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Officers Recommend Approval On “Land North of London Road”

nolr plan

The officers report on the big planning application “North of London Road” is now on the council website. You can download it by clicking here.

Officers are recommending approval, with a lot of conditions attached.We will put more details below sometime this evening, Please leave any comments or thoughts or questions below, this will be the main comments thread until after the meeting.

Here’s some  points from the report . We are highlighting highways stuff in red  , drainage and flooding in  blue  (apologies if we leave out something significant, please mention it in a comment):
Page 1 , paragraph 4.2 sets out what is up for discussion here: The principle of having housing on this site, the amount of housing, the principle of having other uses such as shops, restaurants, pubs, health facilities, care home, day nursery
Page 2, paragraph 2.4 – the council’s allocation plan already allocates 500 houses to this site. That was the key decision by the council in Feb 2014 so it’s very hard to argue now that there shouldn’t be housing on this site at all. It’s no longer Green Belt.
The Echo live-blogged the meeting in 2014 and you can read what they wrote here.The Council minutes are here.  Note that the Lib Dems, Greens and Rochford Residents present at the meeting all voted against.

Page 3, paragraph 4.1 . Rawreth Parish Council have written at great length to object, and their objections seem to be printed in full. Their key paragraphs:
“The Council still has very grave concerns about the effect that developing the land will have on an area that already suffers from flooding. Whilst Council notes that balancing ponds, basins and swales have been accounted for, the Parish of Rawreth is unique in that it suffers from fluvial, tidal and surface water flooding and the Council does not feel that adequate notice has been taken of these factors and the correct information gathered and analysed. The Parish has suffered from the “one in a hundred years” event three times within eighteen months, however thadvice given to the developer from the Environment Agency asks them to work on the one in a hundred years scenario only; this is proven to be ineffective, vast areas of the Parish are cut off for days when these events happen, properties flood, roads are impassable and lives are devastated through loss and fear of it happening again.”
The Council is concerned that all the technical work is being done upstream of the site, but none is planned for downstream, Council believes this is because it is assumed there is no adverse effect downstream which is totally unacceptable and incorrect.
The Council also considers that the roads and infrastructure in the Rawreth area are completely inadequate to accommodate this proposed development as they are already full to capacity. The A127, A1245, A129 London Road, Rawreth Lane and Watery Lane just cannot take any more traffic and the proposed development will increase traffic to a completely unsustainable level. On numerous occasions this year and last year incidents within and on the outskirts of the Parish have brought traffic to a standstill for hours along London Road, Rawreth Lane, Watery Lane/Beeches Road and the Hullbridge Road. It took some residents 1 ¼ hours to proceed along Rawreth Lane and into Hullbridge – a distance of 1 ½ miles. We strongly recommend that an independent Traffic Survey and assessment should be done before any approval of this scheme. Without a long term solution to existing transport needs then this and any new developments are unsustainable.”
Page 6 , paragraph 4.2 Rayleigh Town Council writes more briefly to object. This seems to be their full objection:
After discussions Cllr E Dray proposed and Cllr J Burton seconded that the Town Council objects to this application. All Members agreed.
Based on the information provided to this Planning Committee the Town Council objects to this outline application due to over- development of the site and inadequate road access. Improvements should be made before construction takes place to the junctions of Hambro Hill, Rawreth Lane and Hullbridge Road and London Road and Downhall Road. The Town Council recommends that a traffic management survey is carried out between Essex County Council Highways and Rochford District Council to include the suggested bus route and the implementation of mini roundabouts at junctions
Page 6 , paragraph 4.3 . Mark Francois MP has written at length, particularly about flooding, highways and medical facilities.

Page 23, paragraph 4.10 County Council write about a deficit of school places. The only pre-school and only Day Nursery within walking distance are both full. They may want to expand existing primary school(s) alternatively they may want a new primary school on the site. They also forecast a deficit in secondary school places in Rayleigh by 2018-2019.

Page 41 , paragraph 4.27 – Six Hundred and Fifty-Nine letter of objection have been received from the public. The objections are summarised in the next 14 pages of the report!

