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Re: Cook's Shipyard - December, 2004 This planning application from Lexden Restorations was considered by the Wivenhoe Town Council Planning Committee on Tuesday 7th December, 2004. The Committee also received notice of final decision of Lexden Restorations' original outline planning application - O/COL/01/1799. See further below. RM/COL/04/2159 –
Phase 1: New access road, 1 no. 3 bedroom house, 1 no. 1 bedroom
maisonette, 4 no. 2 bedroom maisonettes, 5 no. 2 bedroom flats, 19 garages
and 28 parking spaces. Former
Cooks Shipyard and Gasworks Site, Wivenhoe for Lexden Restorations. Town Council recommendations:
Members had concerns about the
timetable for the schedule of works and that the residents and businesses
most affected by the works should know well in advance what is taking
place. On the basis of past
experience from other developments in lower Wivenhoe, wheel-washers must
be in place to avoid mud and other materials being deposited on
Wivenhoe’s roads, also lorries leaving or arriving at the site should be
sheeted as well to prevent earth, rubble etc falling onto the roads. It was also considered
important that Wivenhoe residents have the opportunity to view the plans
of the development and it be made aware that the plans were available at
the Council Offices. Notice of Decision received
from CBC Planning (Note: This is following signing of the Section 106
Agreement - click here for more information):
O/COL/01/1799 - Outline application for erection of houses, flats, restaurant, offices, fishermans’ store and W.C. Refurbishment of wet dock, jetty, slipway and waterfront. Reconstruction of St. Johns Road and Walter Radcliffe Way. Former Cooks Shipyard and Gasworks site, Wivenhoe for Lexden Restorations Ltd DECISION: Approved subject 24
conditions, approval of Reserved Matters and the existence of a Section
106 Agreement (Signed November 2004). Town
Council’s original comments (made in December 2001): 1.
Overall View and Introduction. Wivenhoe
Town Council feels that this is a positive proposal for the Shipyard Site,
as it mostly follows their Development Brief, drawn up in close
consultation with many local groups and that it follows the guidance notes
and Policy CE8 of the
Borough's new Local Plan. The Town Council also welcome the opportunity to
remove the dangerous nature and unsightly aspects of the site, but feel
that it is important to comment and seek revisions on various aspects of
the application. In
making these comments, the Town Council have taken into consideration the
many observations the Town Council have elicited from local residents who
have reviewed the plans. With the help of Wivenhoe Society the Town
Council made them available at an exhibition run over two weekends as well
as during Town Council office hours. 2.
Design Philosophy, Scale and
Facilities 2.1
The Town Council are pleased that the design conveys the impression
of a converted shipyard as required in the Development Brief. 2.2
The Town Council like the density of the entrance and central
areas, leading to an opening out of the site towards the marshland. The
movement from the Conservation Area into the site continues the ambiance
of closely connected buildings, with no front gardens, cars hidden from
view behind houses, and mixed housing/shops/offices. 2.3
It is appreciated that the public domain space comprises public
walkways rather than green open space. The Town Council are conscious that
many people in Wivenhoe will be disappointed that the amount of public
open space is not greater. Consideration could be given to there being
more open space by the river bank at the eastern end of the site. 2.4
The Town Council are concerned about the mixing of pedestrians and
cyclists, particularly in the area of the wet dock, which the Town Council
consider should be for pedestrians only. The means should be created to
deter cyclists from riding in this particular area as well as further
eastwards, along the river’s edge, to avoid potential danger to
pedestrians, especially children. 2.5
This Council feels that it is very important to encourage mixed-use
buildings, and especially homes designed for home-working, as a means of
keeping some level of commerce within the Town. The Town Council do
however feel strongly that there should be tight control over the nature
of such businesses to avoid nuisance value to the residents living in
surrounding properties in the future. 2.6
The Town Council are quite excited by the idea of polyfunctional
buildings. Again the Town Council would like to see some controls applied
at the outset to determine the scope of use for such buildings to avoid
anti-social and un-neighbourly activities. 2.7
The Town Council feel that provision of 76 residential units will
place too high a burden on the Town. There are issues concerning traffic
generation and the consequences for drivers, pedestrians and cyclists
using the narrow access roads as well as for people living on these roads. The issue of traffic generation is dealt with in later
section. 2.8
It is the Town Council’s view that the present infrastructure of
the Town is already overloaded by the current growth, which is not yet
concluded. The Old Wivenhoe Quay development comprising some 284 units is
only one third occupied. For example, the local Health Centre has closed
its lists and the school nearest the proposed site is full. Consequently,
there will be increased traffic movements as
parents with children drive to and from Broomgrove School (at the
other end of the Town) and the other Health Centres (outside the Town). 2.9
The Town Council note the proposal for 883m2 of business unit space
and welcome the proposal in principle. The Town Council understand that
the developer believes there would be demand for such space. The Town
Council presume this to be on basis of current economic conditions. The
Town Council are concerned what will happen if conditions changed and they
were considered no longer viable. The
Town Council would be very unhappy if the developer were allowed
retrospectively to construct residential properties in their place.
