Proposal: Change of use of first floor Social Club (Class D1) to form 5 self-contained flats (Class C3) with juliet balconies, erect additional floor to form 4 self-contained flats (Class C3) with terraces/privacy screens and provide secure cycle parking and refuse storage.

Applicant: Eaglelink Investments Ltd

Agent: SMB Town Planning Ltd

Resolved: That the PLANNING PERMISSION be GRANTED subject to the following conditions:

01  The development hereby permitted shall be begun not later than 3 years beginning with the date of this permission.

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

02  The development shall be carried out in accordance with the approved plans: 305, 350, 351, 155, 301, 157, 355, 356, 357, 300, 100, 101/0, 153, 150, 200/C, 151, 201/D, 202/B, 152, 203, 156.

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, the extension shall not commence until samples of the materials to be used in the construction of the external elevations of the building hereby permitted, including cladding, screening and fenestration have been submitted to and approved in writing by the local planning authority. Development shall be carried out in full accordance with the approved details before it is occupied.

Reason: To safeguard the character and appearance of the surrounding area in accordance with the National Planning Policy Framework (2018), Southend Central Area Action Plan (SCAAP) (2018) Policies DS1 and PA1, Development Management Document (2015) Policies DM1 and DM3 and Core Strategy (2007) Policies KP2 and CP4.

04  No part of the development shall be occupied until details of the cycle parking and refuse and recycling facilities have been submitted to and agreed in writing by the Local Planning Authority. The refuse and recycling and cycle parking facilities shall be implemented in accordance with the approved details before first occupation of any of the development and shall be permanently maintained thereafter.  

Reason: To ensure that satisfactory cycle parking facilities and refuse and recycling facilities are provided at the site in the interest of sustainability and amenity in accordance with the National Planning Policy Framework (2018), Core Strategy (2007) Policy KP2, Policies DM1 and DM8 of the Development Management Document (2015) and the Design and Townscape Guide (2009).

05  The roof of the building hereby approved shall not be used as a balcony, roof garden or similar amenity area or for any other purpose.  The roof can however be used for the purposes of maintenance or to escape in an emergency.

Reason: In the interests of the residential amenity of nearby residents and in the interests of the visual amenity of the area, to ensure that the development complies with the National Planning Policy Framework (2018), Core Strategy (2007) Policies KP2 and CP4, Development Management Document (2015) Policies DM1 and DM3 and The Design and Townscape Guide (2009). 

06  No part of the development shall be occupied until a waste management plan has been submitted to and agreed in writing by the Local Planning Authority. The waste management of the development shall thereafter be implemented in accordance with the approved details before first occupation of any of the development and shall be permanently maintained thereafter.  

Reason:  To ensure that 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 the National Planning Policy Framework (2018), Southend Central Area Action Plan (SCAAP) (2018) Policies DS1 and DS5, Policies KP2 and CP3 of the Core Strategy (2007) and Policy DM15 of the Development Management Document (2015).

07  The privacy screens for the balconies hereby granted on the east elevation of the building shall be implemented in full in obscure glazing only in accordance with details that have previously been submitted to and agreed in writing by the Local Planning Authority prior to occupation of the flats and shall be retained in perpetuity as such thereafter.

Reason: To safeguard character and appearance of surrounding area and the amenities of neighbouring occupiers in accordance with Policies KP2 and CP4 of the Core Strategy 2007, Policy DM1 and DM3 of the Development Management Document 2015 and the Design and Townscape Guide 2009.

08  Notwithstanding the details shown in the plans submitted and otherwise hereby approved none of the dwellings hereby granted consent shall be occupied unless and until plans and other appropriate details are submitted to the Local Planning Authority and approved in writing which specify all windows in the proposal that are to be permanently glazed with obscured glass and fixed shut or provided with only a fanlight opening and the manner and design in which these windows are to be implemented. Before the dwellings hereby approved are occupied the development shall be implemented in full accordance with the details and specifications approved under this condition and shall be permanently retained as such thereafter.

Reason: To safeguard the privacy and amenities of occupiers of neighbouring residential properties and the future occupiers of the proposed residential dwellings.

09  No development shall take place, apart from demolition, 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

vii) hours of construction

Reason: This 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).

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.

INFORMATIVE

01  Please note that the development the subject of this application is liable for a charge under the Community Infrastructure Levy Regulations 2010 (as amended). A Community Infrastructure Levy (CIL) Liability Notice will be issued as soon as practicable following this decision notice. This contains details including the chargeable amount, when this is payable and when and how exemption or relief on the charge can be sought. You are advised that a CIL Commencement Notice (CIL Form 6) must be received by the Council at least one day before commencement of development. Receipt of this notice will be acknowledged by the Council. Please ensure that you have received both a CIL Liability Notice and acknowledgement of your CIL Commencement Notice before development is commenced. Most claims for CIL relief or exemption must be sought from and approved by the Council prior to commencement of the development. Charges and surcharges may apply, and exemption or relief could be withdrawn if you fail to meet statutory requirements relating to CIL. Further details on CIL matters can be found on the Council's website at www.southend.gov.uk/cil.

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  Please note that occupiers of the development are not eligible for Town Centre parking concessionary season tickets. For more information please visit: https://www.southend.gov.uk/info/200361/car_parks_parking_and_permits/333/residents_parking_permits/12