Outline Planning Application (Access, Appearance, Layout and Scale to be considered) – Conversion of existing building and new build to form total of 60 flats (41 one-bedroom and 19 two-bedroom flats), associated car parking and site landscaping.

Members were told that the application had been referred to the Planning Committee following a call-in from Councillor Paul Honeywood. The concerns raised by him had related to: Negative impact on urban design/street scene, highways impact and/or other traffic issues, poor layout and/or density issues, negative impact on neighbours, and inadequate parking provision exacerbated by it not being retirement provision.

Members were reminded that the site lay within the settlement development boundary, Priority Area for Regeneration, Clacton Seafront Conservation Area (CSCA), and within the setting of Grade II listed buildings.

Officers made Members aware that the application sought outline planning permission, with all matters except landscaping included for consideration, for 60 flats as a part conversion part newbuild redevelopment of the former college site. The site had been vacant since 2020 and was in a very poor condition and subject to repeated acts of antisocial behaviour. An appeal for 61 retirement apartments had been dismissed in December 2022 on the grounds that the proposal would not preserve or enhance the character or appearance of the CSCA by virtue of the proposed architectural finish and detail appearing convoluted, monotonous, and out of character in the street scene.

Members were informed that the scale of development required to make the site viable for redevelopment, as evidenced by the viability assessments, would result in less than substantial harm to the character and appearance of the CSCA and setting of the Grade II listed former Grand Hotel, and harm to visual and neighbouring amenity. It was considered that, on balance, the public benefits of the proposal outweighed the harm, and the application was recommended by Officers for approval.

The Committee had before it the published Officer report containing the key planning issues, relevant planning policies, planning history, any response from consultees, written representations received and a recommendation of approval.

At the meeting, an oral presentation was made by the Council’s Planning Team Leader (AN) in respect of the application.

An Officer Update Sheet had been circulated to Members prior to the meeting which informed the Committee about the Conservation Area status and a change to condition wording which was as follows:-

“Conservation Area status

Paragraph 8.26 of the committee report confirms that the site is proposed for removal from the Clacton Seafront Conservation Area (CSCA) within the latest draft of the CSCA Appraisal (2021). That draft was agreed by Cabinet on Friday (31/01/2025) but Members have one week to call that decision in to Full Council. The draft cannot therefore be adopted before 08/02/2025. At Planning Committee on 04/02/2025 the site therefore remains within the CSCA and subject to the statutory duty and policy considerations explained within the committee report. The decision by Cabinet to agree the draft, which includes removing this site from the CSCA, is a material consideration.  

Change to condition wording

Minor change to wording of condition 5 (RAMS) to make it pre-commencement rather than pre-occupation:

05. PRE-COMMENCEMENT CONDITION: MITIGATION TO BE AGREED, RAMS

CONDITION: The hereby approved development shall not  ...  view the full minutes text for item 45