Proposal:  Demolish existing Church and Church Hall building and erect replacement Church and community building with associated cycle parking, car parking spaces, landscaping and children's playground.

Applicant:  Mr Colin Baldwin

Agent:  Mr Paul Taylor of Cottrell & Vermeulen Architecture

 

Resolved:-

 

That planning permission be GRANTED subject to the following conditions:

 

01 The development hereby permitted shall begin not later than three years of 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 permitted shall be carried out in accordance with the following approved plans 0422-PL01-P1, 0422-PL02-P1, 0422-PL07-01, 0422-PL03-P2, 0442-PL05-P2, 0422-PL06-02, 0422-PL08-02, 0422-PL09-P1, 0422-PL10-04, 0422-PL12-02

 

Reason: To ensure that the development is carried out in accordance with the Development Plan.

 

03 The development hereby approved shall be used for purposes falling within use class F.1 as defined under the Town and Country Planning (Use Classes) Order Regulations 2020 or any change of use permitted under the Town and Country Planning (General Permitted Development) Order 2015 (as amended) or in any provisions equivalent to those in any statutory instrument revoking and re-enacting these Orders, with or without modification.

 

Reason: To ensure the development is implemented in accordance with the permission sought and is retained for the benefit of the wider community in accordance with the National Planning Policy Framework (2019), Policies KP2 and CP4 of the Southend-on-Sea Core Strategy (2007), Policies DM1 and DM3 of the Southend-on-Sea 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 and construction up to ground floor slab level shall take place until full product details of the materials to be used on all the external elevations, including exposed frame, roof, rooflights and lantern, tower, walls, windows and doors, rainwater goods, entrance gates and boundaries have been submitted to and approved in writing by the local planning authority.  The development shall only be carried out in accordance with the approved details before it is brought into use.

 

Reason: To safeguard the visual amenities of the area, in accordance with the National Planning Policy Framework (2019) Core Strategy (2007) policy KP2 and CP4, Development Management Document (2015) Policy DM1 and advice contained within the Southend Design and Townscape Guide (2009).  

 

05 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 until detailed design drawings of the tower, rooflight and lantern, external windows and doors, gates, and eaves (including rainwater solution) at scales of 1:20, 1:10 or 1:1 as appropriate have been submitted to and agreed in writing by the local planning authority. The development shall be carried out in accordance with the approved details before it is brought into use.

 

Reason: To safeguard the visual amenities of the area, in accordance with the National Planning Policy Framework (2019) Core Strategy (2007) policy KP2 and CP4, Development Management Document (2015) Policy DM1 and advice contained within the Southend Design and Townscape Guide (2009).  

 

06 Notwithstanding the details shown on the plans submitted and otherwise hereby approved, no construction works other than demolition of the existing building shall take place until full details of both hard and soft landscape works to be carried out at the site have been submitted to and approved in writing by the local planning authority. The approved hard landscaping works shall be carried out prior to first occupation of the development and the soft landscaping works within the first planting season following first occupation of the development, unless otherwise agreed in writing by the local planning authority. The details submitted shall include, but not limited to:-

 

i  proposed finished site levels or contours; 

ii.  means of enclosure, of the site including any gates or boundary fencing; 

iii.  car parking layouts; 

iv.  other vehicle and pedestrian access and circulation areas; 

v.  hard surfacing materials; 

vi. full details of the replacement play equipment and other associated structures (e.g. benches, litter bins, security fencing, bollards, protective surfacing). The play equipment must provide an equivalent level of equipment to the existing playground which includes rocking x 2, swinging, rotate x 2, balance, slide and climb. All equipment and structures must meet British and European Standard for playground equipment BS EN1176;

vii. details of the number, size and location of the trees, shrubs and plants to be retained and planted together with a planting specification and tree management plan.

viii. 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 or shrubs of such size and species as may be agreed with the Local Planning Authority

 

Reason: In the interests of visual amenity of the area and the amenities of occupiers and to ensure a satisfactory standard of landscaping pursuant to Policy DM1 of the Development Management Document (2015)  and Policy CP4 of the Core Strategy (2007)

07 The area denoted as ‘public playground’ on plan reference 0422-PL05-02 hereby approved, shall be provided in full, including play equipment, protective surfaces, benches, bins and boundaries, prior to the first occupation of any part of the proposed development and shall be retained and maintained in perpetuity for the wider community.

