Canvey Residents, Local Plan 4,000 new Dwellings! A Must Attend Meeting, for US All! Make Your Councillor Aware of your feelings! Think the Paddocks and Jellicoe are bad, you wait until this Plan is implemented! Another fine Mess we are Left In!

Canvey Islanders, this time next week our Fate will have been decided!

A meeting to consider the CPBC Local Plan 2018 with sites identified for 4,000* new dwellings, and the release of vast tracts of Green Belt and green field sites will have been held and a decision made!

Benfleet Residents will be mobilised to attend the meeting on the 28th November to influence their councillors.

Canvey Island Residents should be prepared to do the same!

Details of the meeting are below.

Cllr Smith and the Chief Executive of CPBC will be giving the Green Light to developers in areas such as the Dutch Village cornfields, the Triangle, the Paddocks, Thorney Bay and Jotmans farm!

This decision will have a fundamental affect on our daily lives if allowed to happen!

Whether your current concerns are the daily Traffic Congestion, the removal of the Rapid Response Vehicle, the NHS “reorganisation” in our area, access to Doctors, Schools, the loss of Green Fields, Flooding of our Homes, be certain that if our Councillors vote to Approve the Local Plan as it stands, these issues will intensify!

We must Urge our Councillors to actively Vote Against this Local Plan, even if Intervention is the only option.

As it was explained in the previous POST the threat of Intervention may not be quite as bad as portrayed by cllr smith and ceo marchant. Certainly the removal of local input, was exaggerated.

Back in June Castle Point councillors were threatened by the effects of Intervention and the benefits of CPBC retaining control of the Local Plan;

By the cpbc ceo: with intervention “Council with no say over Plan making locally, and no influence over the outcome”

By Cllr smith said: “keeping the plan making process in members control is of paramount importance for cllrs and residents to keep control of the shaping of our future Borough.” “Green Belt assessment a set process and promised member involvement in that process.

“By cllr Stanley: “give confidence to the gov minister that he can leave the job safely in our hands.”

I wonder how worse it could have been?

We must Urge our Councillors to actively Vote Against this Local Plan, even if Intervention is the only option.

Part of the Local Plan is to consider Constraints against development. Across the Borough Green Belt is a major Policy Constraint against development.

On Canvey Island, in particular, a second major Constraint is Flood Risk. CPBC have consistently used Flood Risk as a Constraint against development Housing Numbers across the Borough.

Where Flood Risk actually threatens, on Canvey Island, the Constraint is Not applied to development. In effect the Borough Housing Supply Numbers are reduced, but not on Canvey Island specifically.

We must Urge our Councillors to actively Vote Against this Local Plan, even if Intervention is the only option.

The population of Castle Point increased over the previous Census Period 2001 -2011 by just 1.6%.

However, the distribution of this increase is interesting, Canvey Island, where Flood Risk is an Actual Threat, was 2.6% up, whilst the Mainland saw just a 0.8% increase!

We covered this in more detail HERE.

We must Urge our Councillors to actively Vote Against this Local Plan, even if Intervention is the only option.

With the development of Jotmans Farm, of 900 dwellings, comes a Link Road, wait for it, ONTO CANVEY WAY !

The intention is to form a junction from west Benfleet to meet Canvey Way halfway along.

Canvey Island Commuters will only have to envisage the effects of traffic having priority from the right at junctions to imagine how this will effect the Island!

It is clear this Local Plan 2018 is a Bad Plan.

We must Urge our Councillors to actively Vote Against this Local Plan, even if Intervention is the only option.

At least the possibility of a Neutral view on development distribution may be applied, rather than this biased version!

A list of our CPBC councillors contact details can be found HERE.

The Local Plan meeting to decide where and when development across Canvey Island will take place Wednesday 28th November start 7.30pm at Council Chamber, Kiln Road, Thundersley, Benfleet, Essex, SS7 1TF.

*mainland residents group claim.

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Canvey Paddocks, down with the old and up with the new – decision. No mention of Flats, Housing development nor Kiddies Paddling Pool!

The inevitable Axe fell upon the Paddocks Community Centre, the fatal blow delivered by Castle Point cabinet on Tuesday 16th October 2018.

Following an overwhelming business and cost based case, put by cllr Stanley, standing in for cllr mumford, it became quickly and obviously apparent that the fate of the existing building was inevitable.

It is at this stage Canvey residents must remember how during last winter cllr smith explained during the last Canvey Community meeting, (these meetings are getting rarer), how a new build would be financed by Housing or Flatted development on the Paddocks site.

Also to be remembered are these points from the January 2018 cpbc cabinet agenda:-

A.  “The conclusion of feasibility work reveals that the Paddocks Community Centre building has reached the end of its design life and is beyond economic repair.”

