Tag Archives: Castle Point Borough Council

Canvey Island’s Last Chance, Benfleet residents dictating the Development and Future Plan of Castle Point!

The Canvey Island pages on Facebook and Social Media will likely soon be red hot with the impact of what the CPBC Local Plan proposes. Increased Traffic Congestion, loss of Green Spaces and over subscribed medical facilities will give us all something to rage about!

Why then does it appear that Canvey Residents are shy of making their views known to the Council ahead of these decisions being made?

With a potential 342 new dwellings being planned for across Castle Point, you can bet a large majority will be built on Canvey and the southern part of the mainland!

Do we believe our voice will not be heard, or our views won’t be considered, or simply that Canvey folk are disengaged from Castle Point Council?

Why is there little press coverage and information, why are CPBC, with their own social media outlets silent instead of encouraging engagement?

With just a week to go, looking at the opening pages of the Local Plan Consultation website Portal, it is clear that Benfleet Folk, understandably concerned for their own environment, are up for the Battle!

There appear far more responses from the mainland than Canvey.

Many, not all, are objecting to all of the mainland proposed development, leaving Canvey Island development sites exposed, due to low objections from the Canvey Community! The Consultation is simply a tick box exercise with a space to add comments, the only tricky part may be registering to comment!

The Link to the CPBC Local Plan Consultation can be found HERE.

Where your first step is to look for the self explanatory line that reads; “In order to complete this form you must first log in or register if you have not yet done so already.”

Your view is important. So far entries do not bode well, the balance needs addressing!

Here are just a few entries on the Consultation:

WM Morrisons (Supermarkets) the “triangle” site (Canvey Road) should be identified as a housing allocation….
PLUS the football pitches to the east of the Morrisons Store on Canvey Island, and owned by Morrisons……. The inclusion of the site as employment land would also provide a valuable addition to the Charfleets Industrial Estate.

………………………..

Inner London Group seeks the enlargement of the land area allocated under Policy E4 (Extension to Charfleets Industrial Estate) to include contiguous land to the east of the existing allocation,bounded by the extension to Roscommon Way to the north and Haven Road to the east

…………………………

OIKOS (OSL) “As has been explained by OSL in its representation on policy T2, delivering this extension of Roscommon Way would require land which the current landowners and lessees (OSL) do not wish to give. For this and other reasons explained, the Roscommon Way extension is not considered to be realistic or deliverable.”

……………………………

Basildon Borough Council “raises questions regarding Castle Point’s land capacity for housing. The 2013 Strategic Housing Land Availability Assessment (SHLAA) identifies that Castle Point has capacity for around 7,300 homes.”

……………………….

Southend Borough Council conclude: “Further the approach taken in preparing the Plan does not fully meet the requirements of the duty to co-operate as outlined in the Localism Act 2011 and the NPPF.”

……………………….

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Photo Courtesy: canveycomesalive

 

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Canvey Island 3rd Access Road – Traffic Chaos set to Continue! Local Plan Carrot to Residents Mashed, Report exposes Credibility doubts!

Any Canvey Island Resident ground down by the daily commute off of the Island, be prepared for Disappointment!

The latest attempt by a now desperate Castle Point Council, to produce a Local Plan under the close scrutiny of the Government Chief Planner, dangles the usual carrot of Highway improvements for Canvey Island within the Consultation questionnaire.

We are asked:

29a. Do you support dualling of the northern section of the A130 Canvey Way in the vicinity of Sadlers Farm?

33a. Do you support a new junction on the A130 Canvey Way to provide access to the west of Benfleet?

scorpions

Beware the Sting in the Tail!

You will note at best, only Limited Carriageway Dualling of Canvey Way is aspired to, with a junction for traffic from a New and vast Housing Estate at Jotmans Farm converging with the already congested traffic leaving and heading to Canvey Island!

This short length of dualling of Canvey Way, is not a measure remotely likely to improve congestion on Canvey Way, one only has to look at the amendments at Sadlers Farm to see that. Sadlers Farm, sold as an improvement for Castle Point motorists, was intended as a “cheap” fix for the A13 / A130 transport to avoid the notorious Sadlers Farm roundabout!

The aspiration to relieve traffic congestion of Canvey Island formed part of the Transport Policies of the long out of date 1998 Castle Point Adopted Local Plan!

A130 Canvey Way dualling – Upgrading of Canvey Way to dual carriageway standard between Sadler’s Farm and Waterside Farm roundabouts and the creation of a grade separated junction at Sadlers Farm Roundabout. 

