It almost appears inevitable that Canvey Island will once again supply the bulk of the Borough’s Housing Delivery in the near future!
The all important Local Plan 5 Year Housing Supply will be boosted, or drained, by the success of the Sandy Bay venture at the Thorney Bay caravan site.
The potential for 1,000+ dwellings, will impact upon the area for better or worse, one of the major impacts, is seemingly the death knell of the Roscommon Way final extension. That is unless the cpbc cabinet’s appeal to Essex County Council to intervene, produces a significant U-turn in the developer’s plans for the Park Homes site.
From the Map below it is difficult to envisage a different route for the Roscommon Way extension that would not divide or disrupt the Sandy Bay site and its community, nor one that would not involve substantial Compulsory Purchase Orders.
The Sandy Bay development is aimed at the over 50’s and retirees, people who will have invested substantial sums and expect the use of the facilities on offer as well as an element of peace and quiet. A main commuter route that may divide the Park Homes site would prove an obstacle in creating the proposed facility. One can only hope that ECC can come up with a solution, otherwise the almost annual, call for road infrastructure improvement funding for Canvey Island, will be added to that of Canvey Way and Somnes Avenue!
The Housing and Planning Act 2016 gave the Thorney Bay site the Green Light to switch tack from the application for 600+ “bricks and mortar dwellings, to an even more numerous Park Home development.
” ‘Park Home’ is the industry name for a caravan which is used for residential purpose.
National Planning Policy, as reflected in the NPPF, requires Local Planning Authorities (LPAs) to produce Local Plans that will deliver the full, Objectively Assessed Needs (OAN), for market and affordable housing in the housing market area. The Government’s online Planning Practice Guidance (PPG) sets out the methodology for assessing housing need; it refers to specific types of housing which should be considered. No reference is made to Park Homes or residential caravans. Accordingly, there is no duty for LPAs to forward plan for provision of this type of housing.”
“”…the needs of people residing in or resorting to their district with respect to the provision of- (a) sites on which caravans can be stationed…”
This suggests that local housing authorities (this includes District Councils and London Borough Councils) will need to start forward planning for provision of residential caravans.
This is a significant step change from other recent planning legislation because it is the first time non-gypsy caravans have been recognised as having a role in contributing towards the supply of housing in a given area.” *
All along CPBC have stated that their planning control powers are restricted to the point of no influence, this despite the apparent desire through the many versions of their Local Plan intending to seek central funding to provide the residents to the Eastern and Southern part of Canvey Island relief from the congested routes off of and onto the Island.
A balance between Homes, Congestion Relief and Profit, with congestion relief finishing an out of site 3rd!
Prior to the 2016 Housing Act it may have been necessary for a development application for Sandy Bay to have gone through the planning channels at CPBC. An apparent similar proposal went before Chelmsford Council’s planners, this site also is subject to Flood Risk so would have required sending to the Environment Agency, as consultees, for consideration.
The use of the 2016 Housing Act, allows the Sandy Bay site to evolve outside of the Local Plan and cpbc planning processes.
Essex County Council may also have reservations in pursuing the remainder of the Roscommon Way link, as the original phases, whether as a cost saving exercise or not, were constructed with a shortened Life Span.**
The completion, however, of the final phase of Roscommon Way would increase usage of the existing phases from commuter, leisure and industrial vehicles, both hazardous and non-hazardous. ECC would need to ask what would be the likely effect of the increased usage on the road foundations, and subsequently the hazardous pipework beneath the existing Roscommon Way, especially where vehicles are filtered into the single lane areas of the carriageway?
Usually the provision of new Highways are restricted by the levels of new Business Use, rather than a level of commuter congestion. The completed stages of the Roscommon Way fulfilled this requirement, it will need compelling evidence, which may have come from a traditional “bricks and mortar” development at Thorney Bay, for the completion phase to be realised.
The problems of developing on Canvey Island are manifold, that one developer appears to understand ways of traversing these obstacles, is clear.
The residents of Canvey Island are now encouraged by cpbc to direct their hopes and protest for highway congestion relief towards Essex County Council!
*The views of Sanderson Weatherall. http://sw.co.uk/property-consultancy/planning/911-the-housing-and-planning-act-2016