Tag Archives: local plan

Canvey Flatsland – Island to be Re-named after rumours of Jellicoe future emerge?

The Admiral Jellicoe Public House site is to be re-developed into between 40 and 50 Flats, according to rumour that has reached us!

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Preparation work to the site appears to have commenced, this despite a search of the cpbc Housing Portal revealing no application paperwork. If there is paperwork published, then it is very well hidden.

The opportunity for residents to comment appear to have been denied, if the rumour is true. Local parking, for one, must be a huge concern for local residents and businesses alike. The surface water flooding issue will not doubt be dismissed by reassurances supported by officers!

The probability that the government’s call for a Brownfield Site Register will include the Admiral Jellicoe site within Part 2 of the Register, sites granted planning Permission in Principle, is highly likely if cpbc’s Register is published by the December 2017 due date.

Alongside this is the news that the option has been confirmed to consider replacing the Canvey Island Paddocks with a new Hall financed by even more Flats.

The numbers of Flats needed to finance a new Paddocks Hall will undoubtedly be very many, given the Viability issues with the lack of provision of Affordable Housing emerging from lucrative developments of late.

The Canvey High Street is also the location for 2 more Flatted development sites, the old Dairy, and the 125-127 approved proposal, whilst the old Council Building in Long Road is also under threat from the Government call to release local authority land for Housing Development.

The Castle Point Council Crystal Ball indicated this profound finding;

“It is not thought that flatted developments on Canvey will become viable however, due to the additional costs associated with flood resistance and resilience.” *

Well the current frenzy of Canvey Flats development has blown that consideration out of the water!

On social media of late protests that Canvey isn’t more likely to be subject to development than any other part of the borough have emerged from mainland sources. And yet Thorney Bay is the largest actively promoted development site!

More relevant than Housing numbers as an indication of castle point council’s Housing Distribution record, is the population growth in the Borough.

During the last Census decade the distribution of the population increase, Canvey Island was 2.6% up whilst the Mainland saw just a 0.8% increase!

During the time period Castle Point has existed as a Borough; 

Historically, between 1971 and 2001 Canvey Island saw an increase in population of over 40%.  The Mainland saw just a 2.4% increase during the same period.

Quite clearly the demand exists for Housing, exactly where, and why in Castle Point, may require some close examining!

The removal of 8 Green Belt sites from the Local Plan Housing site Supply is to be commended, however the driver for this is questionable as a strategic area in the north of the Borough is to be promoted for release despite it being Green Belt, albeit partially previously developed. Only 1 notable site, of these 8 Green Belt sites, being on Canvey Island.

The cpbc focus of targeting Housing on Canvey Island appears to border on obsessive.

As recent as the 2016 Local Plan amongst their “evidence” to support Housing growth distribution the Sustainability Assessment focussed as early as Pages 4 and 15 of a 258 page document this point was repeated twice!;

“This has caused some people to choose to live in poor quality accommodation at Thorney Bay Caravan Site resulting in health and social issues arising. Housing land supply should be sufficient to enable a stable and regular supply of new homes that respond to local demand”

We suggest that in such a small Borough as Castle Point the focus on the “local” in Housing distribution, especially given the constraints, is too tightly focussed on Canvey Island!

*CPBC Strategic Housing Land Availability 2014

Photograph: Echo

 

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Why Must Canvey Island be the Answer to ALL of Castle Point Council’s Problems? Because they consider us Old, Fat and Deprived!

As we have said before, Canvey Islanders know our place and appear to be willing to absorb as much punishment and discomfort that our overseers wish to dump on us!

The latest re-emergence is in the name of delivering better Health Care to the Island population, or in other words, yes you have got it, Saving Money!

The Castle Point and Rochford Health Care Trust are consulting (very privately I would add), on a Plan to close the Long Road ex Council Offices facility And – Get This – handing the building back to Castle Point Borough Council.

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Jacksons Photo Service

The very same CPBC, who are desperate to identify as much land on Canvey Island to provide as many Housing development Sites as possible for their Unsound New Local Plan MkIII !

We can all guess how this will end up, with yet another Canvey Island Flatted development!

