Parking layout amendment at Elkington House, Westcliff-on-Sea

“It seeks to amend the car parking layout previously approved under the permitted scheme, to relocate car parking space 04 from the rear of the site, next to the northwest corner of the building, to the front of the site, next to the southwest corner of the building, in line with the other parking spaces on this site’s frontage.”

“Application reference 26/00041/AMDT which is currently under consideration and which is reported separately on this Planning Committee agenda seeks an amendment to the 2023 permission which includes changes to the parking layout.”

“Elkington House is on the north side of Imperial Avenue close to the junction with Crowstone Road. It was most recently used as a care home for persons with visual impairment but is currently vacant. It is a large traditional building with feature bay windows and chimneys and a deep plan. It has been extended to the side and rear.”

“The site has a spacious front forecourt primarily used for parking. The large Robinia tree on the frontage is protected by a Tree Preservation Order TPO 4/93 (T8).”

“Table 1: Relevant Planning History of the Application Site Reference Description Outcome 26/00041/AMDT Application to vary condition 02 (approved plans) to substitute revised drawings incorporating use of roof space, amendments to ground floor fenestration, and revised parking layout (Material Amendment to planning permission 23/00451/FUL dated 31/08/2023).”

“Granted 25/00670/AD Application for approval of details pursuant to conditions 03 (details of materials), 05 (refuse and recycling storage and cycle parking), 06 (hard and soft landscaping), 11 (Building Regulation part M4(2) 'accessible and adaptable dwellings'), 13 (external illumination of the site) and 16 (first floor window) of planning permission 23/00451/FUL dated 31/08/2023.”

“Overall, the amended parking layout is considered to be acceptable in design and character terms in all relevant regards subject to the agreement of landscaping and the previously proposed conditions relating to materials and design detailing which will be carried forward to any approval of this application.”

“The amended proposal will have no bearing on the previously approved refuse storage arrangements located at the rear of the building and were previously found to be acceptable in all regards subject to the agreement of a waste management strategy. The same conditions relating to waste storage provision and collection can be carried over to any approval of this application. The amended proposal remains acceptable and policy compliant in this regard.”

“There is not enough space for 5 car parking spaces on the west side as each space needs to be 2.6m wide. • Concerns over loss of landscaping next to the boundary and visual impact of the new space from the adjacent flat. • Concerns over manoeuvring into the space adjacent to the boundary and this may result in on street parking which may block access for emergency and refuse vehicles.”

“Officer Comment: Parking spaces are required to be a minimum of 2.4m wide not 2.6m wide. Landscaping has been lost adjacent to the boundary to the west side but additional landscaping is proposed on the frontage adjacent to the southeast corner of the building to compensate for this loss.”

“Notwithstanding the details shown on the plans and otherwise hereby approved, no construction works other than demolition shall take place unless and until full product details of the materials to be used on all of the external elevations of the development, including product details for walls, including tile hanging, roof, including any replacement pitched and flat roofs, windows and doors, including stores, and dormers and rooflights, porch and balconies, including…”

“The nine (9) car parking spaces shown on the approved plan CG052.300.04A shall be provided and made available for use at the site prior to the first occupation of the development hereby approved.”