Tag Archives: Core Strategy

Castle Point Elections, more Under Representation for Canvey? Under the Cloud of Intervention – Time for Change?

Canvey Islanders will likely be asking themselves, as the Castle Point Council election fast approaches, what is the point of bothering to Vote? With the Lady Petitioners revealing that Canvey Residents feel under represented at Council, even though there wasn’t the political will to seek a split away from Castle Point Council, is it now time to look at the local Voting System?

Canvey Island population was recorded in the 2011 Census as being 38,459,
approximately 43.7% of a total Castle Point population of 88,011.

Castle Point Council members total 41 councillors, of which Canvey Island representatives number just 17 members. This indicates a reasonable argument that Canvey should now have an extra councillor representative, with the mainland being allocated one councillor less. A small start at redressing the balance!

However looking back at the 2018 CPBC local elections the total number of Votes recorded might indicate that the Lead Group are allocated too many members and with it far too much Control to boot!

This is of course the result of the First Past the Post UK election system. As with the EU Referendum with just a 2% majority in favour of Brexit, whatever your views, it is understandable that the 16,141,000 Remain voters are left feeling disenfranchised.

In the case of the 2018 CPBC local Election the number of Votes cast by Borough Residents was 20,399, however ONLY 10,420 votes were for what is the Lead Group!

With the Lead group being allocated 9 councillors, and one opposition group just 5 councillors at the 2018 local poll, some 9,979
Island and mainland voting residents, given the balance of control at cpbc, were left clearly under represented.

Electoral reform may have seen Labour and UKIP being allocated councillor positions to represent their supporters within the Borough. But others may, rightly or wrongly claim that this would lead to CPBC’s difficult decisions being unaddressed, and a lack of clear policies being passed. Also an argument used in support for the retention of the CPBC Cabinet system!

Part of the CPBC Constitution indicates its Purpose is to;

enable the Council to provide clear leadership to the community in partnership with citizens, businesses and other organisations;

support the active involvement of citizens in the process of local democracy;

help councillors represent their constituents more effectively;

enable decisions to be taken efficiently and effectively;

create a powerful and effective means of holding decision-makers to public account;

How then are we left in such a mess with our Local Plan process? After abysmal progress, or lack of, has been made with the Core Strategy (withdrawn 2011), the Local Plan 2014, the Local Plan 2016 and the Local Plan 2018 all failing, we now look forward with trepidation to Government Intervention which we can expect as soon as the local and European Elections are behind us!

It would be fair to ask whether a more representative Council could have arrived at a more agreeable Local Plan Housing allocation and distribution policy to have avoided the shambles that Castle Point residents will be forced to live with.

CPBC Leader N.Smith
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Castle Point Council remain on the Intervention “Naughty Step”, whilst other authorities stall and Protect Green Belt! Making an example of CPBC may come at a Cost!

Castle Point Council, having endured an uncomfortable Christmas, sat on the Government Intervention “Naughty Step”, continue to give no sign of any action they may, or may not, have been taking to put the Secretary of State, at the Ministry of Housing, Communities and Local Government’s, mind at rest that they have continued working hard on the CPBC Local Plan.

With the extended Christmas break for council officers and members, we can only assume that once the dreaded “phone call” from the Government chief planner is received, CPBC will by then have raised the White Flag of surrender above Runnymede Towers!

After all, the Local Development Scheme’s Timetable was more focussed on producing Any Local Plan on time, rather than a Good Local Plan! Sound familiar?

However, with the whole Country focussing on the Brexit position, now could be a very Bad Time to make an example of Castle Point Council. With local elections due in May it may be considered untimely for the Government to be seen to be criticising their colleagues within the Local Lead political group, particularly as some of their own members took such decisive action in opposing a Local Plan that proposed so much development on Green Belt!

