Agenda item
- Meeting of Planning Committee, Tuesday, 4th March, 2025 5.00 pm (Item 58.)
- View the background to item 58.
Demolition of existing multi-story car park and clearance of site. Construction of replacement multi-story car park, 28no. residential (Class C3) apartments, and 5no. flexible units (Class E, F1, F2 and related Sui Generis uses).
Minutes:
Earlier on in the meeting, as detailed under Minute 56 above, Councillors Alexander and Smith had both declared an Interest in this application. They thereupon withdrew from the meeting and left the room whilst the Committee deliberated on this application and reached its decision.
Members were told that this application was before the Planning Committee on the basis that the applicant and owner of the site was Tendring District Council.
Officers made Members aware that the application sought the demolition of the existing multi-story car park and all other structures, to be replaced by a new multi-story car park providing 301 spaces, the erection of 28 affordable residential units and the erection of 1,330sqm of flexible commercial floorspace. Given that the site fell within the Settlement Development Boundary for Clacton-on-Sea, and was also an area prioritised for regeneration, the principle of development was acceptable. The proposed commercial uses might not necessarily be main town centre uses, but Officers believed that they would still be a boost to the commercial offering in the surrounding area.
The Committee was informed that Officers considered that the design, scale and layout was an acceptable response to the character and appearance of the area, and whilst there would be a degree of harm to the amenities of Number 39 Carnarvon Road, on balance that was not considered so significant that it warranted recommending a refusal. The residential units all met the technical housing space standards and provided for enough private amenity space, and Essex Highways Authority had raised no objections subject to conditions. The parking provision was also considered to be of an acceptable level.
Members were made aware that the proposed development would result in the loss of a Copper Beech tree, however, whilst unfortunate it would not have been feasible to retain it without significant revisions to the wider scheme. Furthermore, the proposed development included a significant increase of soft landscaping, and therefore on balance the wider benefits of the scheme were considered to outweigh the harm of the loss of that tree.
The Committee was also told that taking all the above into consideration, Officers had concluded that, whilst there were some minor harms as a result of the development, they were significantly outweighed by the benefits the scheme would generate.
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 subject to a Section 106 legal agreement.
At the meeting, an oral presentation was made by the Council’s Senior Planning Officer (MP) in respect of the application.
There was no update circulated to Members prior to the meeting in relation to this application.
Mike Carran, representing the applicant, spoke in support of this application.
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Matters raised by Members of the Committee:- |
Officer’s response thereto:- |
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Has some of the affordable housing been reserved for Essential Workers? If not, could it be looked into and encouraged? |
40% of the housing provision is for affordable housing. A housing allocation for Essential Workers does not form part of this application. TDC’s affordable housing definition follows that within the NPPF. As there is not an Essential Worker Policy within the Local Plan there is not a basis on which to insist upon it via a condition. Going forward, the landowner can make such a provision but it falls beyond the scope of this application. |
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With the current car park there seems to be very little use of the upper floors. How can we ensure that, going forward, people do not park in the open spaces given that most users of the High Street Multi Storey car park currently part in the open on the ground floor. |
The open spaces you mention will be inaccessible to vehicles. Cars will only be able to access the new multi-story car park and will have no choice but to park within. |
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There is Japanese knot weed on the site. What provision can TDC make to deal with this problem in a safe manner. |
The Environment Agency (EA) would need to be involved in any matter regarding this knot weed and a permit from the EA would be required to treat or remove the knot weed. Therefore, it is outside of the Council’s remit to impose a planning condition. |
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The height of the proposed new multi-storey car park will be five storeys. The present car park is three storeys. How will the impact of this be managed? |
The separation distance from the site of the proposed new multi-storey car park to buildings the other side of Carnarvon Road is 20m and therefore this will not be an issue. The new car park will affect the residential units adjacent to it. However, the relocation of the car park site further away from the backs of buildings in Station Road will be a significant positive outcome. |
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Are there parking spaces at the very top of the site? |
No – this area is allocated for public seating and a community space. |
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Can you confirm that you are satisfied that there is no conflict of interest given that ECC Place Services have been involved in both the Green Infrastructure and the Ecology assessments? |
Yes, we are satisfied that there is no such conflict of interest. ECC took steps to ensure that there was no crossover of the Officers involved in those assessments. |
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Is there any parking provision for invalids? Will lifts be provided within the multi-storey? Can there be such parking adjacent to the High Street? |
21 invalid parking spaces will be provided on the ground floor. There will two lifts providing access to the higher storeys. Disabled facilities will also be provided adjacent to those lifts. |
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Will there be any electric vehicle charging points provided? |
36 EV charging points will be provided. There is currently only one provided within the existing car park. |
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Will the new buildings be coloured grey? |
Both the residential and mixed-use buildings will likely be “light blue”. However, Condition 10 will secure such details. |
It was moved by Councillor Goldman, seconded by Councillor Sudra and:-
RESOLVED that:-
(1) on appropriate terms as summarised below and those as may be deemed necessary to the satisfaction of the Head of Planning and Building Control to secure the completion of a legal agreement under the provisions of Section 106 of the Town and Country Planning Act 1990 dealing with the following matters:
· Affordable Housing provision; and
· Biodiversity Net Gain (Unless the applicant opts to deal with this under the planning condition)
(2) the Head of Planning and Building Control be authorised to grant planning subject to the agreed Section 106 agreement and conditions as stated at paragraph 10.2, 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;
(3) the sending of any informative notes to the applicant as may be deemed necessary; and
(4) in any event of the Planning obligations or requirements referred to in Resolution (1) above not being secured and/or not secured within 12 months from the date of this meeting that the Head of Planning and Building Control be authorised to refuse the application on appropriate grounds at their discretion.
Supporting documents:
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