The Town Council therefore trust the Borough Council will expressly
forbid this as a condition of any planning consent.
2.10
The Town Council welcome the idea of mooring for local fishing
boats, trophy boats and other visiting craft at the jetty and in the wet
dock. 2.11
A common view is that the buildings around the wet dock appear too
large and dominating against the scale of other buildings proposed
elsewhere on the site. The Town Council support this view, although note
it is intended they be of similar dimensions to the present ship-building
sheds. 2.12
The Town Council are concerned about the treatment of the building
known as the Customs House as this doesn’t appear at all clear. 2.13
The Town Council very much welcome the inclusion of public toilets
as part of the proposed development. 2.14
Apart from providing mooring facilities for Wivenhoe fishermen in
the wet dock, the Town Council note and very much welcome the provision of
shore-based facilities for them. The Town Council presume and expect that
this is provision for storage of equipment as well as refrigeration
equipment for catches. 2.15
The Town Council note and welcome that the developer is proposing
to include the renovation of the jetty in the application. It is an
important asset, but the Council feel that it could still fulfill its role
if it was shorter. Funds could then be released to expand community
facilities elsewhere in Wivenhoe to cater for the increase in the local
population created by this development.. 2.16
The Town Council welcome the pedestrianised route around the waters
edge that restores the line of original public footpath. 2.17
The Town Council welcome the retention of some slipways and that a
means of controlling access is proposed.
2.18
The siting of the 'limited visitors parking' on the far side of the
development would seem to encourage people to drive through the site, and
would be better placed near the entrance. This would also assist parking
for the restaurant, should this be permitted (see the Town Council’s
comments on the restaurant in a later section). 2.19
The Town Council generally welcome the style of the buildings as
proposed for the majority of the site as their design has obviously been
taken from other buildings in the Wivenhoe Conservation area. The style of
the five detached houses at the east end of the site leaves a lot to be
desired however. The Council would encourage the architect to reconsider
the design of these houses as they appear to bear no resemblance to
anything currently in the Town. 2.20
The Town Council would like to see cycle racks installed near the
toilet facilities and at other locations on the site so that bicycles may
be rested against things which are properly designed for the purpose
rather than anywhere that owner think acceptable to them. 2.21
There also appears to be no street lighting incorporated within the
application. 2.22
The Town Council welcome the play area for young children in a
publicly visible location, which they believe should also be well lit at
night for safety reasons, as well as to deter it from becoming abused by
older youngsters who will use it as a gathering point. 2.23
The Town Council’s Development Brief proposed wheelplay
facilities (skate-board and BMX bike facilities) for older children, but
nothing has been included in this proposal. The Council believe the
developer needs to remedy this situation in some way, perhaps by
sponsoring the cost of providing such facilities elsewhere in Wivenhoe. 2.24
The Town Council would like to see some benches near the waterside
locations for people to sit and enjoy the view. 2.25
The Town Council welcome the provision and position of dinghy
storage at the eastern end of the development. The Council want to
encourage use of the river for sailing believing this to enhance the
overall attractiveness of Wivenhoe for residents and casual visitors
alike. It also helps to
provide a buffer between the residential part of the site’s development
and the Sailing Club. This may avoid conflicts between the Sailing Club
and nearby residents, over noise from boats, such as the sound of rigging
flapping on masts, as well as from social activities from either members,
or those hiring the Club’s facilities. 3.
