Agenda and minutes

Venue: Committee Room 1 - Civic Suite. View directions

Contact: Tim Row - Principal Democratic Services Officer 

Media

Items
No. Item

15.

Apologies for Absence

Additional documents:

Minutes:

Apologies for absence were received from Councillors Evans (no substitute), Harland (no substitute), Mulroney (substitute: Councillor Collins) and Richardson (substitute: Councillor Burton).

16.

Declarations of Interest

Additional documents:

Minutes:

The following interests were declared at the meeting:

 

(i) Councillor Dear – Minute No. 23 – Application Reference No. 24/00629/FULH – 6 The Gables, Eastwood (Belfairs Ward) – Has spoken with the resident on No.5 the Gables and has visited the site to assess the application; and

 

(ii) Councillor A Jones – Minute No. 24 – Application Reference No. 24/02046/DOV – Cantel Medical Ltd, Campfield Road Shoeburyness (Shoeburyness Ward) – Conflicts with role as Cabinet Member as the matter relates to policy not principle (withdrew)

 

17.

Supplementary Report pdf icon PDF 158 KB

The supplementary report by the Executive Director (Environment and Place) will provide additional information (if any) on the items referred to on the Agenda and will be available on the morning of the meeting.

Additional documents:

Minutes:

The Committee received and noted a supplementary report by the Executive Director (Environment & Place) that provided additional information on the items referred to elsewhere on the agenda since the publication of the reports.

18.

23/01751/FULM - 658 - 664 London Road, Westcliff-on-Sea (Chalkwell Ward) pdf icon PDF 867 KB

Additional documents:

Minutes:

Proposal: Demolish existing buildings at 658-664 London Road, erect a five-storey block comprising of 14 self-contained flats and commercial space at ground floor level and a four-storey block comprising of 11 self-contained flats with associated parking, landscaping and refuse/cycle stores

Applicant: Raymond Dove of Dove Jeffrey Homes

Agent: Ms Maddie Wild of Sphere25

 

Mr Webb, a local resident, spoke as an objector to this application.  Ms Wild. the applicant's agent, responded.

 

Resolved:-

 

(a) That the Council enter into a Planning Obligation by Deed of Agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) to secure the following:

 

• Secondary education contribution of £19,780.30

• Affordable Housing Financial Contribution= £73,601

• Late-Stage Viability Review Mechanism in regard to Affordable Housing Provision to retrieve 60% of any surplus up to cap of £391,699.09

• RAMS contribution – 23 x £156.76 = £3,605.48

• Travel Plan and travel plan monitoring fee up to £5,000; Provision of Travel Information Packs to all residents.

• Monitoring fee of up to £10,000.

 

(b) That the Executive Director (Environment and Place), Director of Planning and Economy or Service Manager - Development Control be DELEGATED to GRANT PLANNING PERMISSION subject to the completion of the section 106 agreement referred to above and subject to the conditions set out below:

 

01 The development hereby permitted shall begin no later than three years from the date of this decision.

 

Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

 

02 The development hereby approved shall be carried out in accordance with the approved plans: PL001 Rev C; PL003 Rev C; PL10 Rev C; PL11 Rev C; PL003 Rev C; PL10 Rev C; PL11 Rev C; PL12 Rev C; PL31 Rev C; PL32 Rev C; PL33 Rev C; PL34 Rev C; PL35 Rev C; PL100 Rev C; PL101 Rev C; PL102 Rev C; PL103 Rev C; PL104 Rev C; PL105 Rev C; PL110 Rev C; PL111 Rev C; PL112 Rev C; PL113 Rev C; PL114 Rev C; PL201 Rev C; PL300 Rev C; PL301 Rev C; PL500 Rev C; PL501 Rev C; PL502 Rev C; PL503 Rev C; PL601 Rev C; PL701 Rev C

 

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

 

03 Notwithstanding the details shown on the plans and the materials schedule submitted and otherwise hereby approved, no construction works other than demolition and construction up to ground floor slab level shall take place unless and until full product details of the materials to be used on all the external elevations of the development, including but not limited to the exterior walls and associated brick details; roof, including coping; windows and doors; balcony specifications and rainwater goods have been submitted to and approved in writing by the Local Planning Authority under the terms of this condition. The development shall be carried out in accordance with the approved details before it is first occupied or brought into first use.