Since the Local Plan process has been undertaken in Castle Point the current Lead group has maintained political control. Withdrawn Plans include the Core Strategy, the 2014 Plan and the 2016 Plan. Clearly some assistance may be required, but for the Government to make a move that could possibly unbalance the control of the council, would be interesting in the least.

Some public explanation as to what, if any, work has continued to be undertaken would be the least residents deserve, even if only a statement was released via the cpbc friendly Echo.

Meanwhile; The number of homes granted planning permission in England rose by two per cent in the year to the end of September, rising to 359,500.
“The latest Ministry of Housing, Communities and Local Government statistics reveal a slight increase on the 352,000 homes securing permission in the same period last year.” Housing minister Kit Malthouse welcomed the cooperation between “builders, developers and councillors”, claiming that government reforms to the planning system are “starting to deliver the permissions we need to reach 300,000 new homes a year by the mid-2020s”. Planningportal.co.uk

From this we can ascertain that secured Permissions do not equate to the number of dwellings delivered.

Probably, and more threateningly to Canvey Island, similar to the number of sites identified for release in the CPBC Local Plan, will not equate to the number of sites being developed on the mainland!

County Border News reports December 2018

“Tandridge district council said, the plan would be submitted “in advance of the introduction of a new government target, which would require the district to plan for 12,900 new homes or 645 homes per year”.
It added: “Based on the rural nature, environmental and landscape designations and the significant proportion of the district covered by Green Belt, the council believes the number of homes the local plan can deliver is 6,056, or 303 homes per year.

Whilst elsewhere in Greater Manchester, the local authority have also revised downwards the number of new homes needed, whilst also halving the proposed Green Belt Loss!

“Insiders say this was because the original document was planning for more homes than the region needed.
It also concentrates even more ‘high density’ development in Manchester and Salford – apartments, essentially – as well as in town centres such as Stockport and Bolton, in order to reduce the amount of protected green space under threat elsewhere.
Around 15 green belt sites have been removed from the plan altogether.

The total amount of green belt space under threat has roughly halved under the new plan” **

Whether Localism is to become an empty promise, or not, with other authorities performing equally, if not worse, than CPBC, for the Government to make an example of Castle Point Borough Council at this “sensitive” time, may well be at the price of an upset mainland community.

smiff

*more can be read HERE.

** more can be read HERE.

Castle Point Local Plan – the Next Move. Persuasion, Manipulation, another Vote? Constitutional “cock up” or Officer style Intervention?

Further to the debacle, that is the Local Plan making system in Castle Point, let me refer you back to the current and past plight of our Borough Council.

From the original emerging Plan, the Core Strategy 2009, withdrawn 2011, onto the Local Plan 2014 which made it into print but only as a Daft document before being abandoned, onto the 2016 Local plan officially withdrawn in April 2017, without examination via its Failure of the Duty to Cooperate with neighbouring local authorities.

Sajid Javid Secretary of State for Ministry of Housing, Communities and Local Government announced within threats of Intervention;

“On 16 November 2017 I made a statement to the House with an update on local plan progress. Up to date plans, including local plans, are essential because they provide clarity to communities and developers about where homes should be built and where not, so that development is planned rather than the result of speculative applications.

I made clear that a lack of progress will no longer be tolerated.

The Government have abolished top-down regional planning.

But a locally-led planning system requires elected local representatives to take the lead, listen to local residents and business, and set out a clear framework to build new homes, support the local economy and protect the environment.

Local plans also provide the framework within which groups can prepare neighbourhood plans to shape development at local level.

Most councils have seized the opportunity that localism provides; a small minority have not.”   

Castle Point Council as most will realise, under the threat of Government Intervention, agreed to the Secretary of State’s demand for a new Local Plan 2018 to be delivered adhering to a strict timetable.

The consequences of not doing so were made clear repeatedly by both the council leader and its chief executive.

By keeping to the schedule the “benefit” would be that Intervention may be avoided and the content would be under the control and input of local councillors.

