Tag Archives: Master Planning

Housing “Master-Planning” or “Disaster-Planning”? Castle Point Council Local Plan and, How Many Homes were we Told to Expect? Possible Bad News for Mainland Residents!

The Golden Ticket, that the Castle Point lead group of councillors believed would save them and their latest Local Plan from the ultimate criticism, “Master-Planning” of their desired Housing Sites, looks likely to be De-Railed before reaching the first Hurdle!

Master-Planning was sold as the Saviour of the Green Belt, provider of localised Green Space and less Dense Housing, by none other than the CPBC leader himself! Aimed at keeping the Annual Housing delivery to a level that suits (whom?).

Well, some possible Bad News for Mainland Residents.

I say that advisedly, as Canvey Island Green Spaces and Green Belt, has always been on the Lead Group’s Radar, chiefly as a means of protecting the politically sensitive areas in the north of the Borough.

Unfortunately, all may not be quite as rosy as the lead group hope. OR, could it be that they have had an alternate Plan afoot, ever since the actual beginning?

Lichfields have released a paper named “How Many Homes? The new Standard Method.”

It refers to the standard method of calculation of the required number of dwellings that was introduced in 2018, and almost as soon as the method was implemented, it was announced that it would be changing. The Government’s new method of calculation will be compatible with boosting Housing Supply quickly, and aims to deliver a New National Total of Housing of 337,000 dwellings per Annum – far beyond the 270,000 that the current approach should have achieved!

The Current Approach, used by the Controllers at Castle Point Borough Council, by which they seek to deliver 352 Dwellings per Annum (dpa), higher than their identified  Housing Need of 342 dpa.

However Lichfields research identifies that under the Government’s new calculation methodology the new Target Total for Castle Point will in fact be 386 new Dwellings per Annum!

So, all of you Residents, already disappointed at CPBC’s proposed wrecking of the Borough by means of their Local Plan, can feel truly disappointed as the likelihood is that the current target of Housing Delivery will, in the Government and Planning Inspector’s eyes, leave the Borough with an Annual Housing shortfall of 44 dwellings per year, or another 660 dwellings over the Local Plan term!!

Note that we Castle Point residents are used to an average of 160 dwellings per year being developed, over the last 3 years. The new target will see a 240% increase in House Building activity in the Borough!

So either those controlling Castle Point Council will have to identify new “Shielded” Green Belt sites, or our leaders “Master-Planning” dream, goes out of the window! Identified sites will need their Housing Densities reviewed or more Green Belt sites released!

Those of us on Canvey Island well, we are densely urbanised already, have the prospect of the OIKOS expansion, doubling the sites capacity with jet fuels and all that the site’s hazard and delivery logistics involve, the Calor Gas terminal, potential of Surface Water and Tidal Flood Risk continually being undermined by the attitudes and planning by the lead group at CPBC.

Castle Point and its Residents have certainly been Snared by their own Lead group of Councillors, with their day dream of belonging in the Big Boys League of the Association of South Essex Local Authorities (ASELA).

This group (ASELA), eager to get their hands on Government monies as part of the Thames Gateway scheme, have a vision for the area, which appears to be alien to the desires of Residents. They have caught us Residents up, as have our Borough’s lead group, in a web of Development, Regeneration and lack of Infrastructure funding, all in the name of progress and a desire for polished egos of those seeking to climb the slippery pole.

Castle Point Residents should beware what we are being dragged into, a Tiny Fish in a Big Pond has little future, usually ending as a Big Fish’s Supper!

Post kept purposely truncated to maintain certain councillors attention span.

Lichfields report can be found HERE.

Tiddler

Copyright: everyday-angler.blogspot.com

Under the Coronavirus Radar, Secrecy, Lack of Transparency and Exploitation, Castle Point Borough Council’s idea of a Local Plan Process!

The Covid-19 Pandemic may have provided Castle Point Council with the perfect opportunity to distract residents from ongoing Housing Development desires across Canvey Island and the mainland. Whilst an apparent Blackout on Local Plan news and information leaves CPBC with a window of opportunity for avoiding accountability.