 

Reason: To safeguard  ...  view the full minutes text for item 18.

19.

23/01285/FUL - 314 Station Road, Westcliff-on-Sea (Chalkwell Ward) pdf icon PDF 346 KB

Additional documents:

Minutes:

Proposal: Change of use from mixed-use laundrette on basement/ground floors and residential on first and second floors (Sui Generis/Class C3) to assisted living accommodation to front (C3(b)) and new dwelling to rear (Class C3), erect second floor rear extension and alter elevations (amended proposal)

Applicant: Mr Joe Thomas

Agent: Edith Garland Architecture

 

Resolved:-

 

That planning permission be GRANTED subject to the following conditions:

 

01 The development hereby permitted shall begin no later than three years from the date of this decision.

 

Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

 

02 The development hereby approved shall be carried out in accordance with the approved plans: 384/R04/E, 384/R03/H, 384/R02/A, 384/R01/C.

 

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

 

03 Notwithstanding the details shown on the plans submitted and otherwise hereby approved, no construction works other than demolition and construction up to ground floor slab level shall take place unless and until details, including full product details, of the materials to be used on all the external elevations of the development hereby approved, including but not limited to the exterior walls and associated brick and cladding details including details of the brick banding; roof, including coping; windows, doors, rooflights and fascias; have been submitted to and approved in writing by the Local Planning Authority under the terms of this condition. The development shall be carried out in accordance with the approved details before it is first occupied or brought into first use.

 

Reason: To safeguard the visual amenities of the area, in accordance with the National Planning Policy Framework (2023), Core Strategy (2007) Policies KP2 and CP4, Development Management Document (2015) Policy DM1 and the advice contained within the National Design Guide (2021) and the Southend-on-Sea Design and Townscape Guide (2009).

 

04 Notwithstanding the details shown on the plans submitted and otherwise hereby approved, no construction works other than demolition and construction up to ground floor slab level shall take place unless and unless and until full details of hard and soft landscape works and boundary treatments to be carried out at the site have been submitted to and approved in writing by the Local Planning Authority under the terms of this condition. The approved hard landscape works and boundary treatments shall be completed prior to first occupation of the development hereby approved, and the soft landscaping works within the first planting season following first occupation of the development. The details submitted shall include, but not be limited to:

 

i.) Means of enclosure of the site and plots including any walls, gates or boundary fencing.

ii.) Details of external hard surfacing.

iii.) Details of the number, size and location of trees, shrubs and plants to be planted together with a planting specification and management.

iv.) Details of measures to enhance biodiversity within the site.

 

Any trees or shrubs dying, removed, being severely damaged or becoming seriously diseased within five years of planting shall be replaced with trees  ...  view the full minutes text for item 19.

20.

23/00878/FUL - 3A West Street, Leigh-on-Sea (Leigh Ward) pdf icon PDF 445 KB

Additional documents:

Minutes:

Proposal: Convert existing building from five self-contained flats to 4 self-contained flats at first and second floors and one commercial unit to ground floor (Class E (c) Financial and professional services) and alterations to elevations, raise height and change of roof form, change of layout of car park to east of site including landscaping, refuse and cycle stores

Applicants: Mr Graham Newton of Intext Properties

Agents: Mr Adam Webster of Webster Little Architects

 

Mr Green, a local resident, spoke as an objector to this application.

 

Resolved:-

 

That planning permission be GRANTED subject to the following conditions:

 

01 The development hereby permitted shall begin no later than three years from the date of this decision.

 

Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

 

02 The development shall only be undertaken in accordance with the following approved plans: 010_A_00_001 Rev 1, 010_A_00_050 Rev 1, 010_A_00_060 Rev 1, 010_A_00_100 Rev 1, 010_A_00_101 Rev 1, 010_A_00_102 Rev 1, 010_A_00_103 Rev 1, 010_A_00_200 Rev 1, 010_A_00_201 Rev 1, 010_A_00_210 Rev 1, 010_A_00_211 Rev 1, 010_A_00_300 Rev 1, 010_A_00_301 Rev 1, 010_A_00_302 Rev 1, 010_A_00_303 Rev 1, 010_A_10_050 Rev 2, 010_A_10_060 Rev 2, 010_A_10_100 Rev 2, 010_A_10_101 Rev 2, 010_A_10_102 Rev 2, 010_A_10_103 Rev 2, 010_A_10_200 Rev 2, 010_A_10_201 Rev 2, 010_A_10_210 Rev 2, 010_A_10_211 Rev 2, 010_A_1-_300 Rev 2, 010_A_10_301 Rev 2, 010_A_10_302 Rev 2, 010_A_10_303 Rev 2.

