Welcome to our consultation website

The site is located to the North East of Great Dunmow. The site includes land on both sides of The Broadway (B1057).

Yes. Land at The Broadway is identified within Uttlesford District Council’s adopted Local Plan as part of the Great Dunmow framework for growth. The allocation includes around 715 homes, alongside land for a primary school, community facilities, green infrastructure and a local centre.

Uttlesford’s Local Plan identifies a need to provide a further 14,741 new homes in the district between 2021-2041. What’s more, the Government’s updated housing targets require Uttlesford to provide an additional 129 homes per year over and above that allocated in the local plan. UDC has identified this site as being one of those which is suitable to deliver those new homes through the adopted Local Plan. Furthermore, currently, UDC is not meeting the government’s housing delivery requirements, and cannot demonstrate a 5-year housing land supply, which is required by national planning policy to ensure housing needs are being met. The result of this is increasing house prices, and a substantial shortfall of affordable housing, meaning many people cannot afford a home in Uttlesford.

To meet these important national requirements and ensure local people can afford to live within the district, Uttlesford needs to find more deliverable housing sites, such as this one, to be granted planning permission.

An Outline application is a planning application which agrees the principle of developing a site. The Outline application also defines some overall principles such as what the site will be used for (such as housing), the agreed access to the development and the general scale of the buildings.

The detail of the proposals, such as the design of the housing, the landscaping and the finished layout will be determined during one or multiple ‘Reserved Matters’ applications. These will be put forward at a later date, after the Outline Application has been granted planning permission.

The proposals for Land at The Broadway continue to evolve through ongoing technical work and engagement with residents and stakeholders.

The current proposals include:

• Around 850 homes, including 35% affordable housing
• Public open space, including a riverside park and landscaped green spaces
• New walking and cycling connections linked to existing Public Rights of Way
• A local centre and community facilities
• Land for a future primary school
• Sports Pitches
• New planting, habitat creation and biodiversity enhancements across the site
• Sustainable drainage features integrated into the landscape design
• Opportunities to improve local bus connections and access to sustainable transport

Our current proposal is that the Local Centre will include a convenience store, café, flexible community and co-working space, a nursery and GP surgery. Gladman is working with an organisation called the Plunkett Foundation who work with local communities to deliver Local Centres that meet the needs of the community, and that can viably be delivered in the earliest phases of development.

Yes, the application will provide 35% affordable housing in line with the need of the Local Plan. The mix of unit type, size, and tenures will be agreed with Uttlesford District Council through the planning application process to ensure it best reflects local needs. The affordable housing will likely include a combination of social and affordable rent, affordable home ownership and shared ownership properties.

Affordable housing provides a range of options for people with different requirements. Affordable housing can mean social housing – such as council housing – which is managed by a registered housing provider. Other forms of affordable housing include shared ownership – where multiple owners can buy a share of a house and therefore pay less money to get on the property ladder. This opens up home ownership for a wider range of people than would have been able to previously. These affordable options are designed to allow different people to find the housing that suits them best.

Uttlesford District Council is seeing a rising housing need, with 1,461 households currently on the waiting list for council housing, an increase of 34% since 2019. The Council therefore needs to meet this by providing more council housing for existing residents, as well as a range of different affordable options. Developments like Land at the Broadway will help the Council meet their housing need and help reduce their housing waiting list.

These proposals will provide a range of affordable housing options which will be agreed with the Council before construction. This will potentially include a range of affordable tenures depending on what the Council believes is required for the local area.

These proposals will be providing S.106 contributions which are infrastructure payments agreed with the Council. Any infrastructure payments that the Council require will be assessed through dialogue with the developer through the planning process and will be agreed ahead of any construction.

S.106 payments can provide contributions to the following services:

• Affordable housing
• Local health services
• Open spaces including sports and play areas in the district
• Highways and public transport
• Recreational facilities
• Education

As with all our developments, we will be working closely with local councils, groups, and organisations to assess what the need is locally and how we can help address and deliver that.

We are committed to significant financial contributions to support the local community infrastructure such as healthcare, highways, and sustainable transport.

The site is located close to a number of important heritage features, including St Mary’s Church, Crouches Farm and the wider setting of Church End. As part of the planning process, detailed heritage and landscape assessments are continuing to inform the proposals.

Since the previous consultation, additional visual studies and assessment work have been undertaken to help shape the layout, building heights and green spaces across the site, with the aim of responding more carefully to the surrounding landscape and important local views.

