Tag Archives: Foksville Road

Never mind the Cost to Castle Point Residents ‘ave another Go! Plan before Cooperation spells Withdrawal!

The much Heralded Castle Point Local Plan2016, the answer to all of our problems, will officially be put to the Sword this evening.

There may be a shortage of Pink Sack Recycling Sacks in the coming weeks as cpbc staff dispose of the mountain of Evidence and Plan paperwork that has accumulated in the Core Strategy / Local Plan process!

The council Agenda Paperwork explains that there is NO gain to be made by continuing with the current Local Plan;

Independent legal advice has been obtained, and it concludes there is unlikely to be any legal basis for a challenge to the Planning Inspector’s findings.

The Planning Practice Guidance explains that “Where the Inspector concludes that the duty to cooperate or other basic procedural requirements have not been met, or there are fundamental issues regarding the soundness of the plan that cannot be addressed through modifications, it will be recommended that the submitted plan is not adopted. In these circumstances the local planning authority will be unable to adopt the Local Plan and it should be withdrawn…”

The Guidance goes on to explain that “Speedy withdrawal of a plan in such circumstances provides certainty to the local community, applicants and other interests about the status of the planning framework in the area. Until a revised plan is brought forward to adoption, any existing Local Plan policies will remain in place.”

…. the New Local Plan 2016 can carry no weight in making decisions on planning matters, because of the flaws identified by the Planning Inspector in its preparation.

It  (agenda paper) goes on to suggest that recent Planning Applications, either for approvals or dismissals, may have been unsound. Those that were approved against residents wishes are unchallengeable, whilst those dismissed against developers wishes may well be liable to Appeal!

Strikingly one such case was the approval of Flats in Foksville Road. Objections were made regarding the visual impact having no regard to the Canvey Town Centre Masterplan. The Masterplan was published spelling out that a design “theme” should be incorporated so as to add cohesion to the whole town centre, rather than allowing piecemeal approvals leaving us with a lack of coordinated design of shops and Flats.

In fact cpbc planning officers instructed development committee members during their consideration of the Foksville Road proposal;

 “whilst the Canvey Town Centre Master Plan is an adopted policy document it is at an embryonic stage and something of an aspirational document with limited commercial commitment. The proposals within the plan will not be delivered in the short or medium term and are unlikely to come to fruition in their current form. As such it is not considered that this document can carry significant weight in the determination of the current application. A reason for refusal based on conflict with the Canvey Town Centre Master Plan is unlikely to be supported on appeal.”

Consequently members of the “full” council will tonight be informed via agenda paperwork by contradictory evidence!:

“non-statutory supplementary planning guidance documents which have been prepared since that time which the Council has adopted for planning purposes, and which will remain in place:

Canvey Town Centre Masterplan Supplementary Planning Document July 2012″

If only for the Canvey Town centre regeneration’s sake, let us hope that at some of the councillors will take note!

In a Cart before the Horse statement in tonight’s officers advice paperwork they conclude that;

it is clear from the Planning Inspector’s findings that it is now necessary to put in place formal mechanisms to consider strategic matters.

7.5 To assist with this, a formal Memorandum of Understanding (MoU) has been approved by all 5 South Essex local planning authorities and the County Council

Furthermore work has now commenced on a non-statutory joint strategic planning framework for South Essex

During the public examination of evidence behind the Duty to Cooperate failure, it was pointed out that the South Essex councils had considered and rejected a joint Plan for the area, at a very early stage in the Plan process! To have not then explored and carried out a cooperative future approach to the group of councils plan making process is illogical.

Some serious discussion is relevant to indicate where the fault lies for, what has fundamentally led to the failure of the cpbc Local plan2016!

Is this an officer or councillor led Plan? Whoever, has now involved Castle Point residents in even more unnecessary costs!

Future planning policy work would be described in any new Local Development Scheme with estimated costs.

Even more worrying, with the list of planning applications already lodged PLUS the Jotmans Farm proposal still in the hands of Secretary of State following the developer’s Appeal, is the position the council have left concerned residents in;

The withdrawal of the New Local Plan will means that the Council will now continue to use of the Adopted Local Plan 1998, supplementary planning documents and the NPPF for the control of development.

And just to finish off in true comedic optimistic fashion, the cpbc crystal ball forsees;

No definitive timeframe has yet been agreed for this work but it is likely to take in the order of two years.

No doubt at much great expense to residents!

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Canvey Flats, Foksville Road, Flood Risk responsibility and Lack of Parking Spaces!

 

 

Canvey Flats Approved and Death of the Dream of ‘Canvey Comes Alive’ whilst Never a Truer Word said! Foksville Road.

Once Upon a Time…..

There was a Vision for Canvey.

This vision was fuel injected by  Ad-man and Design-man’s gobbledegook, encouraged by “our” local authority to intoxicate us simple local residents that the Vision would become a Utopian reality.

This Vision went by the title of the “Canvey Town Centre Masterplan” leading to the destination of “Canvey Comes Alive!”

