Planning Committee 17 December 2015 Application Reference: 15/01394/TBC

Reference: Site: 15/01394/TBC House London Road RM19 1PS

Ward: Proposal: West And Proposed car park (change of use of land from storage and South distribution use to car park) with associated surfacing, lighting and pay and display machines

Plan Number(s): Reference Name Received 5519 03 Site Layout 23rd November 2015 5519 04A Site Layout 23rd November 2015

The application is also accompanied by:

- Design and Access Statement

Applicant: Validated: Thurrock Council 24 November 2015 Date of expiry: 19 January 2016 Recommendation: Deemed to be granted, subject to conditions.

The application is scheduled as a Committee item because the Council is the applicant and land owner (in accordance with Part 3 (b) Section 2 2.1 (b) of the Council’s constitution).

1. Description Of Proposal

1.1 This application seeks planning permission to change the use of the land from Class B8 (storage) to a public car park (Sui Generis).

1.2 The car park would provide 100 pay and display spaces. Lighting would be provided on the north, east, south and western boundaries and pay and display machines would be provided in north, west and south eastern corners of the site.

2. Site Description Planning Committee 17 December 2015 Application Reference: 15/01394/TBC

2.1 This application relates to an irregular shaped 1.1ha area of land located within Purfleet, approximately 120m west of the Purfleet train station. The site is located to the north of, and fronts onto, London Road. The site’s London Road frontage contains mature hedging and trees.

2.2 The C2C railway line runs to the east of the site. Between the site and the railway station is a wooded chalk outcrop and a belt of trees. On the southern side of London Road are two rows of terraced houses. To the south and south east of the site is an industrial area which includes the vacant British Paper Board Mills, Cory’s Wharf and a storage site containing industrial buildings and tanks.

2.3 Botany Terrace, a row of terraced houses forming part of the Purfleet Conservation Area is located to the west of the site. The western part of the site is 10m from the end terraced property. The site adjoins, but is not within, the Conservation Area. There is a considerable levels change (+/- 5m) between the houses at Botany Terrace and the south-western part of the site, the site levels being below that of London Road and Botany Terrace.

3. Relevant History

3.1 The site forms part of the Purfleet Centre development.

Reference Description Decision 11/50401/TTGOUT Demolition of existing buildings; site Approved preparation; redevelopment of the application site for a mix of uses including; Residential (up to 3,000 units); Retail Floorspace - Use Class A1, Financial & Professional Services Floorspace - Use Class A2, Food & Drink Facilities - Use Classes A3, A4 & A5 (6,900sqm); Employment & Business Uses - Use Classes B1, B2 & B8 (31,000sqm); Hotel - Use Class C1 (3,300sqm); Community, School & Civic Facilities - Use Class D1 and Leisure Uses - Use Class D2 (6,500sqm); Car Parking Spaces; Relocation of Existing Station Ticket Hall; Public & Private Open Space and Landscaping, Highways, Access, Engineering and Associated Works 13/00241/FUL Retrospective application for the use Approved of land for the storage of plant, lorries and motor vehicles, scaffolding, materials, 2 mobile caravans and 4 containers. Planning Committee 17 December 2015 Application Reference: 15/01394/TBC

14/01388/FUL Continued use of land for the storage Approved of plant, lorries and motor vehicles, scaffolding and materials.

4. Consultations And Representations

PUBLICITY:

4.1 The application has been advertised via a site notice, and direct neighbour letters. At the time of drafting this report the consultation period had yet to expire. No responses have been received at this time.

Members will be updated should any letters of representation be received before the meeting.