In a document that seriously denigrates the current surgeries on Canvey Island so as to imply that most should be closed and incorporated into the Paddocks health centre, chiefly it appears to cast an alarming financial cloud over the Castle Point and Rochford situation, and implying that the Canvey situation is the cause of the financial mess the Trust is in, or that only Canvey, can provide the means of relieving the area’s budget shortfall!

The proposal is that 25,000 Canvey Island patients will be accommodated at the Paddocks surgery!

The document goes on to summarise;

“Why Canvey Island?
As detailed above it can be concluded that there are issues within the Canvey area which can be summarised as follows;
*Increasing elderly population living in their own homes  *High levels of deprivation  *Increasing obesity leading to an increase in type 2 diabetes  *Regeneration of Canvey Island with increased housing and population growth  *Deteriorating GP premises (excluding Central Canvey Primary Care Centre)”

And so we go around in circles with cpbc creating and increasing the problems for Canvey Island in the name of Planning:

Because of the perceived issues, Canvey must be continued to be developed;

Because of over-development, we have perceived issues!

It doesn’t help when a Health Care Trust resort to tired, out dated CPBC clichés to identify perceived issues with Canvey Island and its residents to support its intended course of Action! As if none of the other towns in the district, nor Rochford have any of the same issues.

If anybody can remember the original Rejected cpbc Local Plan, that included an Aspiration for a second large health centre.

Fortunately with the first attempt at a cpbc Local Plan, the Examining Inspector identified what cpbc were attempting, and was rejected basically because of an imbalance of Housing Growth distribution across the Borough. That is cpbc wished to direct the large housing sites onto Canvey Island!

It is noticeable that ONLY the Canvey surgeries are under Scrutiny, none of the Rochford, Daws Heath, Benfleet, Hadleigh nor Thundersley are considered!

Castle Point &Rochford Clinical Commissioning Group applied to NHS England for a pot of money, which has been granted, for the following:

To hand back the former Long Road Council Offices to castle point borough council and to move facilities, xray etc, into the ccpcc (Paddocks) to form a new Canvey health hub.

To facilitate these changes, structural changes and layout changes are necessary in the ccpcc, of which they’re already at a point where they intend to push ahead with this next year.

Currently awaiting approval from castle point borough council. 

Castle Point Borough Council are desperate to identify development land as so much is protected on the mainland. In carrying out this search they would prefer, so as to avoid challenge, for this to be as much Brownfield land as possible.

Being as they appear to have few scruples in their choice of land, in a Flood Zone, in a Critical Drainage Area, near Hazardous Industrial sites etc, a Listed Building, such as the NHS facility in the old Canvey Council Long Road building, should prove little obstacle for an allocation of Flats!

The fact that the building in question was originally Canvey Island district council’s, will make even more sense for our mainland controlled borough council to make use of this “Gift”!

The Long Road, ex Canvey Island Urban District Council office and chamber is, as mentioned, a Listed Building. CPBC indicate that they consider it “Both historically and architecturally significant.”

And yet cpbc have left it barely maintained and Neglected!

If this issue has caused a little stir amongst any Canvey Islanders, they may wish to look a little further into the document.

Ignore the initial 10 pages of college boy “blue sky outside of the box” bull **** and you will read some pretty damning findings , most probably out of date, on our Canvey Island Surgeries.

Is it too late to do anything about it?

Most probably, but lets see if this draws a response from our representatives.

The document can be read via this Link: https://castlepointandrochfordccg.nhs.uk/about-us/our-governing-body/governing-body-meetings/2017/27-july-2017/2753-item-09-canvey-outline-business-case-270717/file

Then consider, Why Must Canvey Island appear to be the Answer to All of Castle Point’s Problems?

Further History of the Long Road building can be found via CanveyIsland.org the Canvey Community Archive

A Little Government Help with assessing Castle Point’s Annual Housing Needs – as if we needed any!

The Castle Point Council long winded Local Plan process, (yes we know it is important to get it right and that No Plan is better than a Bad Plan, oh sorry that is a different current process), has indicated with the usual accuracy that the current Housing Need is roughly between 326 -410 New Dwellings per Year!

The latest Government Assessment indicates, ahead of a consultation on the methodology used, that Castle Point requires 342 New Dwellings per Annum.