In truth, the councillors were treated to a small number of briefings, whilst the ceo, leader and deputy and S.Rogers, consultant, Strategic Planning Regeneration, drew up the local Plan 2018.

The result was yet another Local Plan in which Housing Growth was inappropriately distributed.

Originally within the Core Strategy the growth was in Green Belt on Canvey Island, ignoring the Sequential Testing requirement of Flood Risk zones.

Then the daft 2014 Local Plan was proposed with Housing Growth on Canvey Green Belt and included a contribution on the mainland also. This came under tremendous criticism from local pressure groups and was also subsequently abandoned.

Then the 2016 Local Plan emerged with a more seemingly agreeable distribution of Housing Growth using previously developed Green Belt and regenerated Brownfield sites only. Subsequently withdrawn, although not examined.

Finally, or not as the case may be, the 2018 Local Plan at the hands of the previously mentioned cllr smith and ceo marchant.

This time Failing yet again, but due to an apparent overload of Housing Growth in the now beleaguered southern part of the Borough, that is Canvey Island (again) and this time west of Benfleet, or Jotmans Farm as it IS known!

Somewhat surprisingly the local ward representatives of Jotmans, joined alongside the “majority” of Canvey Island representatives, to reject the Local Plan 2018.

Amongst much confusion and flustered, mumbled, conversation between the CPBC ceo and leader, the vote was counted twice, almost as though it could not be believed, but both times the vote remained 16 -15 against adoption!

The Mayor was then instructed to close the Meeting!

If you don’t believe me, you can see it HERE.

However, following a Defeated Motion the CPBC Constitution directs a different, correct, approach should have been taken!

16. VOTING

16.1 Majority

Unless this Constitution provides otherwise, any matter will be decided by a simple majority of those Members voting and present in the room at the time the question was put.

For any decision to be made there needs to be a majority of Members voting in favour of the motion or recommendation.

If the majority of Members vote against the motion or recommendation, no decision has been made, and a further motion or recommendation will be invited by the Mayor.

The ceo, leader, Mayor and legal officer obviously did not want to allow the process to get away from their control by accepting an alternative Motion that may have restricted their options. Perhaps they are hoping to manipulate a repeat debate in the near future, resulting with a different result, if those dissenting councillors can be “persuaded” to relent!

smiff

Canvey Island in the lap of the Gods, otherwise known as Castle Point Council Leader and CEO! Better for CPBC to Control the Destiny of Canvey Green Belt, or the Government Chief Planner?

Canvey Island and Castle Point residents should be concerned to know that in exactly 4 weeks time, to the day, we will learn whether the desperate attempts by our councillors, and professional officers, to avoid Government Intervention over the debacle of the cpbc Local Plan has been worthwhile.

We were told that Intervention, “Takes away the ability for us (cpbc) to control the destiny of land in the Borough for our residents”

Previously in the Local Plan process Canvey Island was the ONLY area within the Borough that these, mainly, same councillors could agree to the release of Green Belt land for development, during the whole Plan period!

Obviously the Inspector rejected this idea, stating quite clearly “some development at Canvey Island may be required to meet local need”.

Plain to see then, that the level of land needed for Housing Development on Canvey Island, did NOT require the release of Green Belt!

BUT NO, cpbc chief executive, in his infinite wisdom, thought the opposite, and further proposed that, Canvey Island Green Belt, should remain the single area forming the nucleus of the Green Belt Housing Growth in the Borough’s Local Plan, whilst adding the mainland Green Belt sites for the 2014 version.

This belying the Inspector’s clear intentions, contained within his critical letter, addressed to cpbc Head of Regeneration & Neighbourhoods, strongly suggesting the Withdrawal of the Core Strategy plan!

Canvey Green Belt was only removed, gratefully, from the 2016 version of the cpbc Local Plan’s Housing growth sites, to add support to the politically driven protection granted to, selected sites identified as, “virgin” Green Belt land.

Now we have just 4 weeks to wait to learn how, and why, the Local Plan process, is better in the hands of our local councillors, rather than the government Intervention team.

