Agenda item

Outline application (all matters reserved except means of access) for the redevelopment (including demolition) of the site for up to 950 residential units (including affordable housing) with a new Neighbourhood Centre comprising a local healthcare facility of up to 1500sqm NIA and up to 700sqm GFA for use classes A1 (shops), A3 (food and drink) and/or D1 (community centre); a 2.1ha site for a new primary school; and associated roads, open space, drainage, landscaping and other associated infrastructure.

Councillor Heaney had previously declared that due to the fact she was not present when application 17/01229/OUT – Land Adjacent and to the Rear of 755 and 757 St Johns Road, Clacton-On-Sea, CO16 8BJ, was first before the Committee, she would not participate whilst the Committee deliberated and reached its decision.

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 (SCE) in respect of the application.

Following discussion by the Committee, it was moved by Councillor McWilliams, seconded by Councillor Alexander and RESOLVED that the Head of Planning (or equivalent authorised officer) be authorised to grant planning permission for the development, subject to:

a)         Within 6 (six) months of the date of the Committee’s resolution to approve [to be revised to ‘no later than 1^st March 2019], 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 (where relevant and subject to the completion of viability testing):

·           On-site Council Housing/Affordable Housing (the quantum and tenure to be agreed by the Head of Planning following the satisfactory completion of viability testing);

·           Provision of land on-site for a new healthcare facility together with a financial contribution towards its provision. [In the event that the land is not required, the financial contribution will be spent on health facilities elsewhere (to be determined by the NHS);

·           Transfer of new open space, including proposed equipped play areas to the Council or a management company;

·           Land for a new primary school and early years and childcare facility on site with financial contributions towards the provision of those facilities;

·           Financial contributions to create additional secondary school places;

·           New neighbourhood centre; and

·           Financial contributions towards off-site ecological mitigation.

[Also the routing of bus services through the development – as advised on the 30^th May 2018 update sheet] 

b)         Planning conditions in accordance with those set out in (i) below (but with such amendments and additions, if any, to the detailed wording thereof as the Head of Planning (or the equivalent authorised officer) in their discretion considers appropriate).

(i)      Conditions:

1.    Standard 3 year time limit for submission of first reserved matters application (which can thereafter be submitted in phases to reflect the phasing of the development.

2.    Standard 2 year limit for commencement of development following approval of reserved matters.

3.    Details of appearance, layout, scale and landscaping (the reserved matters).

4.    Layout and phasing plan/programme.

5.    Compliance with approved access plans.

6.    Development to be in accordance with the approved parameters plans.

7.    Development to contain up to (but no more than) 950 dwellings and quantums of non-residential development specified.

8.    Highways conditions (as recommended by the Highway Authority) relating to:

·         detailed junction arrangements on St. Johns Rd and Jaywick Lane;

·         cycleway/footway across St. Johns Rd and Jaywick Lane frontages;

·         bus services to be routed through the development;

·         residential travel plans;

·         improvements at existing St. John’s Rd/Jaywick Lane junction;

·         signals at the Bockings Elm junction of St. John’s Rd and Cloes Lane;

·         improvements to St. Johns Rd/Peter Bruff Avenue junction;

·         improvements at St. John’s roundabout;  

·         road safety assessments to be completed for all the above measures;

·         no  discharge of surface water onto the highway;

·         wheel cleaning facilities; and

·         car parking spaces and garages.

[The Highway Authority’s recommended conditions are revised to cover: 

·           The need for a construction management plan;

·           The new junction onto St. John’s Road – to be delivered prior to first occupation of Phase 1;

·           The new junction onto Jaywick Lane – to be delivered prior to occupation of phase 2A, 3 or 4;

·           The completion of the St. John’s Road to Jaywick Lane link road – to be completed prior to occupation of phase 3 or 4;

·           The completion of a cycleway/footway along Jaywick Lane frontage prior to phase SA, 3 or 4;

·           Improvements to St. John’s Road/Jaywick Lane and St. Johns Road/Cloes Lane junctions – to be delivered prior to occupation of 250 dwellings;

·           Improvements to St. Johns Road/Peter Bruff Avenue junction and the St. John’s Roundabout – to be delivered prior to occupation of 500 dwellings;

·           Improvements to existing bus stops in St. John’s Road and provision of pedestrian access to those stops;

·           Provision of a high quality bus service through the development via the link road or £500,000 contribution towards its delivery (as being secured the s106 agreement);

·           Provision of a pedestrian link between the proposed primary school and neighbourhood centre in advance of the link road being completed; and

·           Residential travel plan and residential travel pack.] 

9.    Construction methods statement.

10. Surface water drainage scheme and management arrangements.

11. Foul water drainage strategy.

12. Archaeological assessment/trial trenching.

13. Contaminated land investigation and remediation. 

14. Piling restrictions.

15. Details of levels, lighting, boundary treatments, materials and refuse storage/collection points.

16. Hard and soft landscaping plan/implementation.

17. Tree protection measures.

18. Construction Environmental Management Plan.

19. Landscape and ecology mitigation/management plan.

20. Details of dog walking routes (part of ecological mitigation).

21. Broadband connection.

22. Local employment arrangements.

23. Details of water, energy and resource efficiency measures.

c)         That the Head of Planning (or the equivalent authorised officer) be authorised to refuse planning permission in the event that such legal agreement has not been completed within the period of 6 (six) months, or further period as agreed, as the requirements necessary to make the development acceptable in planning terms had not been secured through a s106 planning obligation.