Despite the proposed improvements, the Council remains concerned in respect of highway infrastructure in Castle Point, and will continue to press the Highway Authority for improvements to the strategic highway network in the Borough, and in particular for the early dualling of Canvey Way.

POLICY T1 – STRATEGIC HIGHWAY NETWORK THE COUNCIL WILL URGE THE HIGHWAY AUTHORITY TO UNDERTAKE IMPROVEMENTS TO THE STRATEGIC HIGHWAY NETWORK IN AND AROUND THE BOROUGH, INCLUDING THE DUALLING OF CANVEY WAY.

No word then of the need for a “3rd Access” to Canvey Island!

Now in the latest Local plan Consultation we are tempted with:

32a. Do you support improved access to Canvey Island?

Note, not the long touted 3rd Access route to Manor Way Thurrock, just “improved access to Canvey Island”!

So should we assume this will infer to us all supporting the “dualling of the northern section of the A130 Canvey Way”, as in Q29A above, whether we do, or do not?

Because I would suggest that the dream of a true 3rd Access Route for Canvey Island remains an aspirational wish!

We have come across paperwork of a meeting in December 2013 that makes clear, not only is a 3rd Access Unlikely and definitely Un Funded, but also unsupported by any Evidence to suggest the benefits would warrant the vast Expenditure required.

The Castle Point Regeneration Team met with the then Secretary of State Patrick Mc Loughlan.

North Thames Link Road Proposal
On the 16th December 2013 a delegation from Castle Point Borough Council took part in a meeting with Mr Patrick McLoughlan. The Secretary of State for Transport to discuss the credibility of the above proposal.

A holistic overview of the above proposal and of the submitted supporting back ground documents was sought. This has resulted in the following preliminary observations designed to promote further work into the soundness and deliverability of the Councils aspiration.

The delegation consisted of Mrs Rebecca Harris MP, high profile CPBC Officers, Local and Essex County Councillors. The agenda was to seek support for a North Thames Link Road Proposal targeted towards the regeneration at the Canvey West Marsh area of the Borough of Castle Point Council, this being an aspiration of CPBC New Local Plan.

General observations for further discussion.

1. The most fundamental omission from the Background papers is the Nathaniel Lichfield and Partners Castle Point Borough Council commissioned “Employment and Retail Needs Assessment” final Report, completed as evidence for The New Local Plan in August 2012. Nathaniel Lichfield specialise in Planning, Design and Economics and their comprehensive report concluded, amongst other things:

“That the impact of improved access to Canvey Island by linking Canvey Island and Thurrock, that it was unclear on the basis of evidence currently available whether the positive economic effect associated with this would justify the significant infrastructure cost associated with providing a new highway, particularly within the context of strained public sector funding and ongoing road improvements elsewhere in the Borough (e.g. Sadlers Farm) which should improve accessibility generally.”

This report also states:

“That it is unclear whether supply chain linkages between Canvey Island firms and London Gateway would improve significantly as a result of a more direct route.”

The report points out a significant point at 7.53. “It is also important to note that four of the demographic/housing led demands estimates result in a negative requirement for employment space in future compared with the current position. This largely reflects an ageing population, which for the modest increase in housing proposed, produced a lower number of working age residents and hence a lower demand for future jobs and employment space.

It is understood that Castle Point Council may be inclined towards a scenario based on 200 dwellings being built per annum. If this were to be the case, it would imply less employment space being needed in future and fewer local workers to support economic growth in the Borough.”

2. The significance of the failure to identify within the North Thames Link Road supporting documentation, the work undertaken for the authority by Nathaniel Lichfield has had the effect of compounding further towards a poorly informed badly evidenced appraisal.

The following points need to be considered:-

3. Did those attending the NTLR regeneration meeting, who may have had an interest, declare that interest?

4. There are long outstanding uncompleted infrastructure issues within the 1998 Local Plan, such as the duelling of Canvey Way and the completion of the Roscommon Way. Was funding for these existing issues discussed if so? What was the Ministers response?

5. Calor Gas and Oikos are incorrectly identified as refineries!

6. For the CPBC NTLR proposal to mention that redundant contaminated Brownfield sites would benefit from becoming available, is somewhat short sighted. Contaminated Sites are not very desirable due to the expense of reclamation, having the effect of limiting the economic viability opportunities

7. The reference to Canvey Way is surprising given that there is no proposal for betterment, the CPBC NTLR proposal details the limitations of this route. The mention of the DMRB Design Manual for Road and Bridge specifications opens up a huge can of worms not only for this proposal but for the New Local Plan

8. With reference to the above guidance process the application would have been expected by the Minister to have the support of a VDM viable demand model as part of the preliminary assessment procedure. This is not evident in the submission.

