Submission of details under Outline Planning Permission 17/01229/OUT – considering appearance, landscaping, layout and scale for residential phases one and two for 417 no. dwellings, open space, principle spine road linking St John’s Road to Jaywick Lane and associated ancillary works.

Earlier on in the meeting as reported under Minute 32 above, Councillor Goldman had declared for the public record that he lived near the application site, and that he therefore would not participate in the Committee’s deliberations and decision making for this application. Councillor Goldman therefore left the room at this juncture.

The Committee heard that this application sought approval for the Reserved Matters relating to appearance, landscaping, layout, and scale for residential phases one and two, comprising 417 dwellings. Phases one and two formed part of a larger site that was a strategic allocation which already benefited from outline planning consent for its redevelopment to provide up to 950 residential units. The above mentioned outline consent (reference number 17/01229/OUT) also included a new neighbourhood centre comprising a local healthcare facility of up to 1500sqm NIA and up to 700sqm GFA for use classes E(a) (shops), E(b) (food and drink) and/or F.2 (community centre); a 2.1ha site for a new primary school – those elements did not form part of the reserved matters application the subject of this Officer report.

Members were told that the application was in front of Members at the discretion of the Head of Planning and Building Control because the site was of major strategic importance for the Strategic Urban Settlement of Clacton-on-Sea.

The Committee was informed that the submission followed statutory consultations and discussions between the Local Planning Authority (LPA), the applicant and other stakeholders such as Essex County Council Highways and Education, resulting in revisions to address concerns raised by local objectors, planning officers and consultees.

The Committee was made aware that the key elements of the approved outline consent, including primary access from both St Johns Road and Jaywick Lane, the broad location of major open spaces, and the designated Education Land were all fixed and had been carefully integrated into this detailed application. While some local objections had been raised, those mainly pertained to aspects already agreed upon in the outline permission or were issues that would be addressed through planning conditions and obligations imposed on and included in the outline consent, or were matters that the LPA felt had now been addressed through the submission of revised plans and documents (detail of which was provided through the Officer report).

Officers reminded Members that the proposed layout built on the approved access routes and spine road, and it was considered that the overall design and layout of phases one and two would create a cohesive and attractive development. The tree-line spine road and strategically positioned open spaces in phases one and two would contribute to a strong sense of place. The scale and appearance of the dwellings, along with the high-quality landscaping proposals, were considered by Officers to be appropriate for the surrounding area and set a positive precedent for future phases.

Members were further told that the concerns regarding access to the Education Land, particularly for vehicular and pedestrian traffic, had been addressed through revised plans. Both Planning Officers and ECC Officers now deemed the indicative access arrangements to, and from, the future school to be capable of being safe and suitable for all users, including future school attendees.

Overall, the details for phases one and two were considered acceptable by Officers, and the application had therefore been recommended by Officers for approval, subject to conditions.

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 Officer Update Sheet had been circulated to Members prior to the meeting including minor changes to Conditions 3, 6 and 7 in order to make them more accurate and to ensure that they did not stand in conflict with any conditions imposed on the outline consent. That was as follows:-

“Condition 3 is recommended to be altered to read:

CONDITION 3: Prior to the first occupation of any dwellings in phases one and two the internal road layout, public rights of way, parking and associated improvements leading to/from that dwelling/flat, shall be provided in principle and accord with Drawing Numbers:

• PH-123-003 Rev. B                Detailed layout north,
• PH-123-004 Rev. B                Detailed layout south,
• PH-123-002 Rev. B                Amended Masterplan,
• 700-A to 704-A                        Onsite highway geometry and visibility splays,
• 900-A to 904-A                        Onsite swept path refuse vehicle,
• PH-123-063-A                         Amended garage elevations and floor plan,
• PH-123-067                            Car ports floor plans and elevation.

Condition 6 is recommended to be altered to read:

CONDITION 6: Any proposed boundary planting shall be planted a minimum of 1m back from the highway boundary and any boundary planting above 600mm in height shall not be planted within any visibility splays.

Condition 7 is recommended to be altered to read:

CONDITION 7: Prior to occupation of each dwelling/flat in phases one or two, the car parking and turning areas for that dwelling/block of flats shall be provided and retained in this form at all times and shall not be used for any purpose other than the parking and turning of vehicles related to the use of the development thereafter.”

Paige Milner-Harris, the applicant, spoke in support of the application.

It was moved by Councillor Alexander, seconded by Councillor Placey and:-

RESOLVED that:-

1)    the Head of Planning and Building Control be authorised to grant planning permission subject to the conditions as stated at paragraph 10.2 of the Officer report (A.3), the updated Conditions in the Officer Update Sheet, or varied as is necessary to ensure the wording is enforceable, precise, and reasonable in all other respects, including appropriate updates, so long as the principle of the conditions as referenced is retained; and

2)    the sending of any informative notes to the applicant as may be deemed necessary.