Reason: In the interests of amenity in accordance with the National Planning Policy Framework (2019) and Policies KP2, CP4 and CP7 of the Core Strategy, Policies DM1 and DM3 of the Development Management Document (2015) and the Design and Townscape Guide (2009).

08 The tree protection measures as set out in Appendix 4 of the Arboricultural Impact Assessment by A.T. Coombes Associates dated 22^nd June 2020 shall be implemented in full prior to commencement of the development and be retained throughout each construction phase of the development. Implementation of the development shall be undertaken only in full accordance with British Standard 3998 and British Standard 5837.

 

Reason: A condition is justified to ensure the trees on and close to the site are adequately protected during building works in the interests of visual amenity and in accordance with Core Strategy (2007) policies KP2 and CP4, Development Management Document (2015) policy DM1 and advice contained within the Design and Townscape Guide (2009).

 

09 No development shall take place, including any works of demolition, until a Phasing and Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved statement shall be adhered to in full throughout each phase of the construction of the development. The details submitted statement shall include, but not limited to:-

 

(i)  Full details of the extent of each phase of the development including how it will be left at the end of each phase.

(ii) Full details of how the wider site will be maintained between phases including safety and access.

(iii) Full details of the extent of parking provision, cycle parking provision and refuse and recycling storage to be provided at each phase.

(iv) Full details of construction management for each phase of the build including:

(a)  Location for the parking of vehicles of site operatives and visitors.

(b)  Location for loading and unloading of plant and materials.

(c)  Location of storage of plant and materials used in constructing the development.

(d)  Details of measures to control the emission of dust and dirt during construction.

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

 

Reason: A pre commencement condition is justified to ensure that each phase of the development is properly considered in terms of provision of parking and refuse facilities and the impact on neighbours and the wider streetscene. This is in accordance with the National Planning Policy Framework (2019), Core Strategy (2007) policies KP2 and KP4, Development Management Document (2015) policies DM1 and DM15 and the Southend Design and Townscape Guide (2009). 

 

10 The 17 car parking spaces (including 2 disabled spaces) and the associated vehicular access for the spaces to access the public highway, shown on approved plan 0422-PL05-P2 shall be provided and made available for use at the site prior to the first occupation of the main worship space hereby approved. The car parking spaces and the associated vehicular access to and from the public highway shall thereafter be permanently retained solely for the parking of vehicles and the accessing of the car parking spaces in connection with the occupiers of the dwelling hereby approved and their visitors.

 

Reason: To ensure that satisfactory off-street car parking is provided in the interests of residential amenity and highways efficiency and safety, in accordance with the National Planning Policy Framework (2019), Core Strategy (2007) policy KP2, Development Management Document (2015) policy DM15 and the Southend Design and Townscape Guide (2009). 

 

11 Prior to the first occupation of any part of the building hereby approved, full details including materials, for the refuse and recycling store and cycle storage for staff and visitors at the site and details of the level of provision of refuse storage and cycle storage at each phase of the development shall be submitted to and approved by the local planning authority.  The development shall be implemented in accordance with the approved details before each phase of the development is first occupied for the approved use.

 

Reason:  To ensure the provision of adequate cycle parking in accordance with policies DM8 and DM15 of The Development Management Document (2015).

 

12 No drainage infrastructure associated with this development shall be undertaken unless and until details of the design implementation; maintenance and management of a scheme for surface water drainage works (incorporating Sustainable Urban Drainage (SuDs) Principles) have been submitted to and approved by the local planning authority. The approved scheme shall be implemented, in accordance with the approved details before the development is occupied or brought into use and be maintained as such thereafter in perpetuity.