 

Reason: To ensure the development is carried out in accordance with the consent sought, has an acceptable design and complies with Policy DM1 of the Development Management Document (2015).

 

03 Before the development hereby approved is first occupied or brought into first use, the materials for the external surfaces of the extensions and alterations hereby approved, including the brick infill bonding patterns and signage, shall be as set out on approved plan references 010_A_10_300 Rev 2, 010_A_10_301 Rev 2, 010_A_10_302 Rev 2 and 010_A_10_303 Rev 2 or in accordance with any other alternative materials, details of which shall have previously been submitted to and approved in writing by the Local Planning Authority under the terms of this condition.

 

Reason: To safeguard the visual amenities, character and appearance of the area including the nearby Leigh Conservation Area in accordance with the National Planning Policy Framework (2023), Core Strategy (2007) Policies KP2 and CP4, Development Management Document (2015) Policies DM1 and DM5 and the advice contained within the Southend-on-Sea Design and Townscape Guide (2009), National Design Guide (2021) and Leigh Conservation Area Appraisal (2021).

 

04 Notwithstanding the details shown on the plans submitted and otherwise hereby approved, no new windows, doors or Juliette balconies shall be installed at the site unless and until full product details for the proposed aluminium windows including colour and detailed design drawings showing the window reveals and fixing of the Juliette balconies within the reveals at a scale of 1:20 or 1:10 as appropriate have first been submitted to and agreed in writing by the Local Planning Authority under the terms of this condition. The  ...  view the full minutes text for item 20.

21.

24/00352/FUL - 135 Marine Parade, Leigh-on-Sea (West Leigh Ward) pdf icon PDF 716 KB

Additional documents:

Minutes:

Proposal: Demolish existing building and erect three storey building comprising four self-contained flats with balconies to front, layout parking, refuse and cycle store to rear (amended proposal)

Applicant: P Miller + P Hills of P + PR Property Developments Ltd

Agent: Miss Liz Schofield of BDA Architecture

 

Resolved:-

 

That planning permission be GRANTED subject to the following conditions:

 

01 The development hereby permitted shall begin no later than three years from the date of this decision.

 

Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

 

02 The development shall only be undertaken in accordance with the following approved plans: 23.172/01, 23.172/02 Rev C, 23.172/03 Rev B, 23.172/04 Rev B, 23.172/05 Rev B.

 

Reason: To ensure the development is carried out in accordance with the consent sought, has an acceptable design and complies with Policy DM1 of the Development Management Document (2015).

 

03 Prior to commencement of the development above ground floor slab level, full product details of the materials to be used in the construction of all the external elevations of the development hereby approved shall be submitted to and agreed in writing by the Local Planning Authority under the terms of this condition. The development shall be carried out solely in accordance with the approved details before it is first occupied.

 

Reason: In the interests of visual amenities, in accordance with the National Planning Policy Framework (2023), Policies KP2 and CP4 of the Core Strategy (2007), Policies DM1 and DM3 of the Development Management Document (2015) and the advice contained within the Southend-on-Sea Design and Townscape Guide (2009).

 

04 Notwithstanding the details shown on the plans submitted and otherwise hereby approved, no construction works other than demolition above ground floor slab level shall take place unless and until full detailed design drawings and cross sections of the approved development’s gable and dormer framing and balconies including any privacy screens at a scale of 1:20 or 1:10 as appropriate have first been submitted to and agreed in writing by the Local Planning Authority under the terms of this condition. The development shall be carried out in full accordance with such approved details before it is first occupied.