Residents who took part, in good faith, in the Local Plan Consultation have had their names made public, yet remain unable to view what major Developers have planned for the area, what OIKOS and Calor Gas positions are, what little Infrastructure monies are actually available via Essex County Council, and what the Environment Agency have funds for where improvements to Canvey Island’s sea defences are required, as their actual submissions remain secret!

Castle Point Council’s intention to not be Open and Transparent with local Residents is apparent, when they say;

“The Pre-submission plan, associated evidence documents, together with all the representations made and the statement of representations will be submitted to the Secretary of State for an examination in public. We will contact you when the submission has taken place.”

I have contacted cpbc councillors to get this intention confirmed, or whether CPBC will allow residents to view the Consultation submissions, but alas have received no reply!

However, we have seen Essex County Council’s response to the CPBC Local Plan and they highlight certain areas of concern, especially for Canvey Island Residents.

Major development which CPBC intend for Canvey, the Dutch Village fields and the Triangle site, both Green Belt areas, are included in the Local Plan, despite them being Sequentially unsuitable due to Flood Risk.

CPBC openly disregard Planning Guidance by their desire to develop on Canvey Island, by “suggesting” that development will not take place until such time that there is no longer a 5 Year Housing Supply across the whole of the Borough!

The CPBC Local Plan is scheduled to cover a 15 Year period. A major site supporting the early part of the Local Plan’s Housing Supply is the contentious Jotmans Farm site, Prime Green Belt edging a built up area. the site is currently intended for 850 dwellings, this total protected by CPBC’s Master-planning day dream.

“The 24 housing site allocations are a mix of 12 brownfield sites within the urban area and 12 sites outside the urban area, including on Green Belt land, providing 974 and 2,745 new homes respectively,” of a Nett Total Housing Supply of 5,284

Canvey Island sites, “The site(s) can only come forward when the housing supply remaining falls below 5 years supply, in order to meet the sequential test for flood risk”

However the Jotmans farm site, known as, “HO9 Land West of Benfleet , Benfleet”, being the largest site off of the Island and “potentially” within the Local Plan, is expected to supply 850 Dwellings.

However, there is very little chance that Essex County Council or other Highway agencies will find Funding for the aspiration for a Roundabout and dedicated carriageway onto and along Canvey Way, from the Jotmans farm site to Sadlers Farm Junction!

This could be interpreted as there being little chance of Jotmans Farm, the Land west of Benfleet, being developed until, at the earliest the very latter years of the Local Plan period, or that Persimmons will introduce Development in Phased Stages of perhaps 250 – 300 dwellings per Phase, getting around the obligation to install an access road and junction off of Canvey Way. Or, even worse still for Benfleet residents with eventually the whole new Estate having access via the existing road network!

On one hand Castle Point Council actively promote Jotmans Farm and Canvey Island Green Belt sites, despite all of these sites requiring extensive Infrastructure improvements, and yet land at North West Thundersley is withheld / protected for exactly the same requirement; Infrastructure improvements!

“The Draft Plan notes that some landowners have promoted the above site but, as there are multiple landowners in this area , there are currently no comprehensive development plans that are deliverable. Additionally, there would be a commitment and significant investment in infrastructure given the site is significantly constrained by a lack of appropriate access and risks to the strategic network, as well as other infrastructure requirements to support growth in this location addressing matters such as water supply, drainage and energy infrastructure and community services, affecting the viability and likelihood of development in the plan period . The majority Of the land at North West Thundersley, the “Blinking Owl” site, highway improvements which would be required to support development at North West Thundersley are not currently funded, although initial discussions have taken place between ECC as the Highway Authority, landowners and developers. Fur- thermore, the government’s commitment to the Lower Thames Crossing, will have a significant impact on the strategic highway network (A13, A127, A130). ECC has advised that further development which affects the highway network will not be supported until fu nding for the A127/A130 Fairglen Interchange is committed and in place. ECC ’s previous position on this site remains unchanged, namely that ECC would not support any new development and employment allocations until the proposed long term transport scheme for the junction is implemented; hence the safeguarding of the site is only supported subject to the prior implementation of the long term highway improvement scheme for the A127/A130 Fairglen Interchange”

Canvey Residents should note where Essex County Council point out; “highway improvements which would be required to support development at North West Thundersley are not currently funded,

This is also the case where Canvey Island Sea Defence improvements against Tidal Flooding is concerned, these also being “not currently funded,” as the Local Plan supporters amongst Castle Point Council members know so well!