The estimate of Green Belt land in the Borough is 55%.

This consultation sets out a number of proposals to reform the planning system to increase the supply of new homes and increase local authority capacity to manage growth.

Proposals include:

  • a standard method for calculating local authorities’ housing need
  • how neighbourhood planning groups can have greater certainty on the level of housing need to plan for
  • a statement of common ground to improve how local authorities work together to meet housing and other needs across boundaries
  • making the use of viability assessments simpler, quicker and more transparent
  • increased planning application fees in those areas where local planning authorities are delivering the homes their communities need

The ‘Housing need consultation data table’ sets out the housing need for each local planning authority using our proposed method, how many homes every place in the country is currently planning for, and, where available, how many homes they believe they need.

Alongside this consultation, the ‘Comprehensive registration programme: priority areas for land registration’ document lists those areas where Her Majesty’s Land Registry intends to prioritise the registration of ownership of all publicly held land.

A link to the Consultation can be found HERE.

Apologies for the lack of any photograph, we hope it doesn’t detract from the content.

 

Government Consultation on Assessing Housing Need – Delayed

The Department for Communities and Local Government has confirmed the consultation on assessing local housing need has been delayed until Parliament returns in September.

Speaking at the Local Government Association (LGA) conference early in July, communities secretary Sajid Javid said the government would launch a consultation on a new way for councils to assess their local housing requirements that month.

This was first announced in the housing white paper in February.

Now, a spokesperson at the DCLG has confirmed that the department “intends to publish the local housing need consultation when Parliament returns in September”.

Richard Blyth, head of policy at the RTPI, told The Planner the standardised methodology “must be introduced so as not to cause a hiatus in local plan production”.

Andrew Gale, chief operating officer, Iceni Projects, said: “While the introduction of a new simplified methodology for assessing housing requirements has been widely supported by many in the industry, the government has clearly concluded that efforts to force councils to increase the number of homes in their local plans is too much of a political hot-potato.”

2 August 2017 Laura Edgar, The Planner

Jotmans Farm High Court Appeal – NOT for Castle Point council to Defend?

Green Belt Campaigners, particularly those concerned for the future of Jotmans Farm, having been kept well and truly in the dark over the High Court challenge to the Secretary of State’s decision to oppose development of the area, should be concerned to note the apparent inactivity by Castle Point Borough Council.

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Mushroom syndrome where you’re kept in the dark

The statement issued by CPBC as reported in the Echo Newspaper reads;

“As the appeal is actually against the decision of the Secretary of State, it is for the Secretary of State to defend.”

“The council is monitoring the situation, councillors have been kept informed..”

The second point made by CPBC and why it was felt it un-necessary to inform residents, we covered HERE.

If you have read the Post’s link and read the contents you will be aware that, in the case of the Glebelands High Court Appeal, Castle Point Council were named as Defendents!

So referring back to the cpbc statement in the Echo above, it may appear to be a remarkably un-reassuring and passive position for our Local Authority to assume!

After all, as recently as the 11th July of this year Essex County Council, to which Castle Point residents are represented Agreed the following Motion, passed with Unanimous Approval

Perhaps some clarity is deserved by Residents from our local councillors after reading the following, of which they will also be aware;

Planning and Infrastructure

At the July 2017 Essex County Council meeting, it was Agreed (with UNANIMOUS Cross-Party support) that;

Essex County Council will not support Local (Development) Plans unless adequate resources are identified from developers, local councils and/or Government grants to ensure that sufficient infrastructure, including roads, schools, medical facilities, parking, sewerage and drainage, is provided in a timely manner and in a way that balances the needs to promote economic growth and provide housing for residents whilst protecting their quality of life.

Given the significant housing development emerging from Local Development Plans, this Council reaffirms its commitment to this policy. This Council also expresses its concern that whilst Local Development Plans and Neighbourhood Plans are being progressed to decide where this housing should be best located, some developers are exploiting the lack of a 5 year housing supply to gain planning permission on greenfield sites, often outside the development boundary, even when these sites have been excluded from the draft local plan and in some cases where there are brownfield sites available or in the pipeline.

