19/01103/OUTM - 986 - 1000 London Road, Leigh-on-Sea (Leigh Ward)
- Meeting of Development Control Committee, Wednesday, 11th December, 2019 2.00 pm (Item 625.)
- View the declarations of interest for item 625.
Proposal: Demolish existing building, erect part 3/ part 4 storey building comprising of 14 self-contained flats, 2 commercial units at ground floor, layout parking, refuse and cycle stores, install vehicular access onto Leighton Avenue (Outline Application)
Applicant: Ms Larman
That PLANNING PERMISSION be REFUSED for the following reasons:
01 The proposal, by reason its size, mass, form and detailed design, would result in a bulky and intrusive addition to the streetscene which harms the character and appearance of the site and wider surroundings area. This harm is not outweighed by any public benefits including the provision of housing. This is unacceptable and contrary to the National Planning Policy Framework (2019), policies KP2 and CP4 of the Core Strategy (2007) and polices DM1 and DM3 of the Development Management Document (2015) and advice contained within the Southend Design and Townscape Guide (2009).
02 As a major development 10% of the residential units are required to meet Building regulation standards M4(3) ‘wheelchair user dwellings’ with all other residential units required to meet the requirements of M4(2) ‘accessible and adaptable dwellings’. The proposal has failed to demonstrate that it can be constructed to meet these requirements thus the development fails to prove that it will result in an accessible and adaptable dwellings suitable for all people and wheelchair users specifically.
This is unacceptable and contrary to the National Planning Policy Framework (2019), Core Strategy (2007) policy KP2, Development Management Document (2015) policy DM8 and the advice contained in the Southend Design and Townscape Guide (2009).
03 The information submitted fails to demonstrate that the proposal would provide acceptable refuse, recycling and cycle storage facilities for the proposed A1 use within the development. It therefore cannot be concluded that the proposal would not be detrimental to the character and appearance of the site and the wider area. This is unacceptable and contrary to Core Strategy (2007) policies KP2 and CP4, Development Management Document (2015) Policies DM1, DM3, DM7 and DM15 and advice contained within the Southend Design and Townscape Guide (2009).
04 The Sustainable Urban Drainage Statement by HJ Structural Engineers reference MAS157 submitted with the application fails to meet the minimum requirements to allow the proper assessment of sustainable drainage proposed for the development. It has therefore not been demonstrated that the scheme can provide adequate drainage infrastructure. This is unacceptable and contrary to the National Planning Policy Framework (2019) and Policies KP2 and CP4 of the Core Strategy (2007) and Policy DM2 of the Development Management Document (2015).
05 The application does not include a formal undertaking to secure a suitable contribution towards affordable housing provisions to meet demand for such housing in the area and no report to demonstrate that such contributions is viable has been submitted. A formal undertaking to secure a contribution to the delivery of educations facilities is also absent. In the absence of these undertakings the application is unacceptable and contrary to the National Planning Policy Framework (2019), Policies KP2, KP3, CP4, CP6 and CP8 of the Core Strategy (2007) and Policy DM7 of the Development Management Document (2015).
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.
01 Please note that the proposed development subject of this application is liable for a charge under the Community Infrastructure Levy (CIL) Regulations 2010 (as amended). The amount of levy due will be calculated at the time a reserved matters application is submitted. Further information about CIL can be found on the Planning Portal (www.planningportal.co.uk/info/200136/policy_and_legislation/70/community_infrastructure_levy) or the Council's website (www.southend.gov.uk/cil).
- Report of Deputy Chief Executive (Place), item 625. PDF 269 KB
- existing plans and elevations, item 625. PDF 531 KB
- proposed site and location plan, item 625. PDF 299 KB
- proposed upper floor plans, item 625. PDF 2 MB
- proposed elevations, item 625. PDF 302 KB
- proposed elevations 2, item 625. PDF 361 KB