4.2 Detailed below is a summary of the consultation responses received. The full version of each consultation response can be viewed on the Council’s website via public access at the following link:

www.thurrock.gov.uk/planning/14/01394/TBC

HIGHWAYS:

4.3 No objection, support the proposal.

ENVIRONMENAL HEALTH:

4.4 No objections (standard conditions recommended).

ENVIRONMENT AGENCY:

4.5 No objections (advice offered).

5. Policy Context

National Planning Policy Framework

5.1 The NPPF was published on 27th March 2012. Paragraph 13 of the Framework sets out a presumption in favour of sustainable development. Paragraph 196 of the Framework confirms the tests in s.38 (6) of the Planning and Compulsory Purchase Act 2004 and s.70 of the Town and Country Planning Act 1990 and that the Framework is a material consideration in planning decisions. Paragraph 197 states that in assessing and determining development proposals, local planning Planning Committee 17 December 2015 Application Reference: 15/01394/TBC

authorities should apply the presumption in favour of sustainable development.

5.2 The following headings and content of the NPPF are relevant to the consideration of the current proposals.

1. Building a strong, competitive economy

Planning Practice Guidance (PPG)

5.3 In March 2014 the Department for Communities and Local Government (DCLG) launched its planning practice guidance web-based resource. This was accompanied by a Written Ministerial Statement which includes a list of the previous planning policy guidance documents cancelled when the NPPF was launched. PPG contains 42 subject areas, with each area containing several sub-topics. Those of particular relevance to the determination of this planning application comprise:

- Design; - Planning obligations and; - The use of planning conditions.

Local Planning Policy

Thurrock Local Development Framework

5.4 The Council adopted the “Core Strategy and Policies for the Management of Development Plan Document” in December 2011.The following Core Strategy policies apply to the proposals

Management of Development Policies:

PMD1 - Minimising Pollution and Impacts on Amenity2 PMD2 - Design and Layout2 PMD8 - Parking Standards3

Strategic Spatial Policies:

CSSP2 - Sustainable Employment Growth CSTP6 - Strategic Employment Provision

Thematic Policies:

CSTP22 - Thurrock Design CSTP23 - Thurrock Character and Distinctiveness2

[1: New Policy inserted by the Focused Review of the LDF Core Strategy. 2: Wording of Planning Committee 17 December 2015 Application Reference: 15/01394/TBC

LDF-CS Policy and forward amended either in part or in full by the Focused Review of the LDF Core Strategy. 3: Wording of forward to LDF-CS Policy amended either in part or in full by the Focused Review of the LDF Core Strategy]

5.5 The Core Strategy has been subject to a focused review for consistency with the (NPPF). The focused review document was submitted to the Secretary of State for independent examination on 1 August 2013, and examination hearings took place on 8 April 2014. The Inspector's report was received in October 2014 and was approved by Council on 28th January 2015. Minor changes have been made to some policies within the Core Strategy; the policies affected by the changes are indicated above.

6. Assessment

6.1 There are essentially five main issues in the determination of this application:

I. Development Plan allocation and the principle of development II. Townscape, visual impacts and amenity III. Heritage IV. Traffic impact, access, car parking and other transport issues V. Flood risk

I. DEVELOPMENT PLAN ALLOCATION AND THE PRINCIPLE OF DEVELOPMENT

6.2 The site is located on land that forms part of the Purfleet Centre development which was granted outline planning permission in May 2013. The 2011 Core Strategy Interim proposals map details the site as ‘Primary Industrial and Commercial Areas’. This Interim proposals map reflects the site designation in the former Local Plan (1997) pending the consideration of land uses in the Site Specific Allocations DPD (SSADPD). In light of this, the land uses detailed on the Interim proposals map do not align with either the LDF-CS spatial vision for Purfleet which seeks a mix of housing, employment and community facilities focused around a new centre or the proposed designations in the further issues and options (Jan 2013) of the LDF-SSADPD.

6.3 The site is owned by Thurrock Council, being an asset transferred from Thurrock Thames Gateway Development Corporation. The most recent application was granted on a time limited basis )until 2nd April 2017) as this was considered to be an appropriate time at which the Purfleet Centre development works could commence on this site (this area was shown as being part of an early phase of the scheme).