9. The submission relates to a previous feasibility report which noted that the construction of a road in that area was not without
significant environmental and ecological SSSI constraints. It is difficult to identify within this background report how this will be averted.

10. With reference to note 9 the estimated cost at that time of the previously proposed road was between £45 and £70m which seems conservative given todays examples. However it would seem that to finance this project through private enterprise seems to call in the issue of viability.

11. Reference to the London Gate Way Port and Business Park as if the project would benefit from the access to the North Thames Link Road presumably being able to access Canvey Way should be the most significant reason as to why this proposal should not take place. The submission identifies capacity problems at the A1014 and the Canvey Way, Sadlers Farm junctions, this factor alone negates the benefits to any future employment areas needing to use the North Thames Link Road.

12. There is no evidence that the HCA Homes and Community Agency has disposed of the West Canvey Site into the private sector nor is there any evidence that 4,000 jobs will be created for local people. The trend has been the provision for low paid local employment this tends to multiply deprivation. This factor will not support the argument for large scale market price housing development in this area.

13. The reference to the fact that 100,000 tonnes of LNG Liquid Natural Gas being stored at the Calor Gas site is dangerously misinforming the Minister. This calls into question the integrity of the whole CPBC NTLR document with regards to the reliability of its content when much of it contains unreliable poorly researched evidence.

14. To suggest that the economics of the development of Canvey Town Centre is weak and in need of the potential impetus from the implementation of the Thames growth hubs to enable the town centre redevelopment to become a reality, is a damming indictment for the deliverability of the Canvey Town Centre regeneration aspiration.

15. The non-attendance of an Emergency Planning Officer or any mention of the benefit that this project could bring to the community of Canvey Island by way of assisting in its evacuation, has not been thought worthy as an argument to support the reasoning for a third
road. It can only be concluded from this, that the possibility of a Major Industrial Accident, Surface Water Flooding, Breach and Over Topping of our sea defences (ref: Scott Wilson CPBC SFRA 2010 document ) are sound reasons why not to support further urbanisation of this part of the Borough.

16. Unfortunately the aspiration for further large scale development on the Zone 3 flood plain of Canvey Island was not previously supported within the Planning Inspectors final report following the examination of the withdrawn Core Strategy. This fact has not been recorded in the submitted Back Ground documents despite being known to many of the delegation members presenting evidence to the Minister.

17. There has been very little if any consultation undertaken either with local elected representatives or the local community with regards to this proposal. It is strongly felt locally that once again development of Canvey Island will come forward without the appropriate supporting infrastructure and proper scrutiny.
It is undisputable that Canvey Island has not benefited from the previously identified necessity of the duelling of the Canvey Way or the completion of the Roscommon Way internal linkage route.

There has been no evidence brought forward, other than in support of further unwarranted development, that the duelling of Canvey Way is not by far the best option. This factor alone will support any future major repairs to the existing Canvey Way infrastructure once completed. Should this proposal in any way resemble CPBC previously outdated Local Plan policies, it is likely that material considerations in particular the emergence of the NPPF and also new evidence, will be afforded considerable weight in the decision of soundness following the examination of the New Local Plan.

QAJZU1 E12 PW SPEEDCAMERAS

pic courtesy of Echo News

Photo courtesy: scarymommy.com

Canvey Green Belt safe? Really? Probably as Safe from Development as Jotmans Farm, or Even Less So!

Canvey Islanders are right to be fearful of both Castle Point Council and the Government chief planner, as between them they concoct the next Local Plan for the Borough.

Why, because it appears previous promises and assurances that Canvey AND the mainland’s Green Belt is not in danger of being released for development, are worthless!

Anybody that has visited the cpbc Local Plan consultation Portal, will have noticed that all Green Belt sites considered and promoted for development in the daft 2014 Local Plan, including those rejected and omitted for the Local Plan2016, have now reappeared for consideration!

Directly below are just some of the sites that cpbc Leaders and officers are “considering” including in the list of sites released for development.

You will note that this will affect West, South and East Canvey Island, with knock on effects across the whole of the Island AND south Benfleet, when Traffic, Commuting, Doctors, Hospitals and Schooling are concerned!

Sites appearing in the LP 2018 consultation questionnaire include:

 Do you support the potential residential development at land east of Canvey Road?  Otherwise known as the Dutch Village fields or Corn fields.