Page 55, paragraph 5.1 onwards – here the officer looks at the planning issues, in terms of the council’s planning policies.
Page 57, paragraph 5.12 . Key paragraph on infrastructure from the officer – she concludes that the application would deliver the required infrastructure:

Policy H2 and Policy SER1 prescribe the infrastructure requirements which must be delivered in order to ensure that the new residential development is comprehensively planned; these areas follows:

• New primary school
• Local highway capacity and infrastructure improvements;
• Public transport infrastructure improvements and service enhancements, including a link between Rawreth Lane and London Road;
• Link and enhancements to local pedestrian/cycling and bridleway network;
• Link to green grid greenway no.13;
• Public park land to provide a buffer between the built environment and the A1245;
• Youth and community facilities;
• Play space; and
• Sustainable drainage system
The proposal would deliver all of the identified infrastructure improvements, as discussed in detail under the sections below, save for a link to green grid greenway no. 13
Page 62, paragraph 5.39 – density of housing. The proposed density is 33 dwellings per hectare, less than in Laburnum Way (which is 45 dwellings per hectare)

Page 85 – OFFICERS RECOMMEND APPROVAL, SUBJECT TO LOTS OF CONDITIONS.

That the application be APPROVED, subject to the completion of a LEGAL AGREEMENT under Section 106 of the Act for the heads of terms set out below and subject to the heads of CONDITIONS as set out below ,subject to any reasonable changes the Head of Planning and Transportation shall deem fit: –
1) The option of transfer of the education land at the site to Essex County Council (ECC) and a pro rata financial contribution towards provision of a new primary school with early years and childcare provision on-site or a proportionate financial contribution towards expansion of existing primary, early years and childcare provision .A financial contributiontowards secondary provision. A total estimated education contribution of approximately £5.1 million.
2) Prior to 50th occupation, a contribution of £250,000 (Two hundred an fifty thousand pounds) for highway infrastructure improvement at the Rawreth Lane/Hullbridge Road/Hambro Hill junction.
3) Payment of a £3000 Travel Plan Monitoring fee to ECC relating to the residential Travel Plan.
4) Provision and implementation of a Residential Travel Information Pack for every household
5) Provision of an extended bus service linking the development with Rayleigh railway station.
6) Bus service along the link road with the service to operate betwee0700 and 21 00 Monday to Friday with a minimum frequency of every 30 minutes and hourly on a Saturday and Sunday between 0900 and 1800 for a period of 5 years. Fallback requirement for financial contribution to ECC in the event that reasonable endeavours cannot secure provision of the service for use in the provision of a bus service.
7) Provision of 12 month season tickets for bus travel to all eligible occupiers of the development (maximum of2 per household).
8) A minimum of 35 per cent affordable housing shall be provided in each phase (Reserved Matters application site area) to a mix of 80 per cent affordable rent and 2 0 per cent intermediate housing subject to delivery triggers, appropriate location of units within the site, appropriate dwelling type/size, nomination rights and other relevant matters.
9) Youth facilities provision (subject to costs cap of £140,000) and financial contribution for maintenance to be offered for transfer to RDC. In the event tha RDC declines the transfer, facilities to be maintained in perpetuity by a management company.
10) Land for provision of sports pitches to be offered for transfer to RDC ( if to be transferred to RDC, to be laid out by the developer to Sport England standards to a specification to be agreed by the LPA , including any necessary fencing/planting and provision of a footpath link from the new pitches to Rayleigh Sports and Social Club) . In the event RDC does not accept the transfer – a requirement to lay the land out for informal recreation and be incorporated into the open space maintenance scheme.
11) Allotment land to be offered for transfer (with the necessary infrastructure for a water supply to the boundary, fencing around the boundaries and vehicular access to the boundary which shall provide route to connect to the adopted highway) to Rawreth Parish Council wit h a commuted sum for laying out . In the event that Rawreth Parish Council declines the land transfer the land would revert to public open green
space and be incorporated into the open space maintenance scheme.

12) Monies of £200,000 set aside for contribution towards any flood mitigation scheme associated with flood alleviation of the Rawreth Brook in the Parish of Rawreth to be paid to RDC in the event that a scheme is finalised and approved/agreed by the EA.
Monies to be made available as follows; 50 per cent prior to 10th
occupation and 50 per cent prior to the 150 th occupation unless a scheme is agreed for
implementation earlier in which case the monies can be called on at an
earlier time.

