Seafront cafe and padel court at Low Road Cafe, Dovercourt

What was proposed

The application proposed demolishing the existing cafe and building a larger cafe with storage, landscaping, a padel court and associated works.

“Development: Planning Application - Erection of proposed cafe, storage, padel court, new landscaping and associated works (following demolition of existing cafe building).”

Officer report

The site and surroundings

The site is a seafront cafe within the settlement boundary and Flood Zones 2 and 3, surrounded by leisure, residential and public facilities.

“The site is located on the northern side of Lower Marine Parade on the Dovercourt Seafront. The site currently accommodates a low level 1950’s flat roofed café building with a grassed area to the front utilised as a seating area. To the southern side of the building is a small go-kart track and to the rear of the building is a grassed area beyond which is a scrappy hedgerow present on the northern boundary.”

“The site is located within the Dovercourt Settlement Development Boundary and within Flood Zones 2 and 3.”

Officer report

Planning history

The application was listed as the current planning application for the cafe redevelopment and padel court.

“26/00388/FUL Planning Application - Erection of proposed cafe, storage, padel court, new landscaping and associated works (following demolition of existing cafe building). Current…”

Officer report

What officers recommended

Officers recommended approval because the scheme would improve the established seafront use, design, tourism offer and leisure provision, with technical matters addressed by conditions.

“The proposed redevelopment represents an acceptable and sustainable form of development within the Dovercourt Settlement Development Boundary. It would enhance an established seafront use, supporting the local tourism economy, improving leisure provision through the introduction of a padel court, and contributing positively to health and wellbeing.”

“The design, scale and layout of the development would result in a clear visual improvement to the site, responding positively to the coastal character without affecting the setting of nearby heritage assets. Highway and flood risk matters have been fully assessed, with no objections raised by relevant consultees subject to appropriate conditions.”

Officer report

What people said

Four letters supported the scheme, while one observation supported the cafe in principle but questioned the padel court, noise, outdoor seating and other impacts.

“- The Lawn Tennis Association is supportive of this project as construction of this padel court would help further satisfy the demand for padel courts within Tendring as per the LTA’s padel demand calculator and entry points should be sufficient to enable wheelchair access. - Development will be a great asset to the whole community. - Positive addition to the site, just need to ensure construction is managed carefully.”

“- Supports café redevelopment in principle. - Café should remain primary use with distinctive seaside design. - Concerns over repositioning of café, reducing quality of outdoor seating. - Questions need/value of padel court (seasonal use, impact on café, lack of business case, intrusive features). - Notes existing nearby leisure facilities, limiting justification for padel court. - Raises doubts about noise assessment robustness.”

Officer report

Who spoke

The Council’s Planning Team Leader gave an oral presentation, and there were no speakers for the application.

Members’ discussion

Members asked whether the council owned the land and whether the applicant held the lease; officers confirmed both points and explained that construction would involve a further assets discussion.

“Matters raised by Members of the Committee:- Officer response thereto:- Are Members correct in saying that Tendring District Council own the land and the person who holds the lease is presenting this opportunity for this piece of land? Yes, that is correct. Tendring District Council own the land, and the applicant is the current tenant.”

Minutes

The committee vote

Councillor Alexander moved the recommendation, Councillor Fowler seconded it, and the committee voted unanimously.

“It was moved by Councillor Alexander, seconded by Councillor Fowler and unanimously:-”

Minutes

The decision

The Head of Planning and Building Control was authorised to grant planning permission subject to the stated conditions and any necessary informative notes.

“1) the Head of Planning and Building Control be authorised to grant planning permission subject to the conditions as stated at paragraph 9.1 of the Officer report (A.4), or varied as is necessary to ensure the wording is enforceable, precision, and reasonable in all other respects, including appropriate updates, so long as the principle of the conditions as referenced is retained; and…”

“2) informative notes be sent to the applicant, as may be deemed necessary, by the Head of Planning and Building Control.”

Minutes