Demolition of existing derelict 20 Victoria Street, and comprehensive redevelopment of the site including construction of 4 storey residential building consisting of 8 units (Use Class C3), car parking, landscaping and associated works.

Members were told that the application was before the Planning Committee as Tendring District Council was the applicant and owner of the sites in question. The proposal sought permission for the erection of a four storey residential block to provide for eight apartments, following the demolition of Number 20 Victoria Street, as well as conversion of a site into an ancillary car park to provide for eight spaces. Given that the sites fell within the Settlement Development Boundary for Dovercourt and an area prioritised for regeneration, the principle of development was accepted.

The Committee was informed that Officers considered that the design, scale and layout was of an acceptable nature in-keeping with the area’s existing character, and whilst it was noted that ECC Heritage had raised a low level of less than substantial harm, the public benefits of the proposal far outweighed that harm. There was not considered to be significant harm to the amenities of neighbouring residents, and all of the apartments would meet the National Space Standards. Essex Highways Authority had raised no objections, and whilst the parking provisions fell just below the Essex Parking Standards, Officers noted that it was just a minor shortfall and the site was within a highly sustainable location in good walking distance to a range of services and facilities.

Officers told Members that the site fell within a high-risk flood zone, however the Environment Agency had raised no objections. Further, the applicant had undertaken a Sequential Test to identify whether there were alternative sites available within a lower flooding risk, however it had concluded that there were none.

Members heard that taking all of the above into consideration, Officers had concluded that whilst there were some minor harms from the proposal, namely the low level of less than substantial harm to the Dovercourt Conservation Area and slight shortfall of parking provision, they were significantly outweighed by the benefits of the scheme.

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 Senior Planning Officer (MP) in respect of the application.

An Officer Update Sheet had been circulated to Members prior to the meeting which covered the following matters:-

“Paragraph 8.19 states that the suggested alterations would result in the loss of two units, but for full clarity it would mean that two of the units would fail to meet the nationally described space standards.

Paragraph 8.28 incorrectly states that all units are either one or two bedrooms; two of the units are to be served by three bedrooms. However, the Officers assessment within this paragraph remains unchanged.

The wording of Condition 12 is proposed to be to include reference to details of the railings, and to read as follows:

CONDITION: No development/works shall be commenced above slab level until precise details of the manufacturer and types and colours of external facing, roofing and railing materials to be used in construction have been submitted to and approved, in writing, by the Local Planning Authority. Such materials as may be agreed shall be those used in the development and fully applied prior to the first use/occupation. 

REASON:  To secure an orderly and well-designed finish sympathetic to the character of the existing building(s) and in the interests of visual amenity and the character and appearance of the area.”

Lee Heley, on behalf of the applicant, spoke in support of the application.

It was moved by Councillor White, seconded by Councillor Bray and:-

RESOLVED that the Head of Planning and Building Control be authorised to issue the grant of planning permission subject to:

1)    notice first being given to Historic England of this resolution and either:-

(a)  no comment being received from Historic England within 21 days from the date of notice; or

(b)  comments being received from Historic England at any time within the 21-day period raising no objection (if a negative response is received the application will be referred back to the Planning Committee for consideration)

2)    the conditions as stated at paragraph 10.2 of the Officer report (A.1), subject to the amendment to Condition 12 as set out on the 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

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