In CPBC’s own words; “the Secretary of State wrote again to the Borough Council in March 2018, indicating that he was minded to continue with intervention since there was no clear timetable for preparing and adopting a local plan for the Borough.”

“Intervention by Government in any area of local government business is a last resort and follows poor decision making and failure to follow Government direction and advice.
Members of the Council will not be involved and will be excluded from the plan making process.
In terms of decision-taking, the Government will wish to make certain after intervention that the statutory development plan and policies for the Borough will be implemented and will not allow the local plan once agreed to be frustrated by the Development Control process.”

“As one of the very few planning authorities under intense scrutiny by MHCLG, (ministry of housing community and local government,) the Council remains at great risk of intervention and this will lead to considerable reputational damage on a national scale. This may cause other non-intended consequences such as the inability to attract staff”

The mood of Residents, particularly mainlanders, suggest that only if substantial Green Belt is protected from development, will it have been worthwhile staving off Intervention.

Canvey Residents can be sure that the extra Constraints that should have been applied to Canvey Island in isolation, would ONLY have been applied correctly by Government officials. History has proven that lead group councillors, in collusion with certain officers, have only sought to use these Canvey Constraints, to lower the OVERALL Housing Supply figures ACROSS of the whole Castle Point area!

In effect cementing the lead group’s controlling status quo in the follow up local election by quelling the mainland unrest by removing the contentious Green Belt sites from the 2016 local plan.

Look also at similar protectionist decision-making at Brentwood council, with their plan to develop a Garden Village at Dunton.

Note also the effects the Brentwood plans will have on Castle Point residents, with the amount of proposed housing development alongside the main A127 commuter route adding to the Basildon planned development.

Divided by the A127, Dunton Hills Garden Village will have little or no impact upon Brentwood. Those of us living south of the A127, especially in Castle Point and Basildon, will bear the brunt of the strain on infrastructure and commuting issues.

Dunton Hills Garden Village, which Brentwood Borough Council says could initially deliver about 2,500 homes, with the potential for another 1,500, has come under the most fierce criticism from Thurrock Council, that along with Basildon, borders the borough close to where the development would be built on 260 hectares of land south of the A127. *
Brentwood Borough Council is meeting on Thursday, November 8, at the Brentwood Centre to discuss the next stage of the borough’s Local Plan – principally how and where to cater for the 7,752 new homes the borough needs to find between 2016 and 2033. (yourthurrock.com)
*wasn’t we informed by cpbc that in the case of a Garden Village proposal at the Blinking Owl site, North Thundersley, that 8,000 dwellings would be needed to make the installation of infrastructure financially viable?

Look at these statistics, area, population etc and judge whether there is a balance of growth distribution across ours and Brentwood boroughs.

Brentwood: Area: 153.1 km², Population 73,600 (2011). 7,752 new homes.
Castle Point: Area 45.08 km, Population 88,011 (2011). new homes tbd (see below)

The expectation, is for cpbc to capitulate to the Government Chief Planner, and reintroduce the 2014 daft Local Plan with these implications for us;

The council has identified 13 locations for housing development, with 4,000 more homes required in the period to 2031 to meet growing demands of our community. This means around 200 new homes a year would be built across the whole borough. Without the plan, it is feared that there would have to be at least 7,000 more homes.

Don’t forget that the cpbc lead group and some independent councillors, agreed this daft Plan. Only under the threat of a Mainland residents backlash at the Polling Station, was this Plan rejected!

Below are Maps of the Brentwood and Thurrock boroughs, the implications on Canvey Island and Castle Point, by the population and Industrial growths of these two neighbouring areas, can be easily imagined if complimented by similar growth in Castle Point!

What of cpbc leader’s promise of infrastructure before development? With growth in the neighbouring areas and no realistic likelihood of Highway improvements, new access to Canvey, dualling of Canvey Way, Somnes Avenue widening, Roscommon Way completion etc, the likely announcement of many large developments sites bodes ill for Canvey Island!