And yet land on Canvey Island continues to be EXPLOITED!

Despite Councillor denials, how true this Headline turned out to be!

Coronavirus highlights the Lack of Decent Living Space in Canvey Island Flatted Accommodation. Castle Point Local Plan fails Residents, Yet Again!

The Coronavirus, Covid-19 Pandemic affecting Canvey Island and Castle Point continues to take its toll. The warm Spring weather has brought residents out onto the streets and public places such as the Seafront areas.

Much has been heard of “the people” not maintaining the required Social Distancing and even enjoying some sun-bathing. This of course has been frowned upon, as it may well lead to even more strict regulation in the fight against the virus.

However, this should prompt those of  us who have garden space to consider those less fortunate, especially as the reviled Castle Point Local Plan is being forged ahead with.

Photo stylist.co.uk

Those residents amongst us who live in Flats, and those especially with children at home whilst schools are closed, will be subjected to particular stress should they have no outside space to access.

An average new one-bedroom flat has shrunk to the size of a Tube train” the Daily Mail reported in 2013.

Such is the CPBC approach to approving Flats Applications. The lack of Car Parking space for Flatted dwellings, distracts from the chronic lack of indoor living space, as each centimetre of space is used to cram the maximum number of dwellings on each particular development site!

The Room sizes of Castle Point Flats, especially where Canvey Island is concerned do absolutely nothing for the Residents Mental and Health Well being, and can be considered detrimental!

This lack of Care for Residents Well being should be addressed within the local Plan 2019, but is not, despite the process entering its 3rd decade of considerations!

Canvey Green Belt Campign WordPress Blog of April 3, 2014 referred to the Planning Application in Liege Avenue Canvey Island:

Rabbit hutches ok for Canvey as long as the numbers count towards the new Local Plan!

Within the Local Plan evidence base, deprivation is examined.
It appears that Castle Point consider that a means of alleviating deprivation is to increase the number of residents in a deprived area!
The area in question is Canvey Island.
Surely the quality of home life is an important measure of deprivation.

The size of two of the six flats thus invited some interest.

The officers had indicated that flat 3 indicated a floor space of just 40sq metres
and
flat 6 a floor space of just 38sq metres.

Attempts within the architectural field are being made to set size standards that offer future residents a reasonable standard of living.
The Royal Institute of British Architects have published a recommended living space requirement. This indicates a recommended living space requirement for a one bedroom flat of 50sq metres.

The officer’s paperwork suggested that flats 3 and 6 were “marginally below best practice level.”

MARGINALLY!

Flat 3 is 10 square metres undersize.
A total of 20% under standard !

Whilst Flat 6 is 12 square metres under size !
A total of 24% under standard !

However the officer quite rightly pointed out that Castle Point had not adopted any recommended accommodation size standards.

Externally the flats also attracted interest.
Essex County Council standards require 10 car parking spaces, one per flat allowing no free space for visitor parking.
This proposal indicates 6 spaces, one per flat.

Size is obviously an issue.
Even with a “lack” of car parking spaces there is no room for an emergency vehicle to swing around to drive out.
The officer suggested that an emergency vehicle would be expected to attend the site from Somnes Avenue, blocking the roadway as will refuse vehicles

Despite all of these safety issues Castle Point officers recommended the Leige Avenue flats proposal for Approval!

It appears the quest for housing numbers to support the Castle Point Local Plan takes precedence over all issues and concerns.

The Castle Point Council Residential Design Guidance document of 2012 states;

5.18.5 A lack of space can therefore impact on the basic lifestyle needs of occupiers.  In extreme cases the lack of adequate space for a household can also have significant impacts on health and family relationships.