This Council therefore calls on the Secretary of State for Communities and Local Government to issue urgent statutory guidance, which removes the opportunity for this exploitation and protects valued greenfield sites from predatory development.

Previously agreed at the October 2014 Full Council meeting.

It would appear negligent if legal representation was not made during the High Court Appeal by Castle Point Council to reiterate the County Council’s Policy on exploitation of Green Belt sites, especially those which will undoubtedly have a major impact upon road infrastructure, especially during the cpbc Local Plan process.

Castle Point Residents Ill-informed or Gullible? Green Belt Saved or still in Jeopardy?

Be In No Doubt Canvey Island residents stand to be affected by the development of Jotmans Farm, as much as the Jotmans Farm residents do themselves!

Once all phases of the Jotmans Farm proposal is completed there is a plan to construct a Roundabout to allow traffic from the 800 dwelling estate, onto Canvey Way!

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Not only that, but the much Heralded retail extension nearby Morrisons on Canvey Island with the promised Marks and Spencer / Waitrose food, B and M and Sports Direct outlets, will add more Motorists Misery, entering and leaving via the Waterside Farm Roundabout and the local areas!

Recently the Jotmans farm Green Belt campaigners have been left to “discover” that Persimmons have decided to challenge the Secretary of State’s decision in the High Court.

The Secretary of State’s decision, generally portrayed to Residents as being a signal that not only Jotmans Farm, but also Green Belt in General, was Saved from Development, was Released on the 21st April 2017.

And so we headed for the Polling Stations, on the 4th May for the Castle Point Borough Council Elections and the General Election on the 8th June.

Possibly, Unfortunately the Election Period of Purdah may play some legal significance.* See below.

Through an email released by the Jotmans Farm campaign group, we gather that they are being led to believe that none of the Lead Group of Castle Point councillors were aware, or felt it unimportant to make the information known to Residents, that High Court action threatened the Jotmans Farm Decision!

Castle Point Council are an “Interested Party” in the High Court action. One only has to refer to the Glebelands case to be aware that CPBC should be involved:

Case No: CO/10476/201

IN THE HIGH COURT OF JUSTICE

QUEEN’S BENCH DIVISION

ADMINISTRATIVE COURT

 Manchester Civil Justice Centre

Date: 17/01/2014

Before :

THE HON MR JUSTICE BLAKE

Between:

 

FOX LAND AND PROPERTY LIMITED

Claimant

 

– and –

 

 

SECRETARY OF STATE FOR COMMUNITIES AND LOCAL GOVERNMENT

-and-

CASTLE POINT BOROUGH COUNCIL

 

 

 

Defendants

Would the Castle Point officers not have immediately informed the Lead councillors, could the councillors not have been Open and Transparent and informed their Residents, of the Legal move?

In the Echo newspaper it is reported that Jotmans farm residents clutch at the possibility that the Persimmon legal team, left it beyond the 6 weeks to challenge the Secretary of State’s decision. CPBC appear to leave this desperate hope hanging.

In our humble opinion we find it inconceivable, not only that the Persimmon legal team would be so inefficient, surely the challenge would have been dismissed should the 6 week time limit to challenge the decision have elapsed, but that some lead group Castle Point councillors to be unaware cpbc are an Interested Party in the High Court case!

CPBC are quoted in the Echo “As the Appeal is actually against the decision of the Secretary of State it is for the secretary of State to defend.” …..”councillors have been kept informed…”

We fear on behalf of Jotmans Farm and Canvey Island residents, on whom this development will impact upon, that the release date of the Secretary of State’s decision and the dates of the Local Elections may well have had some influence, as well as having some legal impact.

* “The term ‘purdah’ is in use across central and local government to describe the period of time immediately before elections or referendums when specific restrictions on the activity of civil servants are in place. The terms ‘pre-election period’ and ‘period of sensitivity’ are also used.
The pre-election ‘purdah’ period before general elections is not regulated by statute, but governed by conventions based largely on the Civil Service Code.
The pre-election period for the 8 June General Election will start on midnight on Friday 21 April 2017.
A ministerial statement gave details of the different ‘purdah’ periods for the different elections on 5 May 2016: The period of sensitivity preceding the local, mayoral and Police and Crime Commissioner elections starts on 14 April”
Source: House of Commons Library Published Friday, April 21, 2017

Defending Castle Point Green Belt, Nimbyism, or worthwhile protection of our Environment?