Do you support the potential residential development at land fronting Canvey Road? Land alongside the Dutch Cottage

Do you support the potential residential development at land at Thorney Bay Caravan Park, Canvey Island?

Do you support the potential residential development at land at Point Road, Canvey Island?   The Canvey Supply and surrounding Business area.

Do you support the potential residential development at land west of Benfleet? (Jotmans Farm).

Plus other mainland Green Belt sites, making up the list. And of course the other sites we know about, such as the Paddocks, The Jellicoe etc are extra to these!

And yet we have been assured ahead of elections and announcements that the Borough’s Green Belt, at least those sites considered “Virgin” were all protected.

How very disappointing to hear and read the council leader and officers and Government chief planner are now making completely different noises.

We hear NO Dissenting Voices, and our local newspaper, the Echo, appears to be under some level of censorship from cpbc!

As an illustration of the change of direction, reproduced directly below is our Blog post dated 6th October 2017. In it is included a message from Cllr Sheldon, a councillor with good connections to have spoken knowledgeably on Castle Point’s Green Belt situation.

One must ask, “where did it all so horribly go wrong?”

“THE DECISION STANDS. JOTMANS WILL NOT BE BUILT ON.”

Following the Secretary of State’s decision following the Appeal inquiry into the proposed Jotmans Farm Green Belt Housing Development, the developer registered a High Court challenge over the decision of the SoS and Castle Point council.
CPBC Councillor A. Sheldon has issued this notice:

Dear Residents,
I have just received the news that the Developers have not been granted permission to appeal the Jotmans decision by the Secretary of State!!!
This means that no appeal hearing will take place.

They made an application for an appeal and it got refused!!!

THE DECISION STANDS. JOTMANS WILL NOT BE BUILT ON.

I have received word that they are looking to get this decision reviewed (the decision not to review the decision…..), but I am confident this will get thrown out. With every unsuccessful legal bid they make, the case they have grows weaker and weaker. As your local councillor I will keep on monitoring this and keep you updated.
Our message to the developers: “Democracy has won. Take your money and build homes on sites the community want, not ones that are easy”.

Well done again to all those who kept the faith and supported our cause. I also want to thank the Jotmans Farm Action Group who fought this application hard from day 1.

We can all rest that little bit easier now.

We are not completely out of the woods just yet, but we one last step away and I will be dammed if I am going to let anything make us stumble now.
I will be putting out a letter to let the rest of the estate know at the weekend and if anyone could volunteer to deliver their road I would be grateful.

Kind regards,
Councillor Andrew Sheldon

Jotmans Farm SAFE!

Jotmans Farm Safe!

Photo: Echo Newspaper.

Local Plan – is it “Coming Home”, or Not? Roll up, Roll Up! Two Plans for the Price of just One – Castle Point’s Never had it so Good!

Canvey Island and Castle Point residents are being asked to add their opinions and thoughts to the latest Local Plan 2018 consultation process.

Town Centre
This is despite the fact that the Secretary of State, through the opinion of the Government’s Chief Planner, has yet to decide whether Castle Point council are deemed willing and capable of completing the Local Plan publication process themselves to the point of adoption!

The whole Castle Point Local Plan process is being carried out in a Rush under the threat of Intervention!

This despite the Secretary of State’s own office taking from 18 December 2015, when the Inspector issued his report into the Jotmans Farm housing Appeal inquiry, until the 21st April 2017, 16 whole months, to come to a decision. Apparently no hurry then to come to a planning decision, until an Election was imminent.

Residents entering the LP2018 process will note that there isn’t a Local Plan to actually consider, instead there are 2 !

Two Local Plans, from a single Evidence Base!

This shows, as Canvey Islanders should by now be aware, how “Local Factors” and politics can distort and manipulate the contents of Local Plans!

According to the cpbc Chief Executive officer up to 100,000 consultees are invited to respond, despite the 2011 population of Castle Point being just 88,011 and many of these being young children. this may lead to the Consultation response rate being skewed low! Previous response rates have been around just 12%

These Low response rates can lead to distortions of the “Feed Back” by the cpbc officers and our elected representatives. Previously, through these influences, we have seen Housing Growth directed onto Canvey Island despite Flood Risk being an issue, and the reduction of Housing Numbers, due to the concerns over Green Belt loss.

These influences on the Housing Growth have chiefly been in response to mainland residents concerns, indicated through the previous draft Local Plans consultations.

