LAND OFF POYNTENS,

Rayleigh, Essex

Welcome to Manor Oak Homes’ public consultation website for our proposed new development at land off Poyntens, Rayleigh.

Manor Oak Homes acquired an interest in land between Poyntens and Great Wheatley Road in 2016 and since then have been promoting it as a site for new housing through the emerging Rochford Local Plan.  

This has resulted in the site being identified in the Regulation 18 draft Rochford Local Plan published for consultation in February 2026 as a possible option for housing development (Site Ref: CSF077a).

In tandem with this, Manor Oak Homes and their team have been engaging with planning officers at Rochford District Council via the Council’s formal pre-application service.  In response to the positive feedback received and the current housing shortages in the district, Manor Oak Homes are developing proposals with a view to submitting an outline planning application for:

Up to 152 residential dwellings (including 50% affordable housing), together with green infrastructure, including public open space, play area, landscape planting and sustainable drainage systems and new access arrangements from Poyntens.

It is expected that the planning application will be submitted in late Spring 2026 and Manor Oak Homes would welcome your views on the emerging proposals.

The Proposals

The proposals are set out in the below illustrative layout which shows how up to 152 new homes could be set within a new open space and landscape framework and would represent a logical and sustainable location for the organic growth of Rayleigh. The key elements of the proposed development comprise:

• Up to 152 dwellings comprising a mix of new homes in terms of size, type and tenure to reflect local identified housing needs.
• 50% of the proposed dwellings would be affordable.
• Built form no greater than 2.5 storeys.
• A new combined vehicular, pedestrian and cycle access from Poyntens to the north.
• Provision of landscaped pedestrian route in the southern part of the site providing access through to Great Wheatley Road.
• Landscaped, meandering main street leading to a central shared surface square.
• Proposed dwellings respect amenity of existing surrounding dwellings with appropriate offset distances accommodated and proposed dwellings “siding” or “backing” on to existing curtilages.
• Provision of significant green infrastructure in the southern part of the site, which would include public open space, children’s play area, surface water attenuation features, wildflower meadows and wildlife habitat and a network of foot and cycle paths.
• A Sustainable Urban Drainage System (SUDS) which naturally manages the surface water run-off in the lowest part of the site based on the 1 in 100 year plus 40% climate change scenario.
• Retention of existing hedgerows and vegetation along site boundaries, which would be reinforced with new soft landscape features including native trees and hedgerow planting within and along the edges of the development to respond appropriately to the site’s settlement edge location and to soften the impact of the built form in long distance views into the site.
• A policy-compliant level of car and cycle parking.

The site is capable of delivering a new high quality housing development that is well related to the wider settlement and responds positively to site context and constraints and is sensitive to the amenities of existing neighbouring development. The delivery of a range of housing types, sizes and tenures would make a positive contribution to local identified housing needs, alongside the provision of a substantial amount of new and accessible open space, including habitat creation and biodiversity net gain.

Public Consultation

Stakeholder engagement is a key part of the development process and we are interested to hear residents’ views, ideas and concerns.

Manor Oak Homes has therefore set up this dedicated consultation webpage to showcase draft proposals for approximately 152 dwellings including affordable housing and public open space with vehicular access from Poyntens. 

There is a comments form available below. Alternatively, your feedback can be provided by email to info@arplanning.co.uk or by posting your comments to Armstrong Rigg Planning at The Exchange, Colworth Science Park, Sharnbrook, Bedford, MK44 1LZ. 

Please ensure comments are submitted by 30th April 2026.

Data Protection: all contact details and comments will only be used expressly in connection with this consultation.

Next Steps

This consultation exercise precedes the submission of a planning application to Rochford District Council which will seek outline permission for up to 152 new dwellings along with access and associated infrastructure.

Residents in close proximity to the site should receive a formal invitation to respond to the application from Rochford District Council upon the submission of the application. Any response you make will be made available to Manor Oak Homes accompanied by Officer advice explaining how we should address any issues raised.

We welcome your views on our proposals:

As part of developing our proposals, we would like feedback from local people about what this future environment should look like and how it will best fit in with your community and your surrounding areas.

We would like to hear your views on areas such as:
– Public open space
– Broad mix of homes
– Access and connectivity
– Affordable homes