13) Provision of a Sustainable Urban Drainage system in accordance with
details agreed by the relevant planning condition. Maintenance of
the system by a management company, statutory water undertaker or the
County Council (should the County Council become an approved body)
in perpetuity to be undertaken in accordance with a maintenance
schedule to be submitted and agreed by the Local Planning Authority.

14) Marketing of health care site for provision of health care services for a period of 2 years following commencement of development at the site.Payment of a financial contribution
of £164,581.82) for capital projectsassociated with delivery of primary health care services in the vicinity of the sitein the event that the health care land at the site is not
developed to provide a facility which incorporates primary publically
available GP services within 4 years following commencement of development at the site.
15) A site of 0.38ha to the north east corner to be marketed for various non residential uses such as for retail, crèche/nursery, health purposes, for a period of 2 years from occupation of the first dwelling at the site. Further applications/approvals would be required for any such uses.
16) Provision of public open green space in accordance with the requirements of the relevant
planning conditions and maintenance of these areas and any play equipment within these areas by a management company.

Page 88 another important condition; putting on a 500-home limit  The residentially developable area, as shown on the approved Parameters Plan , shall accommodate no more than 500 dwellings in total.

Page 89 – Important Highways works to be provided along London Road :

8. Prior to the 50 th occupation at the site, the following highway works along the London Road Corridor shall have been completed entirely at the developer’s expense:
– a. Signalising and associated works of Dow Hall Road/London Road Junction,
b. Improved road markings and associated works at the London Hill /Lopndon Hill priority junction,
c. Signal upgrade at Victoria Avenue/ London junction to include but not limited to the provision of MOVA, associated enabling works and signal head upgrade.
9.Prior to the 50 th occupation details shall be submitted to and agreed in writing by the Local Planning Authority for improvement of the existing public footpath number 23 up to its boundary with the St Nicholas Primary School. Once agreed ,the works shall be completed, as agreed and prior to first occupation.
10 Prior to the first occupation at the site, the priority junction with ghost right turn lane on Rawreth Lane shall be provided with a clear to ground visibility splay with dimensions of 4.5 metres by 180 metres to the east and west…
11.Prior to occupation of the 150th dwelling at the site or 5 years from the commencement of development, the priority junction with ghost right turn lane on London Road shall be provided…
Page 97 – lengthy conditions about surface water drainage systems.

 

Gentlemanly Conduct

Football

Back in 2010 Rayleigh Boys Youth Football Club got planning permission for 8 sports pitches in Old London Road Rawreth. When they got permission , there was a condition that the pitches could only be used on Sundays, and on 8 Saturdays per year. The club are now applying to change that to all day Saturdays and Sundays and 17:00 to 20:00 Mondays to Fridays.

The application number is 14/00900/FUL and you can find it here.

When they got permission last time, there were strong local objections on the grounds of noise and nuisance (plus some other issues), and there could well be local objections to this great increase in hours proposed. As always District Councillors are not allowed to make their minds up in advance of a planning meeting.

It’s worth mentioning that the club wrote a lengthy letter to Rawreth Parish Council before they submitted their application, explaining what they were going to do. That courtesy was much appreciated, and will certainly help maintain good communications between the club and the parish council (whatever view the parish council take towards the application).

Planning Application Confirmed For The 29th

.10931210_10204570466315028_7317429567860889287_n

 
It was confirmed to us today that the “North of London Road” outline planning application will come to the Development Committee on the 29th.

It’s worth repeating what we put in our latest Focus:


The meeting is in the Civic Suite in Rayleigh (opposite Holy Trinity Church). It is due to start at 7:30 p.m…….

….. You won’t be able to speak at the meeting but we do urge people to come along and listen. As your ward councillors we will be pointing out all the local concerns – and will be hard to convince other councillors that we have problems like traffic and flooding if the public gallery is empty!

Over the last 30 years there’s been LOTS of development in West Rayleigh and Rawreth. Some of it has been very successful, for example in the Downhall Park Way area. But as each development has taken place, it has added to road congestion and put more pressure on our local infrastructure and facilities….

…..when it gets to the final stage of [being] a planning application, the rules change. No district councillor is allowed to make up their minds up in advance. (Including us, so although Ron and Chris will definitely point out residents’ concerns we cannot decide in advance how we will vote). In the same way all councillors have to listen to the debate, and there are no party whips. So let’s see what happens – we will be glad of your presence and your moral support.