B.  “The feasibility work shows however that it is possible to construct a new community facility immediately to the south-east of the existing building. This could potentially provide a reception area, café and seating area, kitchen and servery, WCs and a flexible meeting space sufficient to accommodate three separate hall each 15m by 10m, or one larger hall measuring 15m by 30m.”

C.  “The new layout would also allow the future redevelopment of the Paddling Pool facility for enabling development with potential access from Clifton Road to the west.”

D.  “Finally it would be possible to re-configure the car parking layout across the whole site, to provide an indicative capacity of approximately 380 spaces. This compares to an existing car parking capacity at the site of approximately 200 spaces.”

E.  “The construction of a new Community Centre will be dependent on “enabling development” on other parts of the site.”

With the climate surrounding the cpbc Local Plan and the desperation to seek every last meterage of space suitable for Housing, the fate of the Paddocks was decided long ago. The economic approach of withdrawing routine maintenance from the Halls, by those who pull the purse strings at cpbc, have crudely engineered an approach that has led to the demise of the Paddocks!

Our Roving Reporter followed last night’s proceedings and gave this feedback:-

Following the Castle Point Corporate Peer Challenge in February 2018, the peer’s report mentioned the Paddocks proposal:-

“The Paddocks facility on Canvey Island is a clear example where an inclusive approach to developing the Centre will lead to joint ownership and subsequently better outcomes for the community it serves. The Peer Team heard how communities and their representatives are keen to be involved from the earliest stage to final completion, through improved communications and engagement, so that such developments can, where appropriate, be co-designed and fit for the future”

So much for community earliest stage engagement as to what was their preferred option. Cllr Smith was given a clear indication, when trying to take over a Canvey forum meeting at the Paddocks earlier in the year, as to what the community actually wanted. When pressed to do so, he stated that there would be no houses on that site, from that we should now expect to see blocks of flats. Cllr Smith promised a comprehensive consultation, little did we realise that we were going to get an opportunity to select what floor covering should be used in the foyer area.
It stands to reason now that the Paddocks site will undergo substantial housing/flatted development, not of the communities choosing, in order to pay for a new facility.
The inevitable loss of free car parking and the kiddie’s paddling pool was not highlighted in the presentation. Why was there no basic site plan drawings displayed on the excellent facilities available for exactly that in the Council chamber. It would then become quickly apparent how much of the site will be lost to development, particularly how much of the necessary car parking space would be lost during and after the whole of the site construction period.
Community hall designs are fairly standard, based on the desired occupancy factor, there is no need to engage with expensive consultants. This is very much a step in the dark, trust me I am a councillor moment, not very reassuring given the contradiction despite the well-orchestrated Cabinet presentation, and the failure to respond to some very direct questioning.
Bullied into this situation, we are now expected to feel grateful that our community hall, being in such a dilapidated state of disrepair, was not just shut down.
Noticeably cllrHoward was given no reassurance that the size of the “new” Community Centre would match that of the current facility.
It would not be unreasonable for Canvey Islanders to disengage from any consultation process altogether, what’s the point we will only get the facility that the council deem to be sufficient under the prevailing financial circumstances being dependant on the viability of a developer’s contribution.
After all the council track record of securing Sec 106 agreements is at best lamentable.

CPBC Webcast of proceedings, item 7c at approximately 59 mins 30 secs into the recording, can be viewed HERE.

The Paddocks community centre, Canvey Island

 

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.

 

CPBC Local Plan capitulation on Green Belt Housing Growth – Canvey Island, Jotmans Farm and Glebelands Back in the Frame?

And so the time has finally arrived when the good people of Canvey Island and the Castle Point mainland get to see an inkling of what cpbc have-planned for us, in the way of development in the Borough!

Contained in the special council meeting agenda and looking like a speed writing composition time trial, is the Local Plan timetable required to satisfy the Government’s secretary of state, the Rt Hon James Brokenshire.

On first viewing the cpbc 2018 Local Plan could be renamed the Marchant Plan, after the cpbc chief executive (ceo), given the upset this is going to cause local Residents throughout the Borough!

Like a bad Smell, this just will not Go Away!

Council members have been issued with an Agenda, which appears based entirely on the cpbc ceo’s interpretation of Government requirement, followed by a list of consequential threats if actions are not followed. Once again council ward members are getting this information 3rd hand.

Over the course of the next 12 months we will learn what the new leadership of the Castle Point borough council are made of. Whether Infrastructure is delivered in good time as per recent promises, or whether Housing land is released on the recommendation of the “professional officers” and requirement of Government.

The cpbc leadership itself will be judged by actions alone!

The new leader, representing 88,000 residents, was elected by just 1,241 voters.

His deputy we blogged of in April 2013 thus; During the debate during Council’s announcement of the 5 year Housing Supply, Cabinet Member cllr Stanley referred to the Borough’s silent majority of residents that may well be in favour of large scale housing development in the Borough.
If cllr Stanley is correct, the Council will need to communicate with, and motivate those residents, for it appears by the reaction against these proposals the new draft Local Plan 2014 will be unpopular.
The issue, especially for Mainland residents is whether they believe the Council have come up with a sound 5 year housing supply and whether they can come to terms and accept the sites selected.