In recent times we have witnessed the pressure of residents and mainland councillors protest be successful in the prevention of the proposed Essex County Council closure of the Deanes school. This was strengthened by the cpbc chief executive’s supporting statement that there was to be a large Housing development site in the surrounding area, residents of which would be attending the Deanes to bring the attendance numbers nearer ECC expectations.

In contrast Canvey’s Castle View school, serving the most densely urbanised part of Castle Point and South Benfleet, was simply Closed!

A public facility closed, and sold off to a sectarian private enterprise.

The Paddocks, allowed to deteriorate despite money being available some years ago for improvements with a top up from CPBC funds, is now seen as a potential Housing development site.

If Canvey Island residents are tired of being dictated to, they must take the trouble to involve themselves in the Consultation.

This is crucial as, not only will a low response rate allow certain councillors to suggest that he, or she represents the “silent majority”, but will allow a potential disastrous Local Plan to emerge just so that it may appear CPBC are compliant with the 2 new strategic “Quango’s”, the “Association of South Essex Local Authorities” (ASELA) and the “Thames Estuary 2050 Growth Commission”!

Dalliance with either or both will lead to major growth changes, both in population from the 90,000 dwellings across the area and traffic especially locally, with no infrastructure improvements. Canvey Island, purely due to its situation will always remain an outpost. However many people are managed to be housed here, little infrastructure will be forthcoming simply because we are in Austere times.

Infrastructure requires maintenance, ECC are not looking to spend more on maintenance!

For all of the Canvey Island Petitions and Referendum the past has proved that election words and promises are cheap, we need to accept that due to our location, the area is seen as Developable, whether Housing, Business or Industrial, yet little benefit or financial return is gained by Infrastructure improvements.

As it stands your Local plan consultation response, in the first instance, will be weighed against mainland responses.

If you  as a Canvey resident consider;

that Canvey Island has become over developed to the point that New Large Housing development sites are unviable,

that the Traffic Issues mean the potential congestion is unreasonable,

that Tidal Flood Risk is not taken seriously enough when distributing Housing Growth,

that the whole of the increasing Urbanised area of Canvey Island is a Critical Drainage Area and the ever increasing development is putting too greater strain on the drainage system,

that the Road Access is inadequate for the current population, many of whom commute, and unsuitable and especially inadequate in the event of an Emergency Evacuation,

that in a severe Emergency, whether Flood Risk or Industrial, the sheer number of Residents on Canvey Island and the island’s location, mean that any response by the Emergency Services will be inadequate and a Danger to Life, despite responders best efforts,

that our Green Spaces and Green Belt are important to our well-being and should NOT be developed,

that our Town Centre is badly in need of Regeneration and Re-development and under serious threat from out of town shopping areas,

then you really should make the effort to Log onto the Castle Point council website and respond to the Consultation.

Otherwise it will be left to the Government, Council officers and the majority mainland representatives to impose on us “their” Local Plan.

To add your thoughts and concerns to the cpbc Local plan Consultation, log on HERE.

To view the documentation, log on HERE.

To Intervene or to Not Intervene, that is the question: Whether ’tis nobler in the mind to suffer, as Simple Minded and Disobedient Canvey Folk suffer, Or to take arms against a sea of troubles.

Much will be read and disclosed over the next year or so, when it will be wondered whether the June 2018 decision by Castle Point council, to rush into a Local Plan schedule, with the prospect of a New Local Plan approved by Council for publication by November followed by submission to the Inspectorate in April 2019, or alternatively to face the prospect of Government Intervention, is the best path to tread, especially where Canvey Island is concerned.

“sometimes orders given to the simple-minded have to be reinforced with a threat, a suggestion that something terrible will happen to the disobedient,”

And so it was, when the cpbc chief executive, the council leader and his deputy, stated the case for cpbc seeking to retain control of its Local Plan making, rather than allow Intervention from the Government Planner.

The councillors and residents were not permitted an address from the Government chief planner, choices and their consequences were expressed only third hand delivered by the cpbc triumvirate.

But whilst keeping control of the Local Plan process is in the very best interests of parts of the mainland, is it also in the best interests of Canvey Island, a reasonable question to ask?

Harking back to the Core Strategy we exposed a Plot by the “Ruling” mainland party to sacrifice Canvey’s Dutch Village Green Belt site, as the sole Green Belt site released for development, so as to appease their mainland concerns and allow publication of a cpbc Core Strategy, local plan!

We remember well, the mainland residents Green Belt campaign group, during the council Task and Finish group meeting, standing to address council members confirming that they agreed and supported the Plan “in its entirety!”