5.18.6 The Parker Morris Committee report Homes for Today & Tomorrow of 1961 shifted emphasis towards designing homes to concentrate on satisfying the requirements of the families that are likely to live in them, rather than focusing on working out a pattern of room areas that comply with standards as was the case of the 1919 and 1944 Committees.  A table of recommended standards for floor space was devised dictating the square feet needed room by room according to the number of people to live within the home, the furniture and activities to be undertaken in the rooms and the number of storeys within the home, rather than number of bedrooms. 

5.18.7 Whilst lifestyles, and the associated furniture, possessions and activities may have evolved since the 1960’s it is clear that there is scope for similar standards to apply to development now and in the future.

5.18.8 The Parker Morris standards were removed by Government in the 1980’s on the basis that the market would provide the right type and size of homes.  However research by the Joseph Rowntree Foundation and the Royal Institute of British Architects (RIBA) indicates that dwellings are getting smaller.

The CPBC Local Plan, with its suspect focus for Master Planning, indicates an immoral lack of care for the less fortunate of residents! Stay In – Stay Safe!

No living space standards for Canvey

Disastrous Local Plan and its Green Belt Development, means Residents Trust in Castle Point Councillors at its Lowest Ever Ebb!

Just like Coronavirus, it appears Unrest is spreading amongst Castle Point mainlanders, as it has for many years amongst Canvey Islanders!

The level of Housing development proposed within the Castle Point Local Plan2019, is the major cause. The loss of Green Belt and disruption to the leafy areas of Daws Heath, Thundersley, Benfleet and Hadleigh, appears the chief complaint, and quite rightly!

Social Media is rife with anger at present, chiefly aimed at the mainland Castle Point Councillors, the Lead, or Controlling Group.

Very few of these councillors have braved putting their heads above the parapet in defence of their Local Plan that proposes a level of Housing likely to bring insurmountable infrastructure problems, sooner than the expiry of the 15 year Plan period.

“Based on the standard methodology the identified target for Castle Point Borough was 342 new homes to be built per annum or 5,130 homes for the (15 year) Plan period. The Council does not dispute this target and has used it for this plan.”

Now, the Lead Group, including its solitary Canvey island member voted to a man / woman in support of this level of Housing, and the Business Development chiefly on Canvey Island.

Rather than “selling” the Plan’s development levels to us Residents, those very few councillors willing to engage with Residents defend their position as how the Plan would be a lot worse, if the Government Intervention team had taken control of the Plan.

Retaining Control of the Plan, these councillors argue, is a betterment, the suggestion being Intervention would have been a lot worse, in their opinion!

But is this a Fact?

As is clear to see according to the Local Plan’s Housing Need and proposed supply, 5,130 Homes, is to be met!

How would the CPBC Local Plan, in the hands of the Lead Group of councillors, be any worse for Canvey Island, or come to think of it, Residents local to Jotmans Farm?

MASTER PLANNING apparently is the spoonful of sugar that is meant to make the sour CPBC medicine go down! Master planning is their means of lowering the Housing density of  development Sites, despite those intended for Canvey Island intending to deliver the same numbers as in all previous Local Plan versions.

So, Master planning is intended for mainlander’s ears only. However our friends on the Mainland may be in for a disappointment as Government Guidance seeks the most Effective Use of Land. And with viability being a major issue for developers, having to find monies for a percentage of affordable homes, health facilities, infrastructure, SUDS and local education support, Master Planning will be the first casualty!

 Intervention is to be feared because, it would be a lot worse!

For whom?  This remains unanswered.

Master Planning could still be allowed whether CPBC or an Intervention team is involved,  Housing Need will be met (allegedly), so how can it be worse.

Perhaps the answer lies in the Site Selection and the Housing distribution!

Are there “certain” areas on the mainland that have had preferential treatment through the land assessment? It would not have been the first time as Canvey islanders should well be aware! Mainland sites chosen, or ignored, due to the sensitive nature of levels of local resident’s reactions. Certainly the delivery of the major site, Jotmans Farm, is likely to cause some major infrastructure issues. Issues that may well delay the early to mid term development numbers, leading to the “unfortunate” need for Canvey sites to be released earlier than Planned!