 

Reason: To safeguard the visual amenities of the area including the character and appearance of the area in accordance with the National Planning Policy Framework (2023), Core Strategy (2007) Policies KP2 and CP4, Development Management Document (2015) Policies DM1 and DM5 and the advice contained within the Southend-on-Sea Design and Townscape Guide (2009) and the National Design Guide (2021)

 

05 The roof of the single storey rear projection within the development hereby approved shall not be used as a balcony, roof garden or similar amenity area or for any other purpose unless express planning permission has previously been obtained. The roof can however be used for the purposes of maintenance or to escape in an emergency.

 

Reason: To protect the privacy and environment of people in neighbouring residential properties, in accordance with Core Strategy (2007)  ...  view the full minutes text for item 21.

22.

24/00421/BC3 - Garages at Bradford Bury,Leigh-on-Sea (Belfairs Ward) pdf icon PDF 581 KB

Additional documents:

Minutes:

Proposal: Demolish existing garage block and erect two, two storey dwellinghouses and layout parking

Applicant: Mr Martin Berry of Southend-on-Sea City Council

Agent: Mrs Michelle Fishlock of Southend-on-Sea City Council

 

Mr Russell, a local resident, spoke as an objector to the application.  Mr Tim Holland responded on behalf of the applicants.

 

Resolved:-

 

That planning permission be GRANTED subject to the following conditions:

 

01 The development hereby permitted shall begin no later than three years from the date of this decision.

 

Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

 

02 The development shall only be undertaken in accordance with the following approved plans: H16854-BG-D01 Rev A; TCTC-1884 (2)-PL-01; EX-00; EX-01; EX-02; EX-20; P-00 Rev D; P-01; P-10 Rev G; P-11 Rev H; P-12 Rev C; P-20 Rev B; P-21 Rev F; P-22 Rev F; P-30 Rev C.

 

Reason: To ensure the development is carried out in accordance with the consent sought, has an acceptable design and complies with Policy DM1 of the Development Management Document (2015).

 

03 Notwithstanding the information submitted with the application, no development above ground floor slab level shall take place unless and until full details and specifications of the materials to be used for all the external surfaces of the approved dwellings at the site including facing materials, roof detail, windows, doors, fascia and soffits have been submitted to and approved in writing by the Local Planning Authority under the terms of this condition. The development must then be carried out in full accordance with the approved details before the dwellings hereby approved are first occupied.

 

Reason: In the interest of visual amenity in accordance with the National Planning Policy Framework (2023), Core Strategy (2007) Policies KP2 and CP4, Development Management Document (2015) Policies DM1 and DM3, and the advice contained within the National Design Guide (2021) and the Southend-on-Sea Design and Townscape Guide (2009).

 

04 A scheme detailing how at least 10% of the total energy needs of the development hereby approved will be supplied using on site renewable sources shall be submitted to and agreed in writing by the Local Planning Authority and implemented in full prior to the first occupation of the development under the terms of this condition. This provision shall be made for the lifetime of the development and in accordance with the agreed details.

 

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

 

05 Prior to first occupation of the development hereby approved water efficient design measures set out in Policy DM2 (iv) of the Development Management Document to limit internal water consumption to 105 litres per person per day (lpd) (110 lpd when including external water consumption), including measures of water efficient fittings, appliances and water recycling systems such as grey water and rainwater harvesting shall be installed in the development hereby approved and be retained in perpetuity thereafter.

 

Reason: In the interests  ...  view the full minutes text for item 22.

23.

24/00629/FULH - 6 The Gables, Eastwood (Belfairs Ward) pdf icon PDF 405 KB

Additional documents:

Minutes:

Proposal: Erect single storey rear extension with roof lantern (amended proposal) (retrospective)

Applicant: Mr Ryan Hamilton

Agent: Mr Danny Knott of DK Buildings designs

 

Resolved:-

 

1. That planning permission be REFUSED for the following reason:

 

01 The proposed development, by reason of its design, size, height, rearward extent and proximity to the shared boundary with No. 5 The Gables results in an unacceptable loss of daylight and sunlight to the neighbouring kitchen served by the glazed door in the flank of No5 The Gables to the detriment of the amenities of neighbouring occupiers. This is unacceptable and contrary to the National Planning Policy Framework (2023); Policies KP2 and CP4 of the Southend-on-Sea Core Strategy; Policies DM1 and DM3 of the Southend-on-Sea Development Management Document (2015); and the advice contained within the National Design Guide (2021) and the Southend-on-Sea Design and Townscape Guide (2009).