6.4 Members will be aware that works on the Purfleet Scheme have not yet advanced. Given the circumstances, the use of the land as a pay and display car park would be appropriate as it would provide additional parking capacity in this location until such time as the Purfleet centre re- Planning Committee 17 December 2015 Application Reference: 15/01394/TBC

development takes place. No objection is raised to the loss of the employment generating B8 use in this instance.

II. TOWNSCAPE, VISUAL IMPACTS AND AMENITY

6.5 The use of the land as a pay and display car park would be less intrusive than the existing storage and commercial uses on the site and is considered to be acceptable in townscape terms.

III. HERITAGE

6.6 The development is outside of the Purfleet Conservation Area and the use would have a considerably lesser impact than the existing commercial operation. Accordingly it is not considered there would be a detrimental impact on the views from or to the Conservation Area.

IV. TRAFFIC IMPACT ACCESS, CAR PARKING AND TRANSPORT

6.7 The proposal would provide 100 new car parking spaces and would help to reduce inconsiderate parking in the area. In addition, private motor vehicle movements to and from the site would have less of an impact on the local highways network and neighbour amenity than the current use which attracts commercial vehicles. Accordingly it is therefore considered that the proposal complies with the relevant transport criteria of the Core Strategy. The Council’s Highways Officer is in support of the proposals.

V. FLOOD RISK

6.8 The site lies within Flood Zone 3a (High Probability), comprising land assessed as having a 1 in 100 or greater annual probability of river flooding, in this instance from the River Thames. The Environment Agency has been consulted and has raised no objection.

7. Conclusions And Reason(S) For Approval

7.1 In light of the above it is considered that the development of the site for a car park would be an acceptable use pending the comprehensive redevelopment planned as part of the Purfleet Centre development.

8. Recommendation

It is recommended expressly for the purpose of Regulation 3 of the Town and Country Planning General Regulations 1992, permission be deemed to be granted for the above development, subject to compliance with the following:

1 Standard time

The development hereby permitted must be begun not later than the expiration of 3 years from the date of this permission. Planning Committee 17 December 2015 Application Reference: 15/01394/TBC

REASON: In order to comply with Section 51 of the Planning and Compulsory Purchase Act 2004.

2 Accordance with plans

The development hereby permitted shall be carried out in accordance with the following approved plans:

Plan Number(s): Reference Name Received 5519 03 Site Layout 23rd November 2015 5519 04A Site Layout 23rd November 2015

REASON: For the avoidance of doubt and in the interest of proper planning.

3 Use of land

The site shall be used solely as a public car park and for no other purposes, including overnight or long-term lorry parking, without the prior written consent of the Local Planning Authority.

REASON: In the interests of the amenities of nearby residents and to define the scope of this permission.

4 Retention of hedges and trees

All existing trees and hedges on site shall be retained unless dead, diseased, dying or dangerous.

REASON: To retain important screening elements, in the interests of the visual amenities of the area, in accordance with Thurrock LDF Core Strategy Policy PMD1

5 Lighting

Any lighting installed on site shall be strictly in accordance with BS5489 – Part 2003, as detailed in the information accompanying this application. In addition other than that shown on the approved plans, there shall be no additional lighting unless previously agreed in writing by the Local Planning Authority.

REASON: In the interest of the amenities of nearby residential occupiers

6 Hours of work

No work in construction of the extended car park hereby permitted shall be carried on outside of the following hours (except in an emergency): Planning Committee 17 December 2015 Application Reference: 15/01394/TBC

 08:00 to 18:00 Monday to Friday  08:00 to 13:00 Saturday  No working on Sundays or Bank Holidays.

REASON: In the interest of the amenities of nearby residential occupiers

Documents: All background documents including application forms, drawings and other supporting documentation relating to this application can be viewed online: www.thurrock.gov.uk/planning/15/01394/TBC

Alternatively, hard copies are also available to view at Planning, Thurrock Council, Civic Offices, New Road, Grays, Essex, RM17 6SL. Planning Committee 17 December 2015 Application Reference: 15/01394/TBC