A Question Of Floor Space, A Question Of Localism

question mark

There’s a planning application in Hockley to construct a two bedroom bungalow. The application number is 14/00807/FUL and the intention is to build in the rear garden of 28 Great Eastern Avenue but fronting directly onto Gladstone Road.

What’s interesting is that last month the council adopted policies about minimum floorspace in new homes. The floorspace in this application is below that standard, but officers are still recommending approval . The reason? The national government is going to enforce a national policy sometime in the future, which allow smaller homes. So much for localism! It’s also worth mentioning that there’s a general election soon- a new government might do something different.

The application will be passed unless at least one councillor calls it in to the Development Committee by Wednesday.

You can download the officers report here (it’s the third item).
This is the key extract from the officer’s report:

Policy DM4 of the Development Management Document 2014 refers to the
need for new dwellings to adhere to minimum habitable floor space standards
and a house with two bedrooms to provide 77m². Habitable floorspace
includes bedrooms, living rooms and kitchens but not hallways and
bathrooms. The proposed dwelling would be somewhat less than the recently
adopted figure with a habitable floorspace of 62m².
.
The preamble to policy DM4 also requires a floor to ceiling clearance of 2.5m
and the proposed section drawings indicate only 2.4m is achieved.
.
The Government has however proposed a national space standard as part of the Housing
Standards Review (2013) which differs from the standard that Policy DM4
seeks to achieve in several respects. The two standards are calculated
slightly differently with the national standard proposed to be calculated on
Gross Internal Area including voids, stairs and all rooms whereas the local
policy standard incorporates only certain ‘habitable rooms’. In some cases the
proposed national space standard would be less generous than the local
policy requirement.
.
Government advice is however clear that, once in force,Local Authorities
will not be allowed to require a more generous space standard than
the national space standard. The proposed national space standard for a
single storey two bed dwelling would be 70m² and as the
proposed dwelling would have a gross internal area of 77m² it would be
compliant with this. It is therefore considered reasonable to relax the
requirements of Policy DM4 in this instance.

Application To Remove Cabinet in Rochford……

It was intriguing to see there’s a planning application to remove an existing cabinet in Rochford, but actually it’s nothing to do with replacing the council leadership !   It’s a more serious matter regarding a mobile phone mas:

 

Application No : 14/00777/FUL
Zoning : Car Parking
Parish : Rochford Parish Council
Location : Telecommunications Mast 4925 At Rochford Railway
Station Car Park West Street
Proposal :
Remove the existing monopole and replace it with a
new 17.5m monopole & headframe which will support
6no. antennas & 2no. 0.3m dishes. Remove 1 no.
existing Cabinet and replace it with 2no. new Cabinets

It is recommended for refusal:

REFUSE
1 The proposed development by virtue of the monopole diameter and the
number, size and bulk of the antenna arrangement proposed is
considered to have an adverse impact on the character and
appearance of this part of the Rochford Conservation Area. Given the
appearanceand height of the proposal, it would be open to views over
a wide area damaging the wider character and integrity of the Rochford
Conservation Area and failing to enhance or preserve the
Conservation Area. As such the development is considered to be
contrary to policy UT4 of the Rochford District Replacement Local Plan
2006, policy CP2 of the Rochford District Council Local Development
Framework adopted Core Strategy and Policy DM6 to the Rochford
District Council Local Development Framework Development
Management Plan (2014)

 

 

Meeting In Hullbridge

From the Rochford Independent Facebook Page:

HULLBRIDGE RESIDENTS ASSOCIATION

Housing Development PUBLIC MEETING 25th Jan 2015

The HRA Committee have been able to book the HULLBRIDGE DAY CENTRE, Windermere Ave., (behind Riverside Medical Centre) for a Public Meeting Sunday 25th Jan from 14:00 till 16:00 in which they will present to the Community what they have been able to identify within the Outline Planning Application 14/0813/OUT to object to.

They will also be collecting residents letters of objection which they will deliver to RDC Planning Office before the 30th Jan 2015. This is a chance for the community to find out more information and ask questions.

 

Tesco Car Park Application

click to enlarge

click to enlarge

Tesco have applied to extend their car park in London Road by 5 spaces and widen the access.The application number is 14/00903/FUL – you can find it online by going to the council website here.

