Agenda item

The application is before Members at the request of the Assistant Director of Planning and because there are minor conflict with policies and guidance relating to what is expected on standards for residential accommodation.

Earlier in the meeting Councillor Alexander had declared a personal interest in this Planning Applicationdue to his being a Ward Member for that location. He had stated that he was not pre-determined and therefore he participated in the Committee’s deliberations on this application.

 

It was reported that the application was before Members at the request of the Assistant Director (Planning) as there were a minor conflict with policies and guidance relating to what was expected on standards for residential accommodation.

 

The Committee was advised that the application site was known as Nos. 4, 6 and 8 Edith Road and was located on the east side of Edith Road (Clacton-on-Sea) and close to the junction with Marine Parade.  The site  lay within the Settlement Development Boundary of Clacton-on-Sea as defined within both the adopted Tendring District Local Plan 2007 and the emerging Tendring District Local Plan 2013-2033 and Beyond Publication Draft (June 2017). The immediately vicinity was predominantly residential in character and a mixture of residential development comprising two, three and four storey semi-detached, terrace dwellings, the occasional detached dwelling and apartment blocks surrounded the site.         

 

The development proposal consisted of a change of use to a sui generis for 34 supported living units, including infill extension and other external alterations.

 

Given the current shortage of affordable homes in the District, Officers considered that facilities such as this played a vital role in providing short-term accommodation for sections of society in need, which was supported by national policy. Furthermore, the site was located in a highly sustainable, built up area of Clacton-on-Sea and within easy walking distance of a local convenience store, a café, the beach and other amenities. There were bus stops along Marine Parade West providing regular services to Walton, Frinton, Colchester and indeed other urban centres with ample services and job opportunities.  The site was within walking distance of Clacton Railway station providing excellent links to London.

 

Members were advised that the existing and authorised use on site was a combination of low budget guest houses/hotel, a hostel for the homeless, and some lawful self-contained flats.  Collectively and having regard to the existing authorised uses, the site consisted of nos. 4, 6 and 8 Edith Road could provide either low budget guest houses/hotel, or accommodation in the form of a hostel for the homeless, or accommodation in the form of 5 self-contained flats for up to 36 unrelated people or groups of people/families equating to up to 36 individuals. 

 

It was reported that the principle of supported living units being provided in sustainable urban centres close to shops, services, open spaces and other amenities was supported in both local (emerging and adopted) policies as well as in the NPPF.  The proposal would homogenise a current incompatible series of residential land uses (low budget guest houses/hotel, a hostel for the homeless, and some lawful self-contained flats), and would bring forward functional and appropriate temporary accommodation for ‘at risk’ people and the vulnerable, which would be, subject to conditions, well managed and in a suitable and sustainable location.

 

Having regard to the operational fall-back position the proposal was considered by Officers to be acceptable from a residential amenity perspective (subject to conditions).  The scheme would result in significant improvements to the buildings and the wider street scene and there were no highways safety or parking implications, and subject to conditions, the development would result in no net loss in biodiversity.

 

 

 

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 (JJ) in respect of the application.

 

An update sheet had been circulated to the Committee prior to the meeting with details of Tendring District Council Housing Department’s comments in support of the application.

 

Richard Priest, the agent on behalf of the applicant, spoke in support of the application.

 

Matters raised by Members of the Committee:-	Officer’s response thereto:-
A Member of the Committee raised that no response had been received from the Police.	The Planning Officer confirmed that no response had been received with regards to the application.
It was raised by a Member of the Committee concerns regarding the anti-social behaviour within the area. What times would the wardens be on duty?	The Planning Officer confirmed that wardens would monitor the area around 14 hours per day where 24/7 management would be available on call. A condition could be imposed for a Site Management Plan to include details of staffing and support.
What assurances could Members have that nobody is put at risk being in the premises?	The Planning Officer confirmed that the operator was successful in providing the service. They would work closely with TDC’s Housing Department.