Castle Point Residents will be eager to learn, the benefits of “control of the destiny of land in the Borough for our residents”, over the dreaded Government Intervention!

Screenshot (18)

Screenshot (19)

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 New Access Road, and the Promised Yachting Marina just a Dream! Any wonder Islanders take a Pinch of Salt with the Promises?

It is usual prior to Elections that Canvey Island residents are subject to certain infrastructure Promises from Castle Point Lead Group representatives.

This year has been slightly different in that Little, if Anything, has been raised about the proposed new access road to Canvey Island, via the Manor way to the promised land that is Thurrock!

Waterside Farm

Waterside Roundabout – Unusually clear!

Even though the Leader cllr Riley did touch upon no Housing prior to improved Infrastructure in an Echo interview, this was under the duress of imminent Government Intervention in the Castle Point Local Plan process.

More Telling with respect of Road Infrastructure and new Access to Canvey Island is contained in a personal response from Essex County Council (ECC) regarding unadopted Roads.
The ECC made perfectly clear the dire straits they feel they are in where finance for Highways is concerned.

It appears that even if Government finances were made available to construct a new Canvey Island Access Road, ECC may well be extremely reluctant to go ahead with the road’s construction, due to it being their responsibility to maintain!

Essex County council wrote;
“we have limited funds available to maintain those areas for which we actually are responsible.”

Canvey Island Residents should really be far more sceptical where promises from both Essex County Council AND Castle Point Council are concerned.

We, the Canvey Green Belt Campaign were subjected to fanciful promises from no less than a team headed by the Castle Point Chief Executive and two Senior “professional” Officers, when it was arranged for us to meet following our successful Referendum on protecting Canvey Island’s Green Belt in the summer of 2009.

Having made clear to the cpbc representatives that, by a 99%+ majority, Canvey Residents were concerned over the cpbc plans to develop Housing on the Island’s few remaining patches of Green Belt, we were treated to a presentation of the proposed RSPB site on Canvey West Marsh and then an attempted engagement over the planned redevelopment of the Town Centre!

This we had to rudely interrupt the meeting over as they were distracting asides, only to then hear of cpbc’s intentions to convert the OIKOS hazardous Industrial site – into a Yachting Marina !!!

“The Council has a long‐term ambition to see operations at the Hazardous Installations at South Canvey cease, improving the safety of existing and future residents living on Canvey Island.”

“With regard to the deliverability of this ambition, the council’s Policy CP9 is a long term policy which looks beyond 2020 to a time when dependence on gas imports and fossil fuels in general is significantly reducing.”

The levels of intelligence that Castle Point Council credit Canvey Islanders with is woefully inadequate and insulting.

It is undoubtedly this arrogance that has taken cpbc to the threshold of Government Intervention following 3 attempted publications of a Local Plan, each ignominiously either forced into Withdrawal or Rejection, further endangering the Borough’s Green Belt and increasing the levels of population at Risk of Flooding or Industrial Accident.

Update.

Since this Post was published, an election leaflet has been delivered from the controlling group. 

It states that “Plans for the final stage of Roscommon Way are in progress.” and our MP and her colleagues “are demanding Government funds the third access road”.

Photograph Courtesy: Echo Newspaper and Google 

Canvey Housing to replace Garages. The Borough’s Housing takes Priority although Officers need to Get a Grip of Fact over Fiction!

It might be Funny, if it wasn’t Canvey Island!

More Canvey Development will be the Agenda, for the Castle Point planning committee this week. This time demolish garages and replace with 4 houses at Church Close, Canvey.

This time around the Development Applicant is Castle Point Borough Council themselves!

Canvey Big Local £1 million

Fair enough, the Borough needs Housing and we have the Chief Planner to please, if Intervention is to be avoided. However the context may be worthy of some consideration in this instance.

