Proposal:  Erect additional three floors forming 108 room hotel on top of an existing 10-storey building, alterations to elevations and extension to lift shaft and staircase (outline)

Applicant:  Southend Point Ltd

Agent:  Mr Patel

Resolved:  That outline planning permission be GRANTED subject to the following conditions:

01  In as far as they relate to the scale, layout and appearance of the development hereby approved, the development shall be carried out in accordance with the approved plans:  01 (22.09.2017), 02 (29.04.2018), 08 (18.03.2018), 09 (18.03.2018), 10 (02.08.2017), 11 (18.03.2018), 12 (09.05.2018), 13 (09.05.2018), 14 (09.05.2018), 15 (09.05.2018), 17 (09.05.2018).

Reason: To ensure the development is carried out in accordance with the development plan.

02  Details of the landscaping and access (hereinafter called the "reserved matters") shall be submitted to and approved in writing by the Local Planning Authority before any development begins and the development shall be carried out as approved under the reserved matters. Application for approval of the reserved matters shall be made to the Local Planning Authority not later than 3 (three) years from the date of this permission. The development hereby permitted shall begin not later than 2 (two) years from the date of approval of the last of the reserved matter to be approved.

Reason: Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990 (as amended) and because the application is for outline planning permission only and the particulars submitted are insufficient for consideration of details mentioned.

03  Notwithstanding the details shown on the plans submitted and otherwise hereby approved no development shall be undertaken until samples and full details of all materials to be used on the external elevations including full details of the cladding (including exact colours specifications), windows, box features and window reveals have been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details before it is first brought into use.

Reason:  This pre-commencement condition is required in the interests of visual amenity and to ensure that the appearance of the building makes a positive contribution to the character and appearance of the area.  This is as set out in the National Planning Policy Framework (NPPF), Core Strategy (2007) Policies KP2 and CP4, Development Management Document (2015) Policies DM1 and DM3, and the guidance contained within the Design and Townscape Guide (2009).

04  Notwithstanding the details shown on the plans submitted and otherwise hereby approved no development shall be undertaken until full details of the secure, covered cycle parking for no less than 140 cycles and the refuse and recycling storage for the development have been submitted to and approved in writing by the local planning authority.  The approved cycle parking and refuse storage facilities shall be provided in full and made available for use for the development prior to the first use of the development hereby approved and be retained as such in perpetuity.

Reason: This pre-commencement condition is required to ensure that satisfactory secure off-street bicycle parking is provided and to protect the environment and provide suitable storage for waste and materials for recycling in accordance with Core Strategy (2007) Policies KP2 and CP4, Development Management Document (2015) Policy DM1, and the guidance contained in the Design and Townscape Guide (2009).

05  The development hereby approved shall not be brought into use until a scheme detailing how at least 10% of the total energy needs of the development will be supplied using on site renewable sources has been submitted to and agreed in writing by the Local Planning Authority. The approved scheme shall be implemented in full prior to the first use of the hotel hereby approved. This provision shall be made for the lifetime of the development.

Reason: In the interests of providing sustainable development in accordance with Policy KP2 of the Core Strategy (2007), Development Management Document (2015) Policy DM2 and the Design and Townscape Guide (2009).

06  The development hereby approved shall not be first used until full details of the water efficient design measures including for taps, toilets and showers have been submitted to and agreed in writing by the Local Planning Authority. The approved scheme shall be implemented in full prior to the first use of the hotel. This provision shall be made for the lifetime of the development.

Reason: To minimise the environmental impact of the development through efficient use of water in accordance with the National Planning Policy Framework, Core Strategy (2007) Policy KP2, Development Management Document (2015) Policy DM2 and the Design and Townscape Guide (2009).

07  Notwithstanding the details shown on the plans submitted and otherwise hereby approved the overall height of the building as extended, including any aerials, plant or other structures must not exceed 56.45 Above Ordnance Datum.

Reason: In the interests of aircraft safety and the safe operation of London Southend Airport in accordance with the National Planning Policy Framework and Policy DM4 of the Development Management Document (2015).

08  Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any Order revoking, re-enacting or modifying that Order), no structures including  but not limited to plant, satellite, radio antennae or telecommunications equipment shall be installed on the building or on the external elevations or roof of the development hereby approved unless and until express permission has been obtained beforehand from the local planning authority.

Reason: In order to protect the character and visual amenities of the development and surrounding area and airport safety in accordance with Policies KP2 and CP4 of the Core Strategy (2007) and Policies DM1 and DM3 of the Development Management Document (2015).