 

Following discussion by the Committee, it was moved by Councillor Baker, seconded by Councillor Alexander 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:-

 

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:

 

·         2020121/11

·         2020121/13 Rev B

·         2020121/24

·         2020121/25 Rev C

·         2020121/26 Rev A

·         2020121/27

·         2020121/28

·         2020121/29 Rev B

·         2020121/30 Rev A

·         2020121/31 Rev A

·         2020121/32 Rev A

·         2020121/33

·         2020121/34 Rev B

·         Document titled ‘Circle Housing and Support – Supported Lodging to independent living – Property Specification and Standards

·         Document titled ‘Proposed conversion of buildings into self-contained studio apartments – 4, 6 & 8 Edith Road, Clacton on Sea for ISSAM Properties – Accommodation Schedule by floor and apartment number

 

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

 

3. The use hereby approved shall only be occupied by a maximum of 34 residents at any one time.

 

Reason – In order to control the intensity of the use in the interests of residential amenities.

 

4. Prior to first occupation of any of the 34 supported living units hereby approved, a detailed Site Management Plan (SMP) shall be submitted to and approved in writing by the local planning authority.  The SMP shall describe and detail precisely the means by which the Sui Generis supported living facility hereby approved shall be managed on a day to day basis, and shall include details on refuse management and all maintenance of internal and external communal areas. The measures agreed every annual SMP shall be implemented as agreed and retained as such thereafter.

 

Reason – To ensure the use and facility is appropriately operated and managed in the interests of residential amenities for both existing and future occupants.

 

5. The development hereby approved shall only be used on the basis of ‘Sui Generis’ Supported Living units, and the ground floor site office in No. 6 Edith Road shall be retained and used as site office in connection with the management of the supported living facility in perpetuity, in strict accordance with the plans hereby approved.  The 34 supported living units hereby approved shall not be used at any times as private self-contained dwelling houses falling under use Class C3 of the Town and Country Planning (Use Classes) Order 1987 (as amended). The overall number of residents occupying the buildings at Nos. 4, 6 and 8 Edith Road at any one time shall not exceed 34.

 

Reason – The application has been assessed on the basis of the proposal for 34 supported living units (sui generis), and in order to prevent the establishment of unmanaged self-contained units for private occupancy, and in view of the limited provision of car parking, to protect the amenity of the area generally.

 

6.  All new hardstanding and parking areas shall be made of porous materials, or provision shall be made to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the site.

 

Reason - In the interests of sustainable development and to ensure that run-off water is avoided to minimise the risk of surface water flooding.

 

7. Cycle parking shall be provided in accordance with the EPOA Parking Standards. The approved cycle parking facilities shall be secure, convenient, covered and provided prior to first occupation and retained at all times.

 

Reason - To ensure appropriate cycle parking is provided in the interest of highway safety and amenity in accordance with Policy DM8.

 

8. Prior to first occupation of any of the ‘Sui Generis’ Supported Living units hereby approved, the Developer shall be responsible for the provision and implementation of a Residential Travel Information Pack per unit, for sustainable transport, approved by Essex County Council, to include six one day travel vouchers for use with the relevant local public transport operator.   

                                                                      

Reason: In the interests of reducing the need to travel by car and promoting sustainable development and transport in accordance with policies DM9 and DM10.

 

9. Each vehicular parking space shall have minimum dimensions of 2.5 metres x 5.0 metres (at approximately right angles to the road).

 

Reason - To ensure adequate space for parking off the highway is provided in the interest of highway safety in accordance with Policy DM8.

 

10. Prior to first occupation of any of the ‘Sui Generis’ Supported Living units hereby approved,   any new or altered vehicular access shall be constructed at right angles to the highway boundary and to the existing carriageway. The width of the access at its junction with the            highway shall not be less than 3.6 metres (3 metres minimum – 6 metres maximum), shall be retained at that width for 5 metres within the site and shall be provided with an appropriate dropped kerb vehicular crossing of the footway.

 

Reason - To ensure that vehicles can enter and leave the highway in a controlled manner in the interest of highway safety in accordance with policy DM1.

 

11. There shall be no discharge of surface water onto the Highway.

 

Reason: To prevent hazards caused by water flowing onto the highway and to avoid the formation of ice on the highway in the interest of highway safety to ensure accordance with policy DM1.    

 

12. Areas within the curtilage of the site for the purpose of the reception and storage of    building materials shall be identified clear of the highway.

 

Reason - To ensure that appropriate loading / unloading facilities are available to ensure that the highway is not obstructed during the construction period in the interest of highway safety in accordance with policy DM1.