Phrases used in the extensive Masterplan Report included;

“achieve coherence and a comprehensive approach to the future” “Empower and activate the strong local  community” “Deliver exceptional and lasting quality in the streets, spaces and buildings to develop a legacy befitting Canvey” “Create strategic gateway spaces and announce arrival into the Town Centre” – “Provide strong linkages, both visually  and physically between destinations with clear instinctive wayfinding” – “Establish a unique character and identity for the Town Centre, encapsulating history and heritage in contemporary style” – “Create a pleasant, calmed Town Centre environment” – “Create gateways that are linked to the key arrival points” – “The preferred masterplan option is based on an overarching concept of creating character areas” – “A step change in the Town Centre offer” 

Or as Jim Royle might have said “My A*se!”

The block of flats proposed for Foksville Road will come as no surprise to you to learn, were approved at last evening’s castle point council planning meeting.

As long ago as 2012 CPBC backed down on Canvey Island Town Centre

“As a result of the withdrawal of the Core Strategy, it is not now possible to adopt the Canvey Town Centre Masterplan as a Supplementary Planning Document. It is however possible to adopt it as supplementary guidance.”

Unfortunately Canvey residents dreams of a Regenerated Town Centre, unlike Hadleigh residents, have been blown away, possibly forever. Officers Agenda paperwork makes the concede the dream is over;

“whilst the Canvey Town Centre Master Plan is an adopted policy document it is at an embryonic stage and something of an aspirational document with limited commercial commitment. The proposals within the plan will not be delivered in the short or medium term and are unlikely to come to fruition in their current form” 

So the engagement with the Consultants, Canvey residents, councillors, cpbc officers and the Canvey Traders Association alongside the expense, has come to NOWT!

The desire to see new development, Retail and Housing designed in a Dutch themed style as residents wished or in the Consultants suggested Art Deco style, will be replaced by the piecemeal pre-designed offers from the architects back catalogue!

The Canvey Comes Alive “Dream” promised us:

“A number of interesting buildings in Canvey display characteristics of Art Deco / Modernist design. It is these buildings that the community highlighted as ones to save through the masterplan, and have features with the potential to translate into exciting modern forms.
Notable buildings of the Art Deco style in Canvey include the Monico, Rio Bingo Hall and Labworth Cafe. It is features from these and other art deco styled buildings that form part of the palette for the Town Centre”

Labworth cafe

“Canvey Town Centre should have local, Borough, County, Regional and National image. It is an opportunity to provide an iconic feature for Canvey Island and Castle Point as a whole The area should be a celebration of the sea, the elements and the people who use it. The theme in this case will be based on the history of the island as a seaside destination and with strong dutch heritage, and with connections to water as a coastal estuary environment. The following are principles that will inform a future public realm strategy and will ensure that the character of Canvey is expressed through the streets and spaces.”

The agreement amongst local politicians and residents that a “Dutch” themed design would be appropriate, failed to make it to paperwork stage for some reason!

Once again, where Canvey Island is concerned, the Applicant within his proposal paperwork is able to state, unchallenged, “There are no archaeological implications arising from this development.”

And we continue, through our development committee, to be provided with “piecemeal” new development leaving Canvey with less and less identity!

“At its meeting of April 2012, the Council’s Cabinet agreed to the adoption of the Canvey Town Centre Masterplan as a Supplementary Planning Document, to be considered when making decisions on planning applications for Canvey Town Centre”* see below

“A public realm strategy is needed to set out the aspirations and conclusions and is the first step in heightening awareness for the need of a quality public realm.”

And as a tempter to induce us to believe a prestigious Town Centre was nearing commencement we were encouraged to believe:-

“An initial viability appraisal of the Retail Core has been conducted to examine the financial prospects of the proposals in current market conditions. This analysis produced favourable results. For other masterplan proposals, the prospects of delivery are generally viewed to be good, and especially if property market conditions improve.”

“Additionally, there were two consultees who thought the proposals were a waste of money generally!”

Town Centre

The canvey independent party wish it to be known they voted against the development.

*Later downgraded to Supplementary Guidance

Proof that Canvey Island is indeed a Special Case! Death of the Regeneration scheme and (more) Flats set for Approval!

Yet MORE Flats for Canvey Island can be expected for Approval during next Tuesday’s, March 2017 meeting of the cpbc Development Committee.

The rights and wrongs will be the subject of some probably pointless discussion as flats and town centres seem to go together, yet some of the officer’s ramblings within the agenda paperwork are flimsy to say the least!

Using extracts lifted from the officers agenda paperwork, in italics:-

“Government’s clear expectation is that the answer to development and growth should wherever possible be ‘yes’, except where this would compromise the key sustainable development principles set out in national planning policy.”

Concerns around National Planning Policy are generally discounted where development and constraints of the type affecting Canvey are concerned.