During the recent 2018 call for sites, it is possible to see on social media that there were some mainland residents willing to travel onto Canvey Island seeking, what they considered to be developable sites to add to the cpbc register.

One commented “I drove virtually the whole of Castle Point (yes including Canvey) and listed plots that could be used for development where they had fallen in to rack and ruin” – “There was a lot!!!! More on mainland than Canvey by the way. The issue though is ownership and getting it sorted for development. Some would need compulsory purchase. They are ‘green’ spots but not Greenbelt.”

Very noble of him, but I would add he did so with absolutely no concern towards the other Constraints that should be applied when considering increasing the Housing Development, and Population of Canvey Island.

These people have some influence within the “Ruling” political party at cpbc!

Green Belt Campaign groups and Residents objecting to development, is recorded within the 2018 Local Plan paperwork as being a Threat!

Creating a High Risk to the Local Plan.

A Threat described as: “The Local Plan will tackle contentious issues that could give rise to significant public opposition. Whilst every effort will be made to build cross community consensus, there remains risk of significant public opposition to the Local Plan proposals.

Logistically this could cause a higher volume of work in the processing and analysis of representations than accounted for in the LDS timetable, which could set it back. To help reduce this risk, responses from the 2014 and 2016 draft Local Plan consultations will be used to assess public opinion. The 2014 and 2016 draft Local Plans will form the majority of the new Local Plan so previous consultation responses as well as updated evidence will help inform the Plan.”

The first admission that the intention is to allow NO NEW Consultation Submissions! If you did not make a submission you will have No Say!

And that the intention is to revert back to the old daft 2014 Local Plan, the one that caused so much political disruption and saw 5 UKIP members elected onto the council to represent mainland wards, and also the downfall of cpbc leader P.Challis!

The Agenda paperwork includes these concerning passages:

“Assessment of all sites will be carried out in accordance with the National Planning Policy Framework (NPPF) as revised, and the National Planning Practice Guidance (PPG) – “assessing the suitability, availability and achievability of sites including whether the site is economically viable.”

The new Local Plan will have a timeframe of at least 15 years: however the housing delivery policies and site allocations will have a shorter timeframe of between 5 to 10 years. This shorter timeframe for the housing policy elements will ensure an upturn in housing delivery in the short term.

In 2017, the Government consulted on a standardised methodology for calculating housing needs, and this identified a need for 342 dwellings per annum in Castle Point.

Therefore the objectively assessed housing need (OAN) for Castle Point will be 342 dwellings per annum and previous evidence suggests that only approximately 100 dwellings per annum can be identified on brownfield sites. Whilst the plan must recognise nationally important physical and policy constraints, it is clear both from the evidence and from advice from the Chief Planner and consultants acting for the Secretary of State that some land in the Green Belt will need to be considered for housing.

Since all South Essex authorities are constrained by Green Belt, concerns are likely to be expressed again by those authorities if the Council has not taken difficult decisions on some Green Belt release.

The most important issue to bear in mind is that the Secretary of State needs confidence that the Council will prepare a local plan. If he detects that there is an unwillingness to commit to an accelerated timetable to have a plan prepared quickly, or to commit to difficult decisions regarding the allocation of sites for housing (including those in the Green Belt), then he will direct that others (either a County Council, or consultants) prepare a plan for him, at cost to the Council. If that were to occur the Council will then play no further part in planmaking.

Notwithstanding this work, and acknowledging that the plan must recognise nationally important physical and policy constraints, it is nonetheless clear that some land in the Green Belt will need to be considered for housing. Informal indications from emerging evidence and technical assessments, as well as discussions with Ministry officials and consultants, suggest that the figure in the new Local Plan will need to be significantly closer to the OAN as a reasonable and appropriate target.

For this reason, sites indicated for development in the draft New Local Plan 2014 will need to be considered again. For the avoidance of doubt these will include all those sites identified in the draft New Local Plan 2014 for development.

It is highly likely that almost all suitable, available and achievable sites will be required for the plan, including those in the Green Belt, to achieve a target which is likely lower than the OAN but which would be acceptable at Examination.”

The first contentious point will be to learn which councillors will be allowed to participate in the Local Plan meetings, for amongst the council members maybe land owners, property agents and those with registered interests that may be considered to influence decision making.

Next week’s meeting will be the first in which we will see whether constraints such as Infrastructure, Green Belt, Hazardous Industries, and Flood Risk are priorities or just sound bites to be shelved in succumbing to the ceo’s interpreted Government’s cpbc Local Plan!

Let’s have no councillor Crocodile tears, this Plan has been 11+ years in the making!