09  Demolition or construction works associated with this permission shall not take place outside 08:00 hours to 18:00hours Mondays to Fridays and 08:00hours to 13:00hours on Saturdays and at no time Sundays or Bank Holidays.

Reason: In order to protect the amenities of occupiers of the development surrounding occupiers and to protect the character the area in accordance with policies KP2 and CP4 of the Core Strategy (2007) and Policies DM1 and DM3 of the Development Management Document (2015).

10  The development hereby approved shall not be first used until a travel plan which promotes sustainable transport for all staff has been submitted to and approved in writing by the Local Planning Authority. The approved travel plan shall be implemented in full prior to the first use of the development hereby approved and shall thereafter be maintained in perpetuity.

Reason: In the interests of sustainable travel in accordance with the National Planning Policy Framework, Policy CP3 of the Core Strategy (2007) and Policy DM15 of the Development management Document (2015).

11  The development hereby approved shall not be first used until a waste management plan has been submitted to and approved in writing by the Local Planning Authority. The waste management plan for the site shall be carried out in accordance with the approved details from the first commencement of the use.

Reason:  To ensure satisfactory waste management is undertaken in the interests of highway safety and visual amenity and to protect the character of the surrounding area, in accordance with Policies KP2 and CP3 of the Core Strategy (2007) and Policy DM15 of the Development Management Document (2015).

12  Notwithstanding the details shown on the plans submitted and otherwise hereby approved no development shall be undertaken until noise mitigation measures have been submitted to an approved in writing by the local planning authority. The development shall be undertaken in accordance with the approved details before the development is brought into first use.

Reason:  This pre-commencement condition is required in the interests of the amenity of nearby residents.  This is as set out in the National Planning Policy Framework (NPPF), Core Strategy (2007) Policies KP2 and CP4, Development Management Document (2015) Policies DM1 and DM3, and the guidance contained within the Design and Townscape Guide (2009).

13  No development shall take place, until a Construction Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be fully adhered to throughout the construction period. The Statement shall provide, amongst other things, for:

i)  the parking of vehicles of site operatives and visitors

ii)  loading and unloading of plant and materials

iii)  storage of plant and materials used in constructing the development

iv)  the erection and maintenance of security hoarding 

v)  measures to control the emission of dust and dirt during construction

vi)  A scheme for recycling/disposing of waste resulting from construction works that does not allow for the burning of waste on site.

Reason: This pre-commencement condition is needed in the interests of visual amenity and the amenities of neighbouring occupiers pursuant to Policy CP4 of the Core Strategy (2007) and Policies DM1 and DM3 of the Development Management Document (2015).

14  Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any Order revoking, re-enacting or modifying that Order), the use of the 10th, 11th and 12th floors hereby approved shall be used as a hotel only and for no other purposes.

Reason:  Required in the interests of the amenity of nearby residents as set out in the National Planning Policy Framework (NPPF), Core Strategy (2007) Policies KP2 and CP4, Development Management Document (2015) Policies DM1 and DM3, and the guidance contained within the Design and Townscape Guide (2009).

The Local Planning Authority has acted positively and proactively in determining this application by identifying matters of concern within the application (as originally submitted) and negotiating, with the Applicant, acceptable amendments to the proposal to address those concerns.  As a result, the Local Planning Authority has been able to grant planning permission for an acceptable proposal, in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.  The detailed analysis is set out in a report on the application prepared by officers.

Informatives

01  Please note that the proposed development subject of this application is liable for a charge under the Community Infrastructure Levy Regulations 2010 (as amended). The amount of levy due will be calculated at the time the reserved matters application is submitted. Further information about CIL can be found on the Council's website at www.southend.gov.uk/cil

02  Please note that if you require a crane or piling rig to construct the proposed development, this will need to be safeguarded by London Southend Airport separately and dependant on location may be restricted in height and may also require full coordination with the Airport Authority. Any crane application should be directed to sam.petrie@southendairport.com / 01702 538521.

03  You should be aware that in cases where damage occurs during construction works to the highway in implementing this permission that Council may seek to recover the cost of repairing public highways and footpaths from any party responsible for damaging them. This includes damage carried out when implementing a planning permission or other works to buildings or land. Please take care when carrying out works on or near the public highways and footpaths in the Borough.

04  For the avoidance of doubt this permission does not provide any consent for the advertisements shown on the approved plans. Separate advertisement consent is required for the advertisements shown on the approved plans.

05  In relation to condition 3 and for the avoidance of doubt the applicant is hereby advised that the garish brand colouring shown on the submitted plans is unacceptable and must be reconsidered in any applications for future approval of details to discharge condition 3.