 

Reason: To prevent flooding by ensuring the satisfactory storage and disposal of surface water from the site for the lifetime of the development and to prevent environmental and amenity problems arising from flooding in accordance with the National Planning Policy Framework (2019), Policy KP2 and CP4 of the Core Strategy (2007) and Policy DM2 of the Development Management Document (2015).

 

13 No extraction and ventilation equipment shall be installed until and unless full details of its location, design and technical specifications and a report detailing any mitigation measures proposed in respect of noise and odour impacts has been submitted to, and approved in writing by, the Local Planning Authority. The installation of extraction equipment shall be carried out in full accordance with the approved details and specifications and any noise and odour mitigation measures undertaken in association with the agreed details before the extraction and ventilation equipment is brought into use. With reference to British Standards BS4142 the noise rating level arising from all plant and extraction/ventilation equipment shall be at least 5dbB(A) below the prevailing background at 3.5 metres from the ground floor facades and 1m from all other facades of the nearest noise sensitive property with no tonal or impulsive character.

 

Reason: To protect the amenities of the occupiers from undue noise and disturbance in order to protect their amenities in accordance with Core Strategy (2007) policies KP2 and CP4, Policies DM1, DM3 and DM8 of the Development Management Document (2015) and Design and Townscape Guide (2009).

 

14 The development hereby permitted shall not be operational outside the following times: 08:00 hours until 22:00 hours on Monday to Sundays including Bank Holidays. There shall be no deliveries to the site outside of these hours.

 

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

 

15 No external lighting shall be installed on the building other than in accordance with details that have previously been submitted to and approved in writing by the local planning authority.  No additional external lighting shall be installed on the building or within the site without the prior written consent of the Local Planning Authority. 

 

Reason: In the interest of the visual amenities and character of the conservation area, and to protect the amenities of surrounding occupiers in accordance with policies KP2 and CP4 of the Core Strategy (2007) and Policies DM1 and DM5 of the Development Management Document (2015).

 

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

 

Reason: To minimise the environmental impact of the development through efficient use of resources and better use of sustainable and renewable resources in accordance with the National Planning Policy Framework (2019), Core Strategy (2007) policy KP2 and CP4, Development Management Document (2015) policy DM2 and the Southend Design and Townscape Guide (2009).

 

17 Construction Hours for the development hereby approved shall be restricted to 8am – 6pm Monday to Friday, 8am - 1pm Saturday and not at all on Sundays or Bank Holidays.

 

Reason: In the interests of visual amenity and the amenities of neighbours and to ensure a satisfactory standard of landscaping pursuant to Policy CP4 of the Core Strategy (2007) and Policies DM1 and DM3 of the Development Management Document (2015).

 

18  Prior to the occupation of any part of the development hereby approved details of water efficiency measures to be included in the development, including water efficient fittings and appliances, shall be submitted to and approved in writing by the local planning authority. The measures approved shall then be installed in accordance with the approved details prior to first occupation of the development and be retained in perpetuity thereafter.

 

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 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 Community Infrastructure Levy Liability Notice: You are advised that in this instance the chargeable amount for the Community Infrastructure Levy (CIL) has been calculated as zero under the CIL Regulations 2010 (as amended) due to the specific nature of the use. However, should the nature of the use change then you are advised to contact the Planning and Building Control Group to discuss the requirement for planning permission and CIL liability.

 

02 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.

 

03 The applicant is advised that following the commencement of the development the playground lease will be out of date and will need to be re-negotiated with the Councils Assets and Parks Teams.

 

04 The applicant is advised that if a crane or piling rig is required to construct the development a safeguarding assessment will need to be undertaken by the Airport. Applications should be directed to sam.petrie@southendairport.com / 01702 538521.