 

The Local Planning Authority has acted positively and proactively in determining this application by identifying matters of concern with the proposal and determining the application within a timely manner, clearly setting out the reason(s) for refusal, allowing the Applicant the opportunity to consider the harm caused and whether or not it can be remedied by a revision to the proposal. The detailed analysis is set out in a report prepared by officers. In the circumstances the proposal is not considered to be sustainable development. The Local Planning Authority is willing to discuss the best course of action via the pre-application service available at https://www.southend.gov.uk/info/200155/make_a_planning_application_and_planning_advice/365/planning_advice_and_guidance/2

 

2. That ENFORCEMENT ACTION be AUTHORISED to require those issued with a copy of the Enforcement Notice to:

 

a) Remove the unauthorised development;

b) Restore the building to its condition before the breach took place; and

c) Remove from the site all materials resulting from compliance with a) and b).

 

The authorised enforcement action to include (if/as necessary) the service of an Enforcement Notice under Section 172 of the Act with time for compliance of three (3) calendar months and the pursuance of proceedings whether by prosecution or injunction to secure compliance with the requirements of the Enforcement Notice.

24.

23/02046/DOV - Cantel Medical Ltd, Campfield Road Shoeburyness (Shoeburyness Ward) pdf icon PDF 431 KB

Additional documents:

Minutes:

Proposal: Modification of planning obligation (Section 106 agreement) dated 01.09.2023 pursuant to application 23/00030/FULM to vary the wording of the S106 to allow the tenure of all 21 affordable homes to be Intermediate tenure

Applicant: Mr Rob Piggott of Taylor Wimpey UK Limited

Agent: N/A

 

Resolved:-

 

(a) That the Council enters into a Planning Obligation by Deed of Variation under Section 106A of the Town and Country Planning Act 1990 (as amended) to allow the following modifications to the Deed of Agreement dated 1st September 2023 pursuant to planning permission 23/00030/FULM to allow:

 

i.) The affordable housing contribution to be amended from 16 x affordable rented units (4 x 1 bed apartments, 8 x 2 bed apartments and 4 x 3 bed houses) and 5 shared ownership units (2 x 2 bed houses and 3 x 3 bed houses) to 21 affordable housing units of intermediate tenure comprising 4 x 1 bed apartments, 8 x 2 bed apartments, 2 x 2 bed houses and 7 x 3 bed houses.

 

ii.) To allow for the option for the affordable housing for the site to be replaced by a policy compliant financial contribution based on the Council’s standard formula as set out in the Interim Affordable Housing Policy (2016) if no agreement with an intermediate tenure provider can be reached within 6 months (in lieu of the 16 original affordable rented units) and 12 months (in lieu of the 5 shared original ownership units) of the date of the Deed of Variation.

 

(b) That the Executive Director (Environment and Place), the Director of Planning and Economy or the Service Manager – Development Control be DELEGATED to AGREE A MODIFICATION OF THE PLANNING OBLIGATION dated 1st September 2023 pursuant to planning permission reference 23/00030/FULM. The relevant officer will have delegated powers to agree further modifications to the wording, providing that they do not comprise a material departure from the principles outlined within the report.

 

(c) In the event that the Deed of Variation referred to in part (a) above has not been completed before 27th July 2024, or an extension of this time as may be agreed by the Executive Director for Environment and Place, the Director of Planning and Economy or the Service Manager – Development Control, authority is delegated to refuse the application on the grounds that the development would not secure the necessary affordable housing contribution, in accordance with the requirements of the original permission and as the development would otherwise be contrary to National and Local Planning Policy.

25.

20/00339/UNAU_B - 71 West Road, Shoeburyness (West Shoebury Ward) pdf icon PDF 226 KB

Additional documents:

Minutes:

Breach of Planning Control:

(a.) Material change of use from shop (Use Class E) to dwellinghouse (Use Class C3).

(b.) Replacement of shopfront.