Where was the “united” Borough then?

When the Core Strategy was rejected by the Examining Inspector due to the unreasonable Housing Growth Distribution and the Dutch Village site being, a Green Belt site within a Flood Risk Zone, the cpbc ceo made sure that the Dutch Village remained within the list of Green Belt sites for development, whilst adding some mainland sites to meet the Housing Need of the Borough, within the 2014 daft Local Plan!

Of course the retention of the Canvey Dutch Village site, despite the Inspector’s opinion, meant that one large mainland site would be saved from development.

Now by returning to the 2014 draft local Plan as a starting place for the 2018 Local Plan, concerns return as to whether it is intelligent and responsible for Canvey residents to put their faith, as we are being told and advised so to do, within the “Ruling” party’s successful motion to Control the 2018 local Plan.

“sometimes orders given to the simple-minded have to be reinforced with a threat, a suggestion that something terrible will happen to the disobedient,”

The threat has been delivered and something terrible may still apparently happen!

We are reminded that the Dutch Village site is owned by Persimmon, implying that this would speed the process through Planning resulting in an early supply of Housing, For The Borough!

Meanwhile, the more lucrative development sites elsewhere in the Borough would, following this logic, remain undeveloped for longer, especially when the ongoing development of approximately 900 Sandy Bay Park Homes, also on Canvey Island, are put into the equation!

This may encourage some conspiracy theory, has the call for sites from cpbc entailed dealings between officers members and developers as to which site or sites would be released in which order, specifically if the developer were to agree to initially focus on Dutch Village first?

As it stands in practise cpbc focus on applying constraints on development in the so called “virgin” Green Belt areas of the Borough. Canvey Island Flood Risk is also applied to the constraints so as to limit numbers, but that constraint is applied to housing Need numbers across the whole Borough, rather than Canvey Island in particular!

Making cpbc’s approach to the application of the Sequential Test simply contrived and, a Farce!

But can Canvey residents be certain that the Government Planner would apply to Canvey Island, the supposed Constraints on Housing Development such as Flood Risk, the threat to what remains of its Green Belt and the Hazardous Industrial sites any less fairly than the cpbc “Ruling” party and officers?

Especially going by their proven Local Planning track record!

Under Cllr Riley’s regime Canvey fared better than during any of the previous attempts at Plan making.

Now Cllr Riley has been side lined by the Triumvirate now in control, and previously chiefly responsible for the 2014 daft Local Plan, despite two of them apparently also claiming to support the 2016 Plan’s attempt to constrain the borough’s Housing Numbers!

To mainlanders these thoughts may sound pessimistic and overly cautious, however being fed rumours and not having the access to decision makers that some residents appear to have, however furtive, leads to a lack of an Open and Transparent Local Plan process.

Faith in Leaders must be Earned, Blind Faith is a dangerous option.

PLANING-APPEAL-SIGN

 

Canvey Island development Free for All! Environment Agency weak approach encourages Castle Point Council’s laissez-faire attitude to Planning!

Are you sitting Comfortably?

Then I’ll begin –

“The (Canvey Island) application site is located within Flood Zone 3a, which has a high probability of flooding. Looking at the whole of Castle Point District it would seem that there are areas within Flood Zone 1 that could accommodate this form of development.

However, given that the only areas of Flood Zone 1 in the district are on the “mainland” part, such an approach would direct all new development towards Benfleet and Hadleigh.

Canvey is a self-contained community with its own housing needs and directing all new development towards Benfleet and Hadleigh could have an adverse impact on Canvey socially and economically.

Furthermore, a need for housing on Canvey cannot be met by building around Benfleet and Hadleigh due to other constraints such as the Green Belt.”

So says the cpbc Planning Officer as the latest attempt to convince residents, councillors and, no doubt the Planning Inspectorate, that castle point council’s approach to the application of the Flood Risk Sequential Test is morally sound!

July 2014photo3

Going back just 10 years things were different and the Environment Agency held a more cautious and responsible stance:-

Extract from the Echo June 2008
“DEVELOPERS seeking to build new homes on Canvey are being forced to think again because of growing fears about flooding.
The Environment Agency is resolutely pursuing its policy of recommending refusal of plans to build new homes on the island because Canvey is below sea level and therefore on a flood plain.

Castle Point Council is taking those recommendations to heart and rejecting applications for new homes, leaving some developers in limbo.
The council has pledged to continue upholding the Environment Agency’s recommendations until the results of a Government-initiated inquiry into flood plains publishes its findings.

