbourhood.

Will local services be able to support the new homes?Stuart Miller2025-12-03T16:38:28+00:00

Will local services be able to support the new homes?

The scheme is modest in scale and is expected to be accommodated without significant pressure on local services. Contributions will be made as required.

How will traffic levels be affected?Stuart Miller2025-12-03T16:37:08+00:00

How will traffic levels be affected?

Traffic modelling will be undertaken as part of the Transport Assessment, which will assess the predicted impact and any required mitigations

Delivery

When will you be looking to start building? How long will building work take?Stuart Miller2025-12-03T16:42:52+00:00

When will you be looking to start building? How long will building work take?

Subject to outline planning approval being granted, Reserved Matters application(s) would have to be submitted and approved prior to the construction process commencing. It is still too early to say how long construction would take.

How will construction vehicles and noise be managed?Stuart Miller2025-12-03T16:43:10+00:00

How will construction vehicles and noise be managed?

A Construction Management Plan will be put in place to manage things such as this. This would be secured by condition on the application and will be implemented during the construction phase of development.

Have your say

We want to hear your views on the project, and we will consider them as we finalise the proposals. We would be grateful if you could take the time to submit your comments. You can do this by:

Emailing us at:

contact@highgarrettconsultation.co.uk

Completing our online feedback form

Online Form

Please provide your comment by Friday 19th December 2025

Following the consultation deadline, we will collate all of the feedback received. Once we have finalised our plans for the Site we will submit an outline planning application to Braintree District Council, who will undertake their own consultation on the application.

About Rainier

With a combined in-house experience of over 150 years, we are market leaders in property and land development. Utilising our land, planning and development experience, we work collaboratively with landowners, key stakeholders and the wider community on all aspects of the development process to bring forward planning consents and development proposals that benefit all involved.

This approach, aided by our carefully selected external consultants, allows us to ensure that each development is optimised and delivered in the most efficient manner possible.

We are continually reviewing new opportunities and provide a very flexible approach when acquiring development sites.

For more information visit our website:

rainierdevelopments.co.uk