Social Housing 3.1
The Town Council are disappointed to note that there is only an
allowance of 20% for social housing, rather than the expected level of 25%
as proposed in the new Local Plan. The Council therefore believe this
planning proposal should be made to conform to the new Local Plan. 4.
The Restaurant 4.1
There are many reservations from local people about this proposal,
due mainly to its size, which the Town Council presume could be for 50
-100 covers given the extent of the proposed building. It will also
generate traffic and a large demand for parking spaces because such an
establishment will almost certainly depend upon attracting customers from
outside of Wivenhoe. This
will lead to many problems in the surrounding area. The Council are
concerned too that if the enterprise were not successful and closed, then
this might be another backdoor to more residential units. 5.
Traffic Issues within the site 5.1
The only movement within and across the site is through the
'squares' and the Town Council feel that this could lead to conflict
between pedestrians, cyclists, and cars, especially those towing boat
trailers and accessing the Sailing Club. Whilst the Council recognize the
potential for these ‘squares’ to enhance the scheme, the Council do
not see how this potential conflict is adequately addressed. Especially
when the Sailing Club (with over 350 members) is open there could be
considerable movement across the site, along a narrow winding route and
across two paved pedestrian squares. 5.2
Consideration will need to be given to the prevention of parking
along this main throughway, as parked vehicles could potentially restrict
access by large vehicles to the Barrier for the Environment Agency, and to
the Sailing Club by cars towing boats. 5.3
The Town Council welcome the 20mph (30kph) speed limit applied to
all roads within the site. (Note: The Town Council would like to see a 20
mph speed restriction on all roads in Wivenhoe south of the railway line). 6.
Traffic Issues Concerning Access to the Site 6.1
The Town Council does not have the expertise to decide whether the
traffic impact figures are realistic.
The Town Council therefore wish to strongly press both the County
and Borough officers to examine the accuracy of the basis of the
conclusions of the traffic impact report, particularly concerning the
theoretical maximum capacities of the key access roads as well as the
spinal route of the High Street and The Avenue. 6.2
For example, the Town Council cannot believe that Anglesea Road has
a theoretical capacity of some 500 vehicles per hour, even adjusting for
the pot-holed nature of this un-made road, as given in Internodal
Transportation’s report. 6.3
The table on page 29 of Internodal Transportation’s Report
suggests that after the construction of 120 homes, the maximum
traffic flow at peak times to be as follows: Based on
120 homes / veh.p.h. Total
Existing Increase East
Street / Brook Street
98
53 45 Anglesea
Road
56
22
34 Queens
Road
101
56
45 As the study was prepared before Lexden Restorations decided to propose
76 residential units, the figures above should be adjusted accordingly.
Based on 76 homes/ veh.p.h.
