Agenda item

The application site comprises approximately 0.22 hectares of vacant, derelict land. The site is located within the defined Town Centre and the ‘Dovercourt Town Centre Regeneration Area’ as designated by the saved Local Plan (2007) and emerging Local Plan (2013-2033). The site is also situated within the Dovercourt Conservation Area. The application is placed before members of the Planning Committee as the applicant is Tendring District Council.

 

The application relates to the development of a surfaced car park comprising of 51 spaces, public toilet facilities, public open space, landscaping and associated works. The proposals also envisage the site being utilised as a multi-purpose space for various public events and activities on designated days throughout the year under permitted development rights. Access to the car park would be on the northern side of the site from Orwell Road.

 

It was reported that the application site comprised of approximately 0.22 hectares of vacant, derelict land. The site was located within the defined Town Centre and the ‘Dovercourt Town Centre Regeneration Area’ as designated by the saved Local Plan (2007) and emerging Local Plan (2013-2033). The site was also situated within the Dovercourt Conservation Area. The application had been placed before the Planning Committee as the applicant was Tendring District Council.

 

Members were informed that the application related to the development of a surfaced car park comprising of 51 spaces, public toilet facilities, public open space, landscaping and associated works. The proposals also envisaged the site being utilised as a multi-purpose space for various public events and activities on designated days throughout the year under permitted development rights. Access to the car park would be via the northern side of the site from Orwell Road.

 

Members were further informed that the proposed development was considered to respond directly to the objectives of both national and local planning policy for delivering sustainable development, utilising land effectively, and supporting development that would contribute to regeneration and the vitality of town centres.

 

The proposals sought to utilise the vacant, previously developed site to deliver improvements in the quality of the environment and people’s quality of life, and contributed to each of the three dimensions of sustainable development namely the economic, social and environmental strands.

 

The Committee was reminded that site had been identified in the Dovercourt Masterplan Revisited (April 2019) as a ‘high priority’ regeneration project for the Council that would enhance the character of this section of the Dovercourt High Street/Conservation Area and would assist in improving pedestrian footfall within the Town Centre by promoting better connectivity with wider areas (Dovercourt Beach/Cliff Park).

 

Members were informed that the application and supporting documents/surveys demonstrated that there would be no overriding harm which could not be mitigated in respect of heritage impacts, landscaping, land contamination or highways considerations.

 

Subject to the recommended conditions within section 8.2 of this report, the proposal was considered by Officers to be acceptable with no material harm to visual or residential amenity, heritage interests or highway safety, and the application was therefore recommended by them 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 Manager (TF) in respect of the application.

 

An update sheet had been circulated to the Committee prior to the meeting with details of an additional representation received from the Harwich Society, as follows:-

 

“The Harwich Society supports the proposed development of this cleared site as a public car park with toilet facilities and open space. It will be a welcome investment in the Dovercourt Town Centre.”

 

Tom Gardiner, Head of Economic Growth, spoke on behalf of Tendring District Council, in support of the application.

 

Matters raised by Members of the Committee:-	Planning Officers’ response thereto:-
A member of the Committee referred to the site plan, was the one-way system going to have an effect on the entry and exit of the plan?	In terms of the Highway infrastructure, manoeuvring is suitable. Enforcement would be the responsibility of ECC Highways.
Would electricity be accessible from within the proposed car park for event purposes?	This infrastructure would be available to facilitate electricity use along with fire hydrants.
What are the current circumstances in relation to Milton Road car park?	An update was issued in terms of the removal of Milton Road car park for development currently accommodating 60 parking spaces.
A member of the Committee referred to the buildings, would they remain in situ?	The Planning Officer confirmed that planting would screen some of the unsightly buildings, the adjacent owners were contacted to participate in this.
Would there be disabled toilet facilities within the toilet block?	The Planning Officer confirmed that the toilet block would be accessible.
Did Highways visit the site entrance in particular? Would TDC monitor and control access to the car park?	Planning Officers confirmed that Highways visited the site. The Planning Officer referred members of the Committee to condition 14 regarding the car park operation and the nature of the barrier.
Could there be infrastructure for a fully electric car park?	The Planning Officer confirmed that the infrastructure would be in place for future proposals if they arose. The Planning Officer confirmed that external consultants had reviewed the requirements and 4 charging points were required for the outset of the plan, this could potentially be increased to 8. Further charging points would be cost-dependent.
Would there be a point in which certain permissions would be sought for long-standing events?	The period of 28 consecutive days for events has been extended during the pandemic to 56 days.
Would the maintenance of the trees and hedges be the responsibility of the Council?	The Planning Officer confirmed that Tendring District Council would maintain the condition of the trees and hedges.
Members of the Committee referred to the current fence situated at the entrance.	The Planning Officer suggested advising ECC of these concerns.

 

Following discussion by the Committee, it was moved by Councillor Alexander, seconded by Councillor Fowler and unanimously RESOLVED that the Assistant Director (Planning) (or equivalent authorised officer) be authorised to grant planning permission for the development, subject to the following planning conditions (and reasons):-

 

 

1). The development hereby permitted shall be begun before the expiration of three years from   the date of this permission.

 

Reason - To comply with the requirements of Section 91 of the Town and Country Planning Act 1990, as amended by the Planning and Compulsory Purchase Act 2004.

 

2). The development hereby permitted shall be carried out in accordance with the following         approved plans:

 

            - Drawing no. 171 A (Masterplan)

            - Drawing no. 101 (Street Scenes)

            - Drawing no. 500 (Toilet Block)

            - Drawing no. 60498/C/0001 A (Private External Works – General Arrangements)

            - Drawing no. WLC481-1300-001 (Car Park Lighting Layout)

            - Drawing no. 60498/C/0002 (Drainage Plan)

            - Document Reference - WLC481-LC-AC-001 (Lighting Report)

            - Mer EV Charging Proposal Report (July 2021)

           

            Reason - For the avoidance of doubt and in the interests of proper planning.