There is a History of these scenarios to fall back on.

So, the case against Government Intervention has yet to be proven! It is more a case of “Trust Us” from the CPBC Lead Group, as no evidence is forthcoming. We are asked to accept their word.  

Not that Canvey Island residents appear a concern to the CPBC Leadership. Cllr Smith having publically rubbished the efforts of the Canvey Ladies, who this week presented their petition to No. 10 Downing Street.

Whereas mainland residents are asked to take the word of those councillors supporting the Plan, whilst at the same time “apparently” criticising the Local Plan they all chose to support!

Residents of the whole of Castle Point should remember, the Leaders of Castle Point Borough Council, the likes of cllrs smith and Stanley, have voted in Favour and been totally behind each and every single version of the Local Plan that they have published!

Perhaps the ONLY way that Castle Point Residents may begin to believe the stance taken against Intervention is for them to produce evidence of minutes from meetings between CPBC and the Government Intervention team, rather than being expected to take the word of the current CPBC Leader, unchallenged.  

  

The “Canvey Ladies”, present their 10,500 signature Petition at No.10 Downing Street. Equal Representation for Canvey Island

Master-Planning is left in the Paddock, whilst the Local Plan, Stalls! Could Castle Point Council appear anymore Inadequate? Government Chief Planner to eventually let us know!

Two issues have reared their heads locally, One concerning the Paddocks, Canvey Island, the other the whole of Castle Point through its emerging Local Plan and the Government threat of Intervention!

Firstly the Paddocks. It appears that 3 Councillors have visited the Paddocks and engaged with the Hall users.

Now our cllr Leader, cllr smith has enthused over his Local Plan’s promotion of “Master Planning” where development is concerned. During the Special Council meeting arranged to hurry / force through the approval of the Local Plan 2018, much was made of the Master planning initiative, through which local ward councillors would have input, alongside residents and developers on new developments.

So it was surprising to learn that these 3 councillors attending and engaging with the Paddocks users where not the local South Ward representatives.

The Local Plan 2018 reads: “The NPPF also explains that the creation of high quality buildings and places in fundamental to what the planning process should achieve. It goes on to state that design quality should be considered throughout the evolution and assessment of proposals. Early discussion between developers, the local planning authority and the local community is important for clarifying expectations. Proposals that demonstrate early, proactive and effective engagement should be looked on more favourably.” 

So it appears that cllr smith’s preference for Master Planning, maybe somewhat selective!

The Agenda paperwork for the Local Plan 2018 Special Council meeting clearly indicates that the threat of Government Intervention in the Castle Point Local Plan is a dire consequence of not adhering to a strict agreed Timetable;

“Failure to keep to the programme as agreed by Council in the LDS to produce a legally and technically compliant local plan is likely to result in intervention.”

“Failure to make progress with the New Local Plan 2018 at this time will also be noted by the Secretary of State.”

“If the Council wishes to remain in control of the Council’s local plan process for the Borough the Council must make progress with a local plan. The New Local Plan 2018 now before Council has been prepared to an accelerated timetable, agreed in June following consultation with the Ministry.”

On the Local Plan 2018 itself; “The Chief Executive informed Council that the consultants, led by an experienced Planning Inspector had concluded ‘Lit appears that the Council should be able to submit a local plan for examination which meets current national advice’.”

” The decision (for councillors consideration, rather than that of approval of the Local Plan and its Green Belt development) was whether to keep control of the local plan making process for Castle Point or allow Government officials to intervene and take over the process.”

As we all know the Local Plan 2018 was rejected by Full Council despite these warnings!

Councillors found that amongst other reasoning the distribution of Housing Growth was generally Unjustified.

Since then there has been a further Full council meeting. This meeting produced NO  report on works being carried out on furthering or adjusting the Local Plan!