Church Close, Canvey Island, falls within the “Canvey Big Local” area, the area allotted £1,000,000 as an area in west Canvey with social and deprivation issues.

“The area does suffer from some levels of deprivation with approximately 38% of children under 16 being classed as ‘in poverty’ compared to 18% on average for both Castle Point and Essex and 5.9% of households within the area deemed to be in fuel poverty.

Residents have reported that a key issue for them is crime and antisocial behaviour.” 

The thought did occur that the land the garages are sited on might have been better used as an area the “Canvey Big Local” scheme might have been able to utilise for the betterment of the youth of the area rather than Housing, especially as the garages are little used and must bring in little income to the local authority.

But Housing Numbers for the Borough is the tunnel vision focus and Canvey must take more is the order of the day!

Taking this focus forward cpbc case officer comments;

“The 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. 

Taking these factors into account it is considered that the ‘catchment’ for the sequential test ought to be drawn around the boundaries of Canvey Island, the whole of which is within Flood Zone 3, so there are no reasonably available sites appropriate for the proposed development in areas with a lower probability of flooding, and the application is considered to pass the sequential test.”

Some might suggest a little bit of a “giveaway” that council members have at some stage exerted their own preferred policy over officers’ ethical planning guidance.

Bordering on the comical is the case officer’s attempts to justify his/her decision Advice for committee members!

“The Flood Risk Assessment contains structural calculations at Appendix B, however, notwithstanding the illegible handwriting, it does not appear that these contain a non-technical summary explaining what the calculations demonstrate.

If members decide to grant planning permission, a condition is necessary to require the developer to submit demonstration that that the buildings will be able to withstand the hydrostatic and hydrodynamic pressures likely to act upon them in modelled flood events.”

“The proposed surface water drainage strategy states that attenuated discharge will take place to the existing surface water drainage infrastructure. The planning authority are aware that ground conditions in the area (clay soils) are fairly impermeable which means that infiltration techniques are unlikely to work effectively. There are no surface water bodies on or in the vicinity of the site which could receive surface water from the proposed development and the drainage of surface water to the surface water sewer would therefore seem to be an appropriate option.
The site is not considered to be at risk of flooding from other sources except from surface water. This form of flooding can be a problem on Canvey Island, although the site is not highlighted as a particular hot spot.

The proposed discharge rate is, however, not known, and there is no demonstration of permission in principle from the relevant water authority to connect to the surface water drainage infrastructure”

In normal circumstances one would expect finalised plans for flooding to be included in the proposal, especially as cpbc are the applicant and supposedly being fully experienced and informed of such local matters, rather than allowing plans to follow as a Condition!

All looking very Professional so far then?

So, being in a socially deprived area, what form of Housing would improve matters?

Certainly not Housing that offers;

“There are no first floor windows in the rear or other side elevations.

The proposed dwellings would be located 1m from the rear boundaries of the existing properties”

Will this standard of Housing do anything to alleviate the socio economical blight of the area?

And if this wasn’t all embarrassing enough, remember in this case Castle Point Council themselves are the Applicant, the proposal’s paperwork uses the withdrawn and ridiculed 2010 Core Strategy as evidence to support this application;

“The Castle Point Borough Council Core Strategy outlines a housing requirement of 5,000 new homes between April 2001 and March 2026. Most of the requirements can be meet by housing provision in the urban area, particularly town centres, main route corridors and other undeveloped land. However, it is not considered possible to meet the entire boroughs housing needs from the above sources, particularly on Canvey Island.

The proposed site although not in an allocated development area is surrounding by housing and lies equidistant to the proposed development areas of ‘East of Canvey Road’, Castle View School’ and ‘Canvey Town Centre’. The site can be considered a windfall site.”

The Core Strategy document is something even cpbc refer to as: “It should be noted that the Submission Core Strategy does not represent Council policy.”

Stand by for more committee member Hand Ringing tomorrow as they reluctantly give their Approval!

No, You Really Could Not Make It Up!