Welcome to the consultation website on proposals for new industrial and employment space at Water Circle, Stansted

Our proposals will deliver new industrial and employment space to invigorate the local economy.

Ahead of submitting a planning application to Uttlesford District Council, we want to hear your feedback to help shape our plans for Water Circle and understand how we can collaborate with local partners. On this website, you will find information on our vision for the site, and how you can participate in the public consultation.

Read on to find out more about our proposals and how you can have your say.

Specialists in UK real estate investment management, Portland Capital has extensive experience delivering mixed-use regeneration projects across the UK. The team is experienced in nurturing projects from conception to completion and has a track record of working closely with local authorities and the broader community to incorporate their feedback into development plans.

Portland Capital is delighted to bring forward this exciting opportunity to create new industrial and employment space at Water Circle, Stansted. The proposed scheme will take advantage of the site’s premier location next to the M11 motorway and Stansted Airport, creating a variety of jobs for local people.

The Site

The site surrounds the existing Water Circle industrial estate, located at the centre of the UK Innovation Corridor, proximate to key transport links including the M11 motorway and Stansted Airport.

In 2012, under previous ownership, planning consent was granted for an office building on the site. The proposed development comprised three interconnected buildings, ranging from seven to five storeys in height, alongside associated parking, landscaping and ancillary works.

In connection with this permission, excavation works began and the landscape and access works were completed. However, the office building was not viable and did not progress, leaving the site unfinished. Under the emerging Local Plan, the site is proposed to be designated as additional employment land, reflecting the existing employment role of the site and wider potential to build on the works already undertaken.

The site’s high level of connectivity presents the opportunity to deliver flexible, high-quality new employment space, attracting new businesses to the area to boost the local economy and create a range of jobs for local people. Since acquiring the site, Portland Capital is seeking to bring forward a new planning application focused on growing the existing industrial and warehouse uses on the site, along with R&D facilities and offices.

This updated approach will ensure the scheme is economically viable and is responds well to existing and emerging planning policy. Our refreshed proposals also present the chance to incorporate a high level of sensitivity to surrounding neighbours into the design of the scheme, allowing new buildings to blend into their countryside context.

Our vision

Our vision is to deliver high-quality, sustainable employment and industrial space at Water Circle, creating new jobs for local people.

Delivering new industrial and employment space to boost the local economy

Creating diverse job opportunities for local people

Landscape and acoustic buffers to preserve neighbouring light and sound amenity

Sustainable, energy and water efficient design

New habitats for wildlife to protect local biodiversity

Enhanced transport connectivity through creation of new cycle and pedestrian routes

Delivering new industrial and employment space

We aim to realise the full potential of the site’s exceptional transport links and create new employment space at Water Circle to help meet high demand for warehouse, R&D, industrial, storage and distribution facilities in the area.

A range of new employment spaces will bolster the local economy, making a positive contribution to our neighbourhood. We are seeking to secure consent for a flexible range of spaces across the site, including office space, to support the dominant industrial use. Flexible layouts and modern specifications will ensure the development meets future occupier needs, successfully growing the business ecosystem in the Stansted sub-area.

Sustainable Design

The development has been carefully designed to minimise its impact on the surrounding area. All operational activity will take place in enclosed, inward-facing yards to reduce noise and visual disruption for nearby homes. Lighting will be directed and shielded to prevent spill into residential areas, ensuring it remains focused on operational zones only. Existing landscaping will be retained and enhanced to provide natural screening, particularly around heritage buildings and nearby properties.

The buildings will be set within a greener environment, with landscaping features such as trees and berms providing natural screening and softening views from neighbouring properties. A varied approach to planting and façades will help break up the massing, while green spaces throughout the site will enhance the streetscape for pedestrians and cyclists, contributing to a high-quality design that complements the character of the area.

Landscaping

Greener environment and screening: Landscaping will include trees and berms to provide natural screening and soften views from neighbouring properties.

Enhanced public spaces: Green spaces and planting will be integrated throughout the site, including along Hall Road, improving the streetscape for pedestrians and cyclists. Sustainable design: The development will prioritise energy and water efficiency, with sustainable drainage systems (SuDS) to manage surface water and support biodiversity.

Renewable energy features: Solar panels and EV charging points will be included to reduce carbon emissions and enable low-carbon business operations.

Access and Connectivity

During the construction period, access to residential properties will be maintained. Access points at Green Street and Hall Road will be safeguarded throughout the works to ensure residents can move safely and conveniently to and from their homes. It is proposed to use on the existing roads that were delivered as part of the previous planning application on the site, and it is proposed to adopt the main site access in the north western link to Hall Road, allowing Green Street traffic to be reduced to resident traffic only.

Dedicated cycle paths will run throughout the development, with secure cycle storage at each unit to encourage cycling as a convenient option. The layout will also prioritise pedestrian-friendly design, ensuring safe and accessible walking routes. The proposals will include sufficient car parking (current proposals include 476 spaces). A significant number of electric vehicle charging points will be provided. Improvements to pedestrian and cycle routes at Water Circle will further enhance connectivity, helping to reduce carbon emissions and support sustainable commuting for businesses and employees. It is also proposed to retain the bus stop within the centre of the site (identified on the plan).

Considerate construction management

We are committed to being a considerate neighbour to our local community. Should the scheme be approved a detailed construction management plan will be created and made publicly accessible to minimise disruption to local people.

The site benefits from three separate established access points along the northern boundary of the site, including access suitable for HGVs during construction. This will help to minimise disruption from vehicle access during construction for neighbouring residents.

Have your say

We value your feedback and want to hear your views ahead of submitting our planning application.

Public
exhibition

Online
Survey

Available until 29th April