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Cook's Shipyard - Phase 2 Planning Application which goes before the Colchester Borough Council's Planning Meeting on Thursday 19th January, 2006
The Conservation and Design Officer comments as follows:- "These reserved matters are being progressed substantially in accordance with the illustrative drawings supporting the outline permission and the materials proposed to date are of the expected high quality." Town Council's Views Not yet received – to be reported on the amendment sheet. Representations Over 300 letters plus 47 letters from children at Millfields Primary School have been received objecting to the closure of and removal of public footpaths on the site. Several footpaths cross the site and three are affected by the current application. The application description includes removal of public footpaths and this description coupled with the applicants unauthorised closure of footpaths has understandably given rise to considerable concern in Wivenhoe that public footpaths were to be permanently closed. However in reality only small sections of paths will be closed subject to the appropriate closure orders and there will be greater public access to the area including the river frontage. The unauthorized closure took place during demolition work on part of the site. Essex County Council has investigated this matter and the paths have been reopened. The illustrative plan included with the outline application indicates the impact on the public footpaths. The majority are unaffected or proposed to be diverted. In addition to those existing, new footpaths will be created and there will be public access along the edge of the quay adjacent to the river. A plan will be available at the meeting showing the affected and proposed paths. Not withstanding any planning permission separate orders have to be applied for to close or divert public footpaths. In addition 8 letters of objection to the proposed development have been received 1. Contamination materials on the site should be properly monitored and removed 2. The existing surface water drain should be maintained 3. There is insufficient parking provision for the number of dwellings 4. The roads infrastructure cannot cope with any more traffic 5. The main sewage pumping station is not adequate 6. Facilities in Wivenhoe cannot cope, the doctors schools shops youth facilities 7. The decision to close Queens Road at one end will direct an increased volume of traffic into the narrow roads between the river and railway and will cause congestion in the high street 8. Policy on flood risk has recently been strengthened was a flood risk required for the application Officer comment: These are all matters of principle, which formed part of the consideration of the outline application. 9. Windows, including large French windows and living rooms, to the first floor and second floor on parcel F will overlook my private garden this will affect my privacy and my human rights Officer comment: These matters are being given consideration and if required amendments will be made. 10. The works to St Johns Road may cause damage to existing properties, these buildings should be monitored before and after building work Officer comment: The applicant has been advised of these concerns. Report A condition on the outline planning permission requires the reserved matters to be in substantial accordance with an illustrative layout drawing. The reserved matters application satisfies this requirement in terms of the layout of the buildings, their footprint and height. A design statement submitted with the application describes the development in the following terms. " The proposed houses are traditional vernacular construction reflecting and complementing the houses in the old Wivenhoe conservation area. These houses range from cottages to lager more formal houses of 2, 2 ½ and 3 storeys. Traditional materials are proposed. The traditional vernacular flat blocks take their reference from later 19 century storage and workshop buildings constructed with traditional materials to match the houses.The contemporary flat blocks fronting the River Colne reflect the more muscular form of existing shipbuilding sheds on the site. Their roofs will be covered with raised seam metal sheet and walls covered with metal rain screen." The design of the buildings accords with a development brief submitted with the outline application. Six commercial units comprising 473.7 square metres of commercial floorspace is provided in the ground floor of parcel F fronting the river. Four polyfunctional units are also provided in this parcel and 3 in parcel B. 59 car parking spaces are indicated, 47 spaces were provided in phase 1 a total of 106 spaces for 66 units ( 11 phase 1 and 55 phase 2). This slightly exceeds150% the maximum provision. The legal agreement restricts the number of units on the site to 80 new units and the white house conversion. The 55 units proposed, plus the phase 1 approved 11, give a total of 65 units below the 81 approved under the outline. However Members should be aware that the application for the later phase of the site is likely to be a new full application for an increase in the number of units. It is suggested the total number may increase to 93, an increase of 12 units. The applicants indicate the reason for this is that the outline planning consent indicates a number of dwellings that are too large to be financially viable and smaller units are therefore proposed. The council’s legal advice is that the current application does not conflict with the outline permission and should therefore be determined on its merits. Any increase in numbers will require a new full application and will be reported to members at the appropriate time. If an increase in numbers is acceptable additional/new 106 obligations are likely to be required. This reserved matters application is in accordance with the outline permission and permission is recommended. Background Papers ADRBLP; HA; CD; NLR Recommendations Recommendation - Approve conditional Conditions 1 - Non Standard (Non Standard Condition ) This approval is subject to all the conditions on the reserved matters application O/COL/01/1799. Reason: To avoid doubt as the scope of the consent hereby granted. Click here to return to Cook's Shipyard home page
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