The proposals are also continuing to explore movement and access through Church End, including consideration of the existing bridge and surrounding road network. Technical work was undertaken as part of the local plan examination process which demonstrates that small improvements can be made to the bridge which will increase its weight limit.

It is intended to be used for recreational use, such as dog walking, jogging and outdoor play, as well as biodiversity enhancement and conservation. We envisage that the parkland will include biodiverse, landscaped walking routes, dedicated habitat areas, open spaces suitable for sports and ball games, and new children’s play areas.

The parkland will include a network of walking routes within natural open space, offering trails of up to 4 km in length. These paths will connect with existing public footpaths, creating extended walking options of up to 5 km and enhancing recreational opportunities for residents and the wider community.

A large area of natural public open space will encompass the development, providing both a scenic buffer to the landscape and a welcoming place for recreation. This will be provided in the form of amenity grassland for walkways and play parks, whilst also comprising wildflower planting, extensive tree planting and hedgerow planting to create natural linear features alongside wildlife ponds aiding biodiversity value within Great Dunmow.

It is part of Uttlesford Council’s planning policy to ensure that any site is sustainable and conforms with the council’s planning policies on sustainability, environmental protection and biodiversity.

This application will do this in a number of ways including (though not limited to):

• New habitats will be created which will result in a 20% biodiversity net gain
• Installation of electric vehicle charging points for more sustainable travel
• Latest building practices such as air source heat pumps and housing insulation to reduce heat loss. The Local Plan requires housing to be carbon net zero which means the housing needs to be ultra-low energy, fossil fuel free and generate renewable energy on-site
• Utilising modern construction to reduce carbon generation to protect the local environment
• Provision of an Electric Vehicle car club for new and existing residents, with approximately 8 vehicles available for hire at the mobility hub within the local centre

Detailed transport assessments are continuing to inform the proposals for Land at The Broadway. This work is helping to understand existing travel patterns, traffic conditions and how people move around the local area.

Transport consultants are assessing the potential effects of the development on the surrounding road network, including likely vehicle movements associated with the proposed homes and community facilities.

The proposals are also exploring opportunities to improve walking and cycling connections, support sustainable travel and improve links between the site, Church End and Great Dunmow.

In addition, the proposals could help support improved bus services around Great Dunmow, with opportunities being explored to better connect the town centre, the development site and existing residential areas and local facilities across the town.

Any necessary highway improvements or mitigation measures would be agreed with Essex County Council as the local highways authority.

Gladman Developments will consult with Essex County Council – who are responsible for local highways – as part of this application to understand what mitigation is required. If a strategy is identified and agreed, then Gladman Developments will pay, as part of their infrastructure payments, to fund these improvements. This strategy will be submitted with the full application and will be available to review as part of the statutory consultation via Uttlesford Council’s planning portal.

As part of the transport assessment, the proposed access will be modelled with anticipated trips to and from the site with measures to demonstrate how the access will be properly managed and promote safe travel.

The site access will link onto the Broadway which will be assessed as part of the transport review, and the planning application submission will demonstrate whether any mitigation is required based on the impact of the proposals on the local transport network.

Should this be the case, then Gladman Developments will work with Essex County Council to agree a transport solution to reduce any undue impact from this development on the local highways network.

As part of an outline application, Gladman Development will assess any existing and potential flood risk onsite.

A detailed flood risk assessment will be submitted as part of a future planning application and will identify any measures necessary to make sure that the development would not increase the risk of flooding on the site or elsewhere.

National policy requires us to improve upon surface water run-off rates compared to existing conditions, taking into account future climate change effects on rainfall.

Yes, as part of the outline application Gladman will conduct its own survey into local sewage capacity to check to see whether there is capacity in the existing network. Gladman will also work with Anglian Water to understand any improvements or capacity increases which are needed to accommodate this development.

This will also be confirmed once the application is submitted and Uttlesford Council will contact Anglian Water ahead of granting planning permission to confirm they are happy with the proposals.

Following this latest stage of consultation, Gladman Developments will continue to review feedback from residents and stakeholders alongside the ongoing technical work being undertaken across the site.

The proposals and supporting planning documents will continue to evolve ahead of the submission of an outline planning application, which is currently anticipated to be submitted in summer 2026.

The application will be available on the planning portal once validated where it will be consulted on by the Council. You can support the application by going to the Council’s planning portal and typing the application reference number or address into the search engine.

Alternatively, you can email us through info@thebroadway-gladmandevelopments.co.uk and provide your comments, and we will be in touch to explain how you can support this development further.