The Government appointed Sir Michael Pitt to carry out the study, following catastrophic floods in Hull after heavy rainfall in June and July last year. It is likely the final report expected, this summer, will recommend tighter restrictions.

Ray Howard, Castle Point and Essex county councillor, said local authorities were reluctant to ignore the Environment Agency’s advice, while they are waiting for the results of the Pitt Report.
Mr Howard has received many letters from people struggling to build on Canvey.
He said: “It’s a big problem that needs to be looked at. We can’t have a blanket ban for building here.
“I believe Canvey is unique, as it has the best flood walls and flood water drainage system in the country.

“The flood plain rules should be relaxed for us.”

Last week localised flooding on the island, caused by heavy rainfall, affected hundreds of residents on the island.

But Mr Howard is convinced it is well protected against severe flooding from the Thames Estuary.
A total of £34 million was spent rebuilding Canvey’s sea walls in the 1970s and 1980s.
A further £6 million was spent last year on 14 giant pumps, spread around the island to force water back into the sea if the walls are ever breached.
Mr Howard said: “The reason Canvey is always considered high-risk is because of the 1953 flood.
“But back then the only sea defences were soil walls, built by the original Dutch settlers.”
The 1953 Canvey flood claimed the lives of 58 people.

Despite Mr Howard’s insistence that Canvey is well protected, the Environment Agency refused to budge from its policy of objecting to all new homes on flood plains.
Spokeswoman Rita Penman insisted the Environment Agency could not relax its planning guidelines for Canvey,

She said: “Although Canvey is well defended, the current understanding across the country is that if there are other areas not on the flood plains, they should be developed first.

“This is in the interests of everyone’s safety. We are therefore unable to recommend approval for any new developments on Canvey at the present time.”

Even if the Government report clears the way for new homes on flood plains, insurers are warning hundreds of thousands of homes built in high-risk areas may not qualify for insurance.

Nick Starling, the Association of British Insurers’ director of general insurance and health, said: “Poor planning decisions will lead to more homes becoming unsaleable, uninsurable and uninhabitable”

Disappointing then, that following the Summer Flooding of 2014 the cpbc chief executive officer should point out that the Canvey Island drainage system – was never intended to be able to cope with Tidal Flooding of the Island!

But of course the findings of the cpbc Scrutiny Committee’s meetings to discuss the flooding and its consequences, during which the ceo made the admittance, has never been published, despite the flood occuring 4 years past!

To enforce the Association of British Insurers position, above, the Flood Re scheme to guarantee affordable house insurance against flooding does not cover houses built since January 2009.

Has Caveat emptor, been anymore appropriate?

I have been reminded by a sceptical mainlander that, “IT IS HARD TO FOOL PEOPLE, BUT IT’S EVEN HARDER TO CONVINCE PEOPLE THAT THEY HAVE BEEN FOOLED.”

The short EA video below may give you some insight as to the sensibility of those that propose and support the over development of Canvey Island and whether the drainage system could ever be made capable of alleviating Flood Risk!

The EA expert’s explanation of how the drainage System is designed to work, appears to be far different to the practical experiences during 2013 and 2014 and the isolated Flooding incidents during other periods!

Admiral Jellicoe replaced by 40 Flats – whilst Canvey Island being sold off for 30 Pieces of Silver?

So a proposal that the Admiral Jellicoe public house on Canvey Island is highly likely to be demolished and replaced by 40 Flats has been lodged with Castle Point Borough Council.

Admiral Jellicoe

Admiral Jellicoe. Luke Baker Photography.

This is “timely” news as cpbc will be evaluating the next move forward with their new draft Local Plan2018 at Wednesdays special council meeting. Work is also imminent on the Brownfield Land Register, which will give Permission in Principle for Housing sites across the Borough to meet the Housing Need required of the cpbc Local Plan.

The Housing Need is likely to be set around 342 dwellings per annum.

Currently the Brownfield Land register reads as a paltry supply of a minimum 264 dwellings.

This Supply List appears somewhat misleading as the entry for the Admiral Jellicoe site indicates a minimum of just 15 dwellings, 25 less than the planning proposal applies for!

This misleading figure causes concern as the previous draft Local plans have carried a figure for Thorney Bay of 600 dwellings. This is 33% less than the intended figure, quoted by the Sandy bay site manager, of 900 Park Homes!

How many other discrepancies are contained within the figures for Canvey Island?

Whilst our esteemed councillors consider the new Local Plan2018 Housing Growth Distribution and the numbers they perhaps should consider their morals as they allocate Canvey Island’s proposed Housing Numbers.