 

3). All hard landscaping, planting, seeding or turfing shown the approved landscaping details drawing no. 257-000 (Structure Planting), 257-001 (Toilet Block), 257-002 (North), 257-003 (South) and 257-004 (Community Garden) and the associated documents 257-D-001 (Softworks Specifications) and 257-D-002 (Planting Schedule) shall be carried out during the first planting and seeding season (October - March inclusive) following the commencement of the development or in such other phased arrangement as may be agreed in writing by the Local Planning Authority. Any trees or shrubs which, within a period        of 5 years of being planted die, are removed or seriously damaged or seriously diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority agrees in writing to a variation of the previously approved details.

           

Reason - To ensure the implementation of the approved scheme and adequate    maintenance of the landscaping for a period of five years in the interests of visual amenity.

 

4). There should be no obstruction above ground level within a 2.4 m wide parallel band visibility splay as measured from and along the nearside edge of the carriageway (between the junction with the High Street and the car park exit). Such vehicular visibility splays shall be provided before the road junction and access is first used by vehicular traffic and retained free of obstruction above 600mm at all times.

 

Reason - To provide adequate inter-visibility between users of the access and the public highway in the interests of highway safety.

 

5). Prior to occupation of the development a 1.5 metre x 1.5 metre pedestrian visibility splay, as measured from and along the highway boundary, shall be provided on both sides of the        vehicular access. Such visibility splays shall be retained free of any obstruction in   perpetuity. These visibility splays must not form part of the vehicular surface of the access.

 

Reason - To provide adequate inter-visibility between the users of the access and pedestrians in the adjoining public highway in the interest of highway safety.

 

6). Prior to the occupation of any of the proposed development the internal road and footway layouts shall be provided in principal and accord with Drawing Number:

 

- 60498/C/0001 A       Private external works - general arrangement

 

Reason - To ensure that vehicles using the site access do so in a controlled manner, in the interests of highway safety.

 

7). The development shall not come into use until the following have been provided or completed:

 

a)         A priority junction off Orwell Road to provide access to the proposal site, the access road            shall have a minimum width of 6.0 metres for the first 6 metres, with a 2 metre wide footway    provide around the north kerb radii with Orwell Road and extended northwards to its    junction with the High Street and provided with appropriate drop kerb/ tactile paving either        side of the junction to the car park.

 

b)         The introduction of a narrowing to the north of the car park exit to deter left turn movements        out of the car park to be agreed/approved with the Planning Authority (in writing) in     conjunction with the Highway Authority.

 

c)         Improvements to the footway to an affective width of 1.5 metres south of the car park       access with Orwell Road to its junction with Milton Road.

 

Reason – In the interests of highway safety.

 

8). Any proposed boundary planting shall be planted a minimum of 1 metre back from the highway boundary and any visibility splay.

 

Reason: To ensure that the future outward growth of the planting does not encroach upon the highway or interfere with the passage of users of the highway, to preserve the integrity of the highway.

 

9). Prior to the first use of any external lighting within the development site, the light source shall be so positioned and shielded, in perpetuity, to ensure that users of the highway are not affected by dazzle and/or glare, in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

 

Reason - To ensure that users of the highway are not subjected to glare and dazzle from             lighting within the development in the interest of highway safety.

 

10). No development shall take place, including any ground works or demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:

 

            - the parking of vehicles of site operatives and visitors

            - loading and unloading of plant and materials

            - storage of plant and materials used in constructing the development

            - wheel and underbody washing facilities

            - dust, noise and emission suppression methods

            - hours of construction

            - piling method statement (if needed).

           

Reason – In the interests of highway safety and residential amenity.

 

11). The development shall be carried out in full accordance with the recommendations and conclusions contained within the submitted ‘Remediation Method Statement’ (as prepared by Richard Jackson Engineering Consultants).

 

Prior to the development being brought into operational use a Validation Report must be submitted to and approved in writing by the Local Planning Authority. The Validation Report must demonstrate that the requirements of the Remediation Method Statement have been met and must include all recommendations stated in Section 8 of the Remediation Method Statement.

 

Reason –To safeguard against potential contaminates on site.

 

12). The powered two-wheeler/cycle parking facilities as shown on the approved plan are to be provided prior to the first occupation of the development and retained at all times.

 

Reason - To ensure appropriate powered two-wheeler and bicycle parking is provided.

 

13). The proposed development shall not be first used until such time as the vehicle parking areas indicated on the approved plans, including any parking spaces for the mobility impaired and the electric charging point bays, have been hard surfaced, sealed and marked out in parking bays. The vehicle parking area shall be retained in this form at all times. The vehicle parking shall not be used for any purpose other than the parking of vehicles that            are related to the use of the development unless otherwise agreed with the Local             Planning Authority.

 

Reason - To ensure that on street parking of vehicles in the adjoining streets does not     occur in the interests of highway safety and that appropriate parking is provided.

 

14). Prior to first use of the car park details of the proposed barrier/height restriction system and car park operating hours shall be submitted to and approved, in writing, by the Local Planning Authority. The approved barrier/height restriction system shall be installed prior to the first use of the car park and retained in perpetuity.

 

Reason – In the interests of residential amenity.

           

15). Prior to the construction of the proposed retaining wall precise details of the manufacturer    and type of dark red brickwork (including the proposed bond details) shall be submitted to and approved in writing by the Local Planning Authority.  

                       

The retaining wall shall be construction in full accordance with the approved plans.

 

Reason – In the interests of visual amenity and preserve the character of the conservation area setting.