Such is the purported urgency with the Local Plan schedule that it would have been reasonable to expect, by Government Planners and the Secretary of State AND local Residents, that some work would have gone into addressing the concerns of the councillors that were “brave” enough to go against the council leader’s and ceo’s advice and warnings!

It would be interesting to learn from the Canvey Island Independent Leader and cllr A.Sheldon, possibly the most active Green Belt campaigning mainland councillor, whether officers and / or council leader have engaged with them in a seemingly important effort to continue a process of adjusting the Local Plan, to make it acceptable for councillors approval. Or are the leadership simply sitting and waiting to hear our Fate?

If nothing is being done, you can be sure Castle Point Borough Council will look even more inadequate than it did following the Duty to Cooperate debacle, in which the leadership and officers can be viewed as being seriously negligent!

 

Aspirations, Fairy Tales and Disappointments, the Joys of Being a Canvey Island Resident! “Good News” delivered, conveniently, ahead of Local Plan!

Canvey “Good News” Stories

Canvey Town Centre Regeneration!

Canvey Paddocks Redevelopment!

Canvey Seafront Regeneration!

It can be no coincidence that Canvey’s Paddocks, Seafront and Town Centre were the focus of the Castle Point council’s cabinet’s discussions, available to view either in  the public gallery, on cpbc webcast or read, faithfully recorded in the Echo newspaper.

Ably presented as “good news” items by our leader cllr smith and supported by words of appreciation by doting cabinet members and lead group attendees alike.

For those more gullible, let us remember that the cpbc Local Plan is due for agreement for publication ahead of consultation during an upcoming council meeting scheduled for late November!

There is no doubt that these “good news” stories will make for an uplifting “Vision for the Future” chapter to the (hopefully?) new Local Plan2018, and even form some half convincing Policies.

What were we told during October’s cabinet meeting? 

The Town Centre Regeneration, that aspired, within the 2016 withdrawn Local Plan, to;

“Increasing the proportion of local comparison spend retained within Canvey and Hadleigh Town Centres by delivering 8,350m2 of additional comparison floorspace in these locations; and Increasing the range of other economic and community activities in town centres”

Even though in the meantime cpbc have encouraged and permitted out of town centre, greenfield growth, on the Island that threatens the whole existence of our High Street and Town Centre businesses!

Canvey Seafront, reference was made within the 2016 withdrawn Local Plan to; 

” the Government’s Tourism Strategy 2011 highlights the importance of tourism to the economy and is clear that good planning policies can support growth in the tourism sector.”

” the seafront area on Canvey is in need of regeneration. Despite some investment from the public sector and redevelopment of a key piece of vacant previously developed land, the area requires further improvements to the quality of the private and public realms, and the range of leisure services on offer.  Due to the decline in these a front area, there are pressures emerging from convenience retailers to occupy units within the seafront parade. This would undermine the seafront area as a leisure and tourism destination and prevent its rejuvenation.”

The biggest regeneration of the seafront has been at the hands of local Canvey residents. Cleaning of the beaches and footpaths, decoration of the Sea Wall, supply and fitting of benches have transformed the seafront, thereby encouraging more visitors, allowing Castle Point council to identify the possibility of boosting its income from car parking charges!

Latching onto this new income stream prompted further investigation by cpbc into attempting to secure a proportion of the £40,000,000 “prize” money on offer via the Government’s Coastal Communities Fund.

Castle Point council set up a committee, naturally, to engage with Bell Phillips, architects “to undertake a master planning exercise to ensure the future vitality of Canvey Seafront.”

Whilst Canvey Island will never become a holiday resort, those days are long gone, it can hope to be a day-out attraction for many.

The problem with the seafront masterplan was that it appears to sketchy and lightweight without indicating hard evidence that employment would be created, which appears to be the main driver, reasonably enough, of the Government’s Coastal Communities funding scheme.

Perhaps cpbc identified the opportunity of securing funds that could bolster their finances whilst they planned and consulted on ideas that might slowly come to fruition.  

As cllr cole queried, how long can it take and how expensive can it be, to install some toilets at the seafront?

What more needs saying about the Paddocks?