Encouragingly Castle Point council have again refused permission to develop another Green Belt site.

This time at Catherine Road, Benfleet, where a wooded site had been cleared prior to a proposal for 6 detached houses.

Castle Point, as many will be aware, are without a recognised required 5 Year Housing Supply. At the development committee meeting it was reiterated that the “emerging” local Plan, will include a 5 Year Housing Supply, albeit supported by previously developed Green Belt being released for development. The question of deliverability will be the issue scrutinised by developers and an Inspector.

However, apparently less encouragingly this very week the Telegraph newspaper published a controversial article adding even more pressure from the government on local authorities to supply even more homes than previously expected, in areas such as Castle Point.

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The Telegraph article reads;

“Families living in some of the most sought-after parts of the country will be forced to accept more homes being built near them to tackle the housing crisis, the Communities Secretary has said.

Sajid Javid said that he wants communities which have benefited from soaring property prices to play their part in solving the housing crisis.

New rules to force councils to increase their housing targets will be published in the next three weeks.

Mr Javid’s comments could be seen as a new assault on homeowners with a Nimby” – “Not In My Back Yard” – attitude towards new development. It could also prove controversial with grassroots Tory voters, many of whom live in affluent areas.

But last week, Damian Green, the First Secretary of State, said the Conservative Party had to focus on building affordable homes and creating jobs for “young metropolitan” voters if it wants to expand its support base and win the next general election.

Mr Green suggested that the Conservatives’ defeat (sic) at the general election last month was in part because they had allowed Jeremy Corbyn’s Labour party to seduce younger voters who have struggled to get onto the housing ladder.

Separately, ministers will say on Wednesday that towns and villages across England could get a share of £1billion a year to build bypasses and protect beauty spots from the “misery of lorries and thundering traffic”.

Mr Javid used a speech to council leaders to set out the Government’s plans to deal with the housing crisis and have “a much more frank, open discussion with local residents and communities” about housing.

 

This means wealthy communities living in areas “where housing is particularly unaffordable” have to accept that more homes needed to be built nearby.

He told council leaders at the Local Government Association’s annual conference: “Nothing is more corrosive to trust than the idea that some areas are being treated better than others.

“Where housing is particularly unaffordable, local leaders need to take a long, hard, honest look to see if they are planning for the right number of homes.

 One source at the department said part of the problem was that “you see more active groups locally contesting against decisions” in wealthy areas.

It comes six years after the Government clashed with rural campaigners over plans to make it easier to build on green belt land by relaxing planning laws in favour of developers.

Mr Javid directly criticised Theresa May, the Prime Minister, along with her predecessors in Downing Street, for not doing more to provide enough homes for young families.

He said: “Since the 1970s – under Wilson, Callaghan, Thatcher, Major, Blair, Brown, Cameron and now May – we’ve supplied an average of 160,000 new homes each year. That’s far below what’s needed.”

A new Government consultation paper published this month will provide a “new way for councils to assess their local housing requirements”, Mr Javid said.

 

Councils are expected to be asked to commission an assessment of how much and what kind of housing is needed in their area. Councils will then use it to inform the housing target in the local plan which sets out where new homes can be built. The target will be reassessed every five years.

 

The new way of calculating housing need is expected to result in increases of up to 25 per cent in housing forecasts in the Home Counties, campaigners fear.

Mr Javid said: “Our aim is simple: to ensure these plans begin life as they should, with an honest, objective assessment of how much housing is required.

“That means a much more frank, open discussion with local residents and communities.”

The new initiative for more homes would involve “courage to both conceive and execute”, he said: “There will be tough decisions, difficult conversations. But that is what political leadership is about.”

Mr Javid said ministers would ensure that the extra schools, roads and doctors’ surgeries for the new homes would be built.

A spokesman for Mr Javid’s department said: “We want to make sure that local plans are based on an honest assessment of the need for new homes in local authority areas, and are formed in a transparent way that gives communities a strong voice to shape their area.”

Article by Christopher Hope,

Photograph, illustrative purposes only.