For Canvey Islanders the daily commute, whether by car or public transport, can be, to put it politely, “challenging”! Castle Point Council will tell you that it is the same across the whole Borough.
As we are all aware there is pressure to supply yet more and more Housing development. This will inevitably add to the problem.
One would have thought that, CPBC would have adopted a strategy by now, especially over the extended period taken to arrive at a 3 times rejected Local Plan, that would at least start to address the congestion problem.
But no, where Canvey Island is concerned, the Town Centre Regeneration scheme has been ignored and dismissed where convenient to CPBC! The old Nat West building and neighbouring property, identified as space for road realignment is set to become a community centre and bakery, with new development adjoining.
More concerning however, is the lack of correlation between, new Builds and the accompanying Car Parking spaces, and the major Business and Retail Parks receiving all being Approved on the Island!
These planning proposals all due to impose a Negative Impact on Canvey Island’s Car Parking and Road Network, despite the fine words included within the Local Plan 2018.
The Castle Point Borough Council Emerging Local Plan proposed Policies that seeks “Opportunities to promote walking, cycling and public transport are pursued; The environmental impact of traffic and transport infrastructure is taken into account; and Movement, streets and parking are integrated into designs”
The Emerging Local Plan recognises “Many of the main routes within the borough are single carriageway roads with little prospect for widening due to the proximity of existing development. This also limits the potential to provide dedicated passenger transport routes and cycleways” “Castle Point is peripheral on the bus service network and whilst there are good services during the day on most routes, service frequency is not as good in the evenings and on Sundays.”” The cycle network within Castle Point is limited, and where it does exist it is disjointed and poorly maintained.”
The New Out of Town Retail / Business sites will not only be to the detriment of the Canvey Town Centre but also intensify the Congestion heading towards and from Canvey West. However, almost every Flatted development Approved on Canvey, has a shortfall of Car Parking Spaces, officers suggesting that isn’t their concern as Town centre Flats benefit from facilities being nearby and benefit from regular public transport!
Equally there is a consistency with the Approved Retail / Business sites, that they to, when residents and mainlanders arrive, will also have a Shortfall of Car Parking Spaces!
Below are a few examples indicating the Castle Point Council’s Planning officers and committee approach to the issues of Car Parking and new Housing Development and Retail / Business development.
Spot the Connections!
King Canute Flats, Vetenary practice and CO OP store.
“The proposed car park…..would result in a significant level of harmful conflict… between the 3 independent uses, adversely affecting the ease of movement within the site, and if approved, likely to accumulate in the displacement of the residential occupiers vehicles onto Edith road, to the detriment of safety and traffic flows,”
The Flats “attract a requirement of two parking spaces” each…. “the provision of 3 spaces (in total) would appear to represent a deficiency, however….””where Flats will have easy access to the bus network…” “the parking provision is considered satisfactory.”
“With regard to the retail element” the area of floor space results” in a maximum requirement of 25 parking spaces.”
“The retail element is provided with some 13 parking spaces.” Recommended for Approval and subsequently Approved by Committee.
125 – 127 High Street Canvey Island. 14 x 2 Bedroom Flats
“ The currently adopted parking standards published by ECC require the provision of two spaces per property. Within Town Centres this may be reduced.”
“The site is remote from the core of the Town Centre…”
“Visitor parking should be provided at a rate of 0.25 spaces per dwelling.”
“Application of parking standards generates a requirement of 32 parking spaces.”
“The proposal would provide 15 spaces and should therefore attract a recommendation of Refusal.” Approved on Appeal
Canvey Supply Ltd 74 High Street Canvey Island 16/0212/OUT
The scheme would provide 24 car parking spaces and 32 cycle parking spaces to serve the needs of the residential development and 4 spaces to serve the shops.
The maximum parking requirement for this development is as follows:
12 x 1 bed apartments 12 spaces, 12 x 2 bed apartments 24 spaces, Visitors 0.25 x 24 = 6 = 6 spaces 42 spaces parking spaces.
The proposed retail units have an area of some 268m2 and therefore attract a requirement for 14 parking spaces.
A maximum total of 56 spaces is therefore required on the site.
The proposal seeks to provide 24 residential parking spaces.
The proposed development is deficient in parking provision and ordinarily would attract a recommendation of refusal. However, the site is located within a Town Centre where the availability of private parking and service areas is extremely limited and where access to other public car parks and public transport is available. Approved by CPBC committee.
Now let’s look at our New Retail / Business developments!
Land Opposite Morrisons Northwick Road 15/0293/RES
Hotel and motor dealership. Approx. 27 Units various sizes.
This site has a total area of 7.5ha, the north of which connects to Northwick Road. The east of the site is bounded by Roscommon Way and the Morrisons site
Parking Requirement 590 Spaces. 565 Spaces to be provided. Projected Shortfall 25 Spaces.
Lidl foodstore 18/0868/FUL
Lidls presents itself as a local convenience retailer and therefore operates on the basis of a limited catchment area. Usually this would be a five minute drive time. However given the somewhat unique circumstances of Canvey Island, this has been extended to eight minutes in order, primarily to capture the whole of Canvey.
A significant proportion of turnover will therefore be derived from diversion from existing retailers.
The impact of this diversion on the vitality and viability of the Centres must now be considered.
102 car parking spaces would be provided. The proposed store would attract a requirement for 149 car parking spaces. Shortfall of 47 Spaces.
Land South Of Roscommon Way Canvey Island 14/0707/OUT, Demolition of disused pumping station and construction of commercial and industrial development
The proposed Layout indicates the intention to provide 566 Parking Spaces. However the Actual Supply should be 662 a Shortfall of 96 Parking spaces.
Retail Site M and S, Costa, B and M, Sports Direct, Garden Centre etc
Land off Roscommon Way Canvey Island 16/0419/FUL
3.4Ha site (approx).
Approved with undersize car parking spaces, inconsistent with adopted parking standards.
The proposal should be required to provide 456 car Parking Spaces
Actual Supply 240 Parking Spaces. Just 53% of the Requirement “This deficiency would appear to represent a significant objection to be proposal.”
Next time you are out sitting in Traffic or wondering why people are Parking on Pavements etc, just Remember, it’s all part of somebody’s Big Plan!