It appears that cpbc leader cllr smith has now become a tad reticent, having driven through the cabinet decision to demolish the community’s hall, but now less willing to reveal the Actual size of new hall, costings and sources of finances (Flats or Houses?) needed to produce a new building! 

Canvey residents can store the Paddocks, Seafront and Town Centre issues, alongside those of the 3rd Access Road and Roscommon Way, as Aspirations, Fairy Tales and Disappointments perhaps.

However, these dreams will be enough to form a few policies and fill a few pages of the Castle Point Local Plan 2018 to help fool an Inspector that Canvey Island is the sustainable growth area to distribute Housing to help fulfil the Borough’s needs.

img94joktmu75103

cpbc Coastal Communities Seafront Subgroup and Bell Phillips reps.

Echo Newspaper recent coverage of these issues can be read via the Links below;

Canvey Town Centre Regeneration

Canvey Paddocks Redevelopment

Canvey Seafront Regeneration

Photograph: Castle Point Borough Council

 

 

Castle Point Master Planning blown out of the water over Jotmans Farm?

So the Developers line up to bulldoze their intentions onto Castle Point’s Local Plan, it’s surroundings and residents!
Persimmon Homes made their submission on the Local Plan consultation on the 25th March, interestingly one day prior to the Council meeting to discuss the motion to further research the “Blinking Owl” development area, on the 26th March.
Essex County Council completed their report on the 12th March and concluded “It is recommended that ECC objects to the allocation of the proposed development site H18 in the Plan.
Policy H18 – Area of Search and Safeguarded Land – North West Thundersley – Safeguarded Land and Broad Location (400 homes).
ECC report in full can be viewed here.

Would these submissions have affected the Councillors decision making, we will never know.
What it would have done is given residents food for thought as they listened to the Council debate!
Sadly, yet again residents are kept in the dark.

Jotmans farm residents need to prepare themselves for a shock as cllr Smith’s Master Planning is blown apart, as Persimmons propose 1200 dwellings for the site!

Persimmons Jotmans Farm submission makes a great deal of what they consider an irrelevance, the Local Plan’s “hope” for the widening of Somnes Avenue, Canvey Island.
Something ECC believe could not be justified in support of the proposed 50 residential homes at the old Castle View School site.
Are Essex County reading the same Local Plan document as Persimmons?

Persimmon consider Somnes Avenue widening has nothing to do with any decision making on Jotmans Farm development.
Quite clearly the traffic congestion arising from the configuration of Waterside Farm roundabout and Somnes Avenue in its present capacity would, if Jotmans Farm was developed with access onto Canvey Way would cause traffic to tailback even further along the A13 and A130 during the evening rush hours.
Interestingly Essex County Council cast doubt over guaranteeing funding streams for improvement work to Somnes Avenue and the new junction onto the A130 Canvey Way. I wonder how far the NPPF’s duty to co-operate extends.
Persimmons consider the new junction onto Canvey Way is unnecessary ahead of 400 dwellings being finished at Jotmans Farm!

Persimmons submit:
•Remove the reference to the need to widen Somnes Avenue unless evidence can be presented to justify the works;
•Confirm the scale of the works required to widen Somnes Avenue (if retained as a requirement) to allow for developers to identify the costs involved and the ability to deliver works;
•Remove the requirement to deliver the new junction to the A130 and the widening of the Somnes Avenue (if retained) before development commences and identify as a requirement for after 400 units have been occupied;
•Increase the potential capacity of the site. A range of 800-1,200 is recommended for inclusion in the supporting text with an amendment to the policy to confirm that a minimum of 800 new homes will be required instead of ‘up to 800’
The wording of the site allocation identifies that it will deliver up to 800 units along with other land uses and significant highway works. It is noted that the highway works required have yet to be costed. It is further noted for example that the Whole Plan Viability report suggests that the new access onto the A130 cannot be supported by the site in isolation and alternative sources will be required – sources that have yet to be identified. In the absence of confirmed costs and funding sources it is not possible to confirm that 800 units could represent a viable scheme for this site. As such, a figure in excess of 800 may be required to ensure the delivery of this allocation.