(c.) Erection of rear dormer

 

Resolved:-

 

That ENFORCEMENT ACTION be AUTHORISED to require those issued with a copy of the Enforcement Notice to:

 

a) Cease the use of the ground floor part of the building as a self-contained dwelling (Use Class C3); and

 

b) Remove from the building all residential fixtures and fittings which facilitate the use including but not limited to:

i.) Shower/bath tab and/or any other item which can be used for washing (showering or bathing); and

ii.) Oven and/or hob and/or any other item which can be used for cooking; and

iii.) Fridge and/or freezer or other items which allows the storage of food; and

iv.) Clothes washing and/or drying equipment; and

v.) Beds and/or sofa/beds and/or other items which can be used for sleeping; and

 

c) Restore the front elevation of the ground floor part of the building to its condition before the breach took place; and

 

d) Remove from the site all materials resulting from the compliance with the above requirements.

 

The authorised enforcement action to include (if/as necessary) the service of an Enforcement Notice under Section 172 of the Act with time for compliance of three (3) calendar months and the pursuance of proceedings whether by prosecution or injunction to secure compliance with the requirements of the Enforcement Notice.

 

The development has disrupted the continuity of the Primary Shopping Frontage and reduced activity in a key shopping area. No evidence has been provided to show that there is no reasonable prospect of the re-use of the premises as shops or services within Use Class E. It is therefore found that the development, including the material change of use of the site and the removal of the traditional shop frontage, is significantly and demonstrably harmful to the character, function and thus the sustainability of the Primary Shopping Frontage in a key shopping area. The development is unacceptable and contrary to the National Planning Policy Framework (2023), Policies KP1, KP2, CP1, CP2 and CP4 of the Core Strategy (2007) and Policies DM1, DM3 and DM13 of the Development Management Document (2015).

 

It has not been demonstrated that the residential unit would not result in significant shortfall(s) against the minimum standards for the overall size of the home and the bedroom sizes, and in an unacceptable outlook and receipt of light at the bedroom which would be to the substantial detriment of living conditions of current and future occupiers at the site. The identified adverse impacts of the development would significantly and demonstrably outweigh the benefits of the development taking into consideration the presumption in favour of sustainable development. This is unacceptable and contrary to the National Planning Policy Framework (2023), Policies KP2 and CP4 of the Core Strategy (2007), Policies DM1, DM3 and DM8 [as amended with the Technical Housing Standards Policy Transition Statement (2015)] of the Development Management Document (2015) and  ...  view the full minutes text for item 25.

26.

21/00146/UNAU_B - 1A Marine Parade, Southend-on-Sea (Milton Ward) pdf icon PDF 239 KB

Additional documents:

Minutes:

Breach of Planning Control: Installation of projecting facia box

 

Resolved:-

 

That ENFORCEMENT ACTION be AUTHORISED to to require those issued with a copy of the Enforcement Notice to:

 

a) Remove from the site the unauthorised fascia box frontage in its entirety;

b) Restore the store frontage to its condition before the breach took place; and

c) Remove from the site all materials resulting from compliance with a) and b).

 

The authorised enforcement action to include (if/as necessary) the service of an Enforcement Notice under Section 172 of the Act with time for compliance of two (2) calendar months and the pursuance of proceedings whether by prosecution or injunction to secure compliance with the requirements of the Enforcement Notice.

 

The installation of the fascia box and the removal/obscuring of the corbel detailing have resulted in material harm to the character and appearance of the site, the streetscene and the area more widely. The development also causes less than substantial, albeit significant, harm to the Clifftown Conservation Area, and the setting of adjacent listed and locally listed buildings and no public benefits have been identified to outweigh the identified harm. The development is therefore contrary to the National Planning Policy Framework (2023), Core Strategy Policies KP2 and CP4, Policies DM1, DM3 and DM5 of the Development Management Document (2015), Policies CS1, PA6, DS2 and DS3 of the Southend Central Area Action Plan (2018) and the guidance contained in the National Design Guide (2021), the Southend-on-Sea Design and Townscape Guide (2009) and the Clifftown Conservation Area Appraisal (2022).

 

Get the best from this site

We use simple text files called 'cookies'. Some of these cookies are essential to make our site work and others help us to improve by giving us some insight into how the site is being used. For more information, including how to turn cookies off, see more about cookies - or simply click the Continue button to use this site as normal.