There is a clear and recognised need for additional housing provision within the borough and as such a presumption in favour of the development of the site for residential purposes exists”

This makes a mockery of the Canvey being a “special case” argument. If it were truly to be treated as a “special case” the levels of development and population would have been examined, taking into account the Flood Risk, the location of the 2 Comah sites and the access / egress issues!

What “special case” means in Canvey’s respect is that development will be approved regardless of Constraints!

The site is within the town centre but not located within a primary shopping frontage. It is isolated from the nearby core retail area by reason of the busy one way road system of the town”

I am sorry I must be missing something here; I thought the site adjoined the High Street parade of retail premises, agreed it is a former dairy but since then has more laterly a DIY outlet.

CCA_news_img1_lrg

Photo Courtesy: canveycomesalive

However, whilst the Canvey Town Centre Master Plan is an adopted policy document it is at an embryonic stage and something of an aspirational document with limited commercial commitment. The proposals within the plan will not be delivered in the short or medium term and are unlikely to come to fruition in their current form”

This statement is quite some admittance from Castle Point council! After, what many residents claimed, many wasted years of council taxpayers money on maintaining a “Regeneration” shop in the Knightswick centre, it appears the Canvey Town Centre scheme is no further forward.

Used to support an ailing Core Strategy and Local Plan it is now accepted as an Aspirational, Long Term dream!

As pie in the sky as this scheme was, should not excuse the desire to improve the visual aspect of the Town Centre, contained within the Regeneration scheme.

Developers should be tied to providing a building design matching those contained within the regeneration scheme, before any development plans are accepted for consideration! A Plan of any Sort, in this case, would be better than None.

The development, along with the rest of Canvey Island, is located in Flood Zone 3 which has the highest probability of flooding. Whilst sequential testing aims to steer new development to the area with the lowest possible probability of flooding, it is an established principle that Canvey has development needs which need to be met on Canvey if the settlement is not to be economically blighted, therefore the sequential test is considered to be passed.”

The use of the term “accepted principle” as in the sentence above, is a Castle Point council preference used as a means to locate “additional housing provision within the borough” on Canvey Island rather than in more politically sensitive locations, it is not even a Policy!

“19 spaces are therefore required but only 12 are provided on site. However in town centre locations where there is good access to public transport and other facilities it would be appropriate for the planning authority to accept lower levels of parking provision.”

Records indicate that, whether in a Town Centre, or not, cpbc are content and consistent especially on Canvey Island, in permitting the under-supply of parking spaces.

This 3 storey development that could and should provide the perfect opportunity in a Flood Risk Zone, to use the Ground Floor as secure parking and utility space!

Canvey Island is indeed a “Special Case”!

Oh and by the way before you get too excited, an application for 10 dwellings need supply 0 (Zero) Affordable Dwellings.

 

 

 

Canvey Island Population set to grow despite, ASPIRATIONAL Sea Defence improvements and Flood Re Insurance being unavailable!

A “proposed” new development of Flats for Canvey Island that WILL receive Approval from Castle Point Council reveals 3 serious issues.

Firstly it is correct to point out that the proposed Flats are in the Canvey Island town centre, and if anywhere is to be developed here is more appropriate so as to assist the regeneration of the town centre Retail outlets, under threat from out of town local authority preferences.

The first issue is the continued increase in population in the Flood Risk Zone of Canvey Island. Castle Point councillors and officers appear to be relaxed and show little moral concern in locating more and more people into an area at some risk of both surface water and tidal flooding.

Secondly a point given no relevance by the same Castle Point members and officers is that Canvey Island, being a FLOOD Plain is reliant on its sea defences.

 

sea wall damage

Previous damage acts as reminder of the Tidal power.

 

These sea defences will need to be raised and improved prior to the year 2100, as clearly explained by the area’s Strategic Flood Risk Assessment, to prevent potential over-topping! The potential for a breach in the defences remains.

Whilst the Environment Agency, recognising Canvey Island is a “special case”, emit the music to Castle Point’s ears “have no objection to the proposals”, however in this case feel it of the most importance to make very clear to our Local Authority the uncertainty that faces Canvey Island’s sea defence!

The EA warns;

“The TE2100 Plan is an aspirational document, rather than a definitive policy, so whether the defences are raised in the future will be dependent on a cost benefit analysis and the required funding becoming available.”

“When determining the safety of the proposed development, you should take this uncertainty over the future flood defences and level of flood protection into account.

This may require consideration of whether obtaining the funds necessary to enable the defences to be raised in line with climate change is achievable.”

Thirdly, much has been said about the benefits and protection that the Flood Re insurance scheme delivers. However this scheme will NOT benefit residential properties built post January 2009!

As a director of the Flood Re scheme pointed out to the Canvey Green Belt Campaign group, the idea of the insurance scheme is NOT to encourage development in Flood Zones!

Going by previous development committee meetings you will not hear these 3 matters discussed. Officers will make a strong point of informing members that the Environment Agency “have no objection to the proposals”.

Consequently, the level of population of Canvey Island at Risk from Flooding, continues to Grow!