New Total Existing
Increase
% Increase
East Street / Brook Street
82
53
29
55
Anglesea Road
44
22
22
100
Queens Road
85
56
29
52 6.4
From their own experience in living in Wivenhoe, the Town Council
question the capacity of all roads to safely handle the increase in the
volume of traffic, especially the key access roads and the spinal route
out of Wivenhoe. This is because of their narrowness and high incidence of
parked vehicles. 6.5
The Town Council are particularly concerned that the exemplary
traffic accident record be maintained in the area of Anglesea Road / Brook
Street / East Street, especially with regard to pedestrian traffic and
cyclists. All these roads
form part of the National Cycle Network that continues to grow in
popularity. Residents who live on these streets have no protection and
benefit of a footpath in front of their homes, and their front doors often
open directly onto the road. They are thus vulnerable to both cyclists and
motor vehicles. 6.6
The Town Council strongly urge those officers who are responsible
for considering the traffic and highway aspects of this planning
application at County and Borough to conduct a joint site visit. They can
then see for themselves the condition and nature of the access roads, and
the difficulties the scale of this application will bring for existing
residents on the key access roads as well as those who will come to live
on the new development. 6.7
The nature of East Street and Brook Street therefore suggests that
the preferred exit for traffic from Cooks to be via Anglesea Road and
Queens Road. Highway
officers should be aware of the considerable opposition to any suggestion
of this road being ‘made up’. Opposition is not just from residents
but also from many other people in Wivenhoe, including this Council.
Special attention needs to be paid to the narrow railway bridge in
Anglesea Road because cars would present a particular risk to parents and
children walking to school. 6.8
The Town Council note that the figures contained in traffic survey
completed last March are not valid because the development at Old Wivenhoe
Quay is still under construction. Of the 284 homes perhaps only 80 to 100
were occupied at the time of the traffic survey. 6.9
Wivenhoe residents experience great frustration driving on the
spinal route due to the volume of parked cars constricting the highway.
Internodal Transportation measured peak hour traffic volumes of 370 in The
Avenue. Applying ECC’s
normal trip rates of 0.6 to 0.8 at the lower end of this scale to the 76
homes proposed by Lexden Restorations together with the say 184 unbuilt or
unoccupied homes on Old Wivenhoe Quay, suggests that Wivenhoe residents
will experience a peak hour traffic volume on the spinal route increasing
from the March 2000 level of 370 to 526, an increase of 156 vehicles per
hour, an increase of 42%. 6.10
Internodal Transportation’s report also suggests ‘it is well
established and widely accepted that the environmental traffic capacity of
a road would fall in the range of 300 to 600 movements per hour’. If our
interpretation of the figures drawn from their report is correct, the peak
hour traffic volumes for the spinal route is getting close to the top end
of that environmental traffic capacity.
6.11
This all suggests that the scale of residential development taking
place at the bottom end of Wivenhoe is too great for the capacity of the
road network in Wivenhoe. 7.
Site Clearance and Construction 7.1
The Town Council understand from the developer that contaminated
material of whatever nature and sort will be accumulated on site and
removed in one concerted exercise. The Council believe this should be by
barge, taking advantage of access to the river and the existing jetty. 7.2
The Town Council understand that excavated concrete material will
be crushed on site. The Town Council wish to see that this is done at a
location furthest from local residences to minimise
dust and noise pollution. 7.3
The Town Council would like to see enforceable time restrictions
put on the movement to and from the site for the delivery and extraction
of material by road, as during the construction of the Barrier. 8. Ownership
and Management of Facilities 8.1
A question is raised as to who will own, manage and maintain: -
the jetty and wet dock (including who grants a right of stay) The
Town Council would be very interested in being a party to all of these
discussions.
8.2
If there are Section 106 agreements involved, the Town Council
would especially be interested to review such agreements particularly
given the recent poor history of the wording of such documents adversely
affecting Wivenhoe. 8.3
The Town Council presume that there will be negotiations between
the Planning Officers and the developers on the fine detail of any final
application. The Town Council
would like to participate in any such discussions. 9.
Conclusion Wivenhoe
Town Council is in broad support of the proposal by Lexden Restorations
for the development of the Shipyard site, subject to the comments above.
The Town Council would seek the opportunity to work closely with the
developer and the Borough over the changes in the proposal so that
together they can create a development that would enhance the community
without the negative impacts that the Town Council have highlighted in
this report. DECISION:
Approved subject 24 conditions, approval of Reserved Matters and the
existence of a Section 106 Agreement.
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