According to data published by the Ministry of Housing Communities and Local Government (MHCLG) figures show that 11% of new homes were built within areas of high flood risk, up 9% from 2015/2016.

Castle Point Brownfield Land register indicates that of the minimum numbers identified, 264 dwellings, 43% will be developed on Canvey Island, a Flood Risk Zone 3 area and a Critical Drainage Area!

Compare this 43% with the 11% National Average and you might just begin to realise it may be overdue for councillors to consider their conscience as they allocate yet more dwellings onto Canvey Island.

And that 43% is without allowing for the actual proposed numbers referred to above!

“Geoff Offen, managing director at Future Climate Info pointed out that the figures show that more than one in 10 new homes were built on sea or river flood plains which are prone to flooding.
‘While the national housing shortage compels us to seek out more land across England and Wales to build homes upon, buyers of these new properties must be aware of the risks their new bricks and mortar face,’ he said.”

CPBC Agenda paperwork explains; “Furthermore, Canvey Island is within Flood Risk Zone 3a, and as such planning applications for residential development normally require a Flood Risk Assessment. Advice is awaited from the Environment Agency as to if and how the Council could go about addressing this requirement before proceeding to consider any sites on Canvey Island for inclusion on the Part 2 of the Register”

Cllr Riley letter to Sajid “it (cpbc) will bring forward Part 2 of its Brownfield Land register – the “Permission in Principle” The council has a clear indication of the technical work necessary to bring forward sites from Part 1 of the Register and would commit to and complete this work by summer 2018”.

However cpbc are aware that “Part two of the register is optional” and that “planning permission would not be granted until Technical Details Consent is applied for and approved by the Council.”

Presumably an in-house application of the Sequential Test will suffice!

Furthermore much appears to be being made of residents comparing Canvey Island with the mainland and how this is wrong as we should be viewed simply as “one borough,” as though division is weakness.

Perhaps having considered some of the above the “one borough” approach can be seen as less suiting to Canvey.

However quite rightly the claim is supported by facts that more development has taken place recently on the mainland.

Once again we must point out, “yawn,” that since Castle Point was formed the vast majority of population increase, 42%, has been directed onto Canvey Island.

All well and good until the population level is considered in light of possible emergency situations from flooding or Hazardous Accidents and the inabilities of responders in coping!

We are pointed to the very recent Housing numbers allocated to the mainland compared with Canvey Island and how the mainland has absorbed more.

We need first to accept that recent new housing development numbers in the borough have been very low, little more than 100 dwellings on average per year. We would suggest that nowhere in the Borough has had much Housing development, compared with other areas.

In fact in very recent times only 2014 – 2015, when 214 Housing Completions were achieved, stands out as an above average year for the borough and the distribution of Growth hardly supported the argument that the vast majority were delivered on the mainland.

Information for this 2014 – 2015 period indicates that 86 were completed at Kiln Road, whilst 50 at Long Road, Canvey Island and 30 at Lubbins Car Park, Eastern Esplanade, Canvey Island were the only sites realising over 14 dwellings!

Whichever Local Plan the cpbc councillors are “entrapped” into adopting, whether the 2014 daft Local Plan or the 2016 version, we will hear that Canvey residents should be grateful that more Housing is scheduled for the mainland compared to the Island.

However cpbc do not impose Flood Risk, nor hazardous Industries, as a Constraint on Housing Numbers. Sites are allocated to Canvey Island because of “The Borough’s Housing Need”!

Let us remember on the day of local Plan reckoning that not only will Housing Land be released on Canvey Island but also Green Fields allocated for Industrial and Business Use!

Of which: Land Opposite Morrisons Northwick Road Canvey Island Essex
Area 7.5 Hectares site, Roscommon Way Canvey Island Essex 2.24 Hectares site, Land South Of Roscommon Way Canvey Island 7.41 Hectares site, Extension to Charfleets Industrial Estate Canvey Island 7 Hectares site, Land for Employment South of Northwick Road Canvey Island 8 Hectares site.*

All on Greenfield Land, on land affected by a High Water Table made worse by tidal water penetrating UNDER the sea defences, something never heard considered during planning matters.

As a group and individually, we have nothing against any of the residents of the Borough, and are known to happily collaborate with other GB campaign groups, but if we cannot see a fair and decent Local Plan emerging we will be intent upon challenging!

The cpbc Brownfield Land register, Dated 1. 12. 2017, can be found HERE.

* Happy to correct details if found to be incorrect.