Neighbourhood consultations were sent out today – people should respond by Feb 2nd.

Golf Course Application Refused

The Golf Course application near the Chichester in Rawreth was refused tonight. Parish Council Chairman Alistir Matthews began by setting out the parish council’s objections. Chris Black and Ron Oatham then moved refusal on the grounds of:

  • loss of residential amenity during the construction period ( hundreds of thousands of tons of earth being moved there over 2 1/2 years)
  • loss of residential amenity when completed (one example was the position of the 9th hole an d the 9th green)
  • flood risk concerns during the construction period
  • flood risk concerns when completed
  • position of the access onto the A129, especially during the construction period
  • Councillors seemed particularly concerned about the vast quantity of material proposed to be brought to the site, some expressing the view that the application was all about making money from waste, rather than creating a golf course. In the debate we got particular support from John Mason and Michael Hoy, but when it came a vote we got support from nearly everyone , including Toby Mountain, Conservatives and UKIP.

    Hullbridge / Rawreth Planning Application Now In….

    Click to enlarge

    Click to enlarge

    Another big planning application, part of the District Council’s Core Strategy has now been submitted.You can find more on the council website here. A lot of resident’s comments have already been submitted over the weekend.

    The outline proposal includes:

    “Residential development for 500 dwellings including a proportion of affordable housing, associated open space, landscaping and drainage and infrastructure works”

    <

    Incidentally, the Council website shows the parish for this application as Hullbridge, but we believe it also includes part of Rawreth, so that Rawreth Parish Council should be consulted as well.

    Airport Solar Farm Application Recommended For Refusal

    The application for a solar ‘farm’ at Southend Airport is being recommended by officers for refusal. Reasons:

  • in the flood risk zone
  • reduces the amount of land available for things like aircraft hangerage
  • more information us needed on the effect on wildlife.
  • Three Applications : A Dance School, Later Hours For Marco’s And A Rawreth Golf Course

    There are three particularly interesting planning applications on today’s “Weekly List”. All of them are recommended for approval, unless any district councillor calls them in by 1 pm next Wednesday. You can download the full list (with detailed officers’ reports) here. (261kb) The start of each of the officer’s reports are shown below (click on them to enlarge)

    DANCE SCHOOL

    MARCOS

    GOLF COURSE

    Solar Farms and Other Enviromental Applications

    As the Echo has reported here, there’s an application in for a big solar “farm” in Canewdon

    A MONSTER solar farm generating enough energy to power 4,125 homes could be built in Canewdon.

    Under plans submitted to Rochford Council, farmers Paul and Mark Woodford would lease the 50-acre stretch of farmland between Fambridge Road and Canewdon Road to solar panel company Solar Assets.

    The deal would be for 25 years, and the solar farm could be generating renewable energy for the area as early as April next year.

    Canewdon Parish Council has already voted overwhelmingly to support the plans for approval ahead of them going before Rochford councillors in January.

    The three-metre-tall panels would be positioned at an angle facing the River Crouch and would have a wildflower meadow around it, with sheep keeping the grass short….

    You can find the application here on the council website here.

    There is also an application for a ‘solar farm’ at Southend Airport – you can find that one here.

    Meanwhile there are also two applications in connection with the creation of the wildlife reserve on Wallasea Island:

    “Continuation of the importation of waste to develop a coastal nature reserve without compliance with condition 2 (compliance with submitted details) attached to permission ref ESS/09/14/ROC to allow modifications to the landform design within Cells 1 and 5, including a net reduction of suitable natural waste material in Cell 1 by approximately 450,000m3.”

    and

    “Continuation of the importation of waste to develop a coastal nature reserve without compliance with conditions 2 (compliance with submitted details); 39 (cessation of operations and restoration by 31 December 2019); and 40 (removal of construction in frastructure) attached to planning permission ref ESS/54/08/ROC to allow importation of suitable natural material and to require cessation of site operations and restoration by 31 Decmeber 2025, together with the inclusion of previously agreed non-material amendments to permission rf ES/54/08/ROC. Condition No 8. Noise monitoring.”

    Looks like the Wallasea project is going to take 6 more years than expected…

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    Latest Comments

    • bruce smart: when we requested a slip road to Hullbridge at Hambro Parade some years ago it was rejected on the...
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