26 flats and shops at 529 Rayleigh Road, Eastwood

“The application site is occupied by a petrol filling station in sui generis use with associated kiosk, canopy and forecourt area on the south side of Rayleigh Road. The site itself occupies an ‘island’ position, bounded by Pargat Drive to the east and Belgrave Road to the west. Ground levels fall significantly to the south of the site.”

“Existing dropped kerbs provide access and egress to the site from Rayleigh Road, Pargat Drive and Belgrave Road.”

“Reference number Description Outcome 24/00960/PREAPF Demolish petrol filling station, remove underground fuel tanks, redevelopment to provide a part three and part four-storey building comprising 2 retail units fronting Rayleigh Road, 28 flats (12 x 1, 12 x 2, and 4 x 3 bed), and 23 parking spaces, including 3 disabled spaces, with a loading bay on Rayleigh Road in the location of the existing vehicle crossover Pre-application Advice Issued 23/01674/PREAPF Demolition of…”

“23/01291/PREAPF Demolition of existing petrol filling station, removal of underground fuel tanks, and redevelopment of site to provide a mixed- use building with 31 residential units, basement car park and loading bay on Rayleigh Road in the location of the existing vehicle Pre-application Advice Issued 23/00959/PREAPF Demolition of existing petrol filling station, removal of underground fuel tanks, and redevelopment to provide a part three, part four, and part five-storey…”

“Having taken all material planning considerations into account, it is found that subject to compliance with the attached conditions, the proposed development, which has been amended during its processing in response to issues raised during consultation would be acceptable and compliant with the objectives of the relevant development plan policies and guidance.”

“Subject to conditions the proposal would have an acceptable impact on the amenities of neighbours. The proposal would provide an acceptable standard of accommodation for new occupiers. There would be no significant harmful traffic, parking or highways impacts caused by the proposed development. The proposal would also have an acceptable impact on sustainability and ecology.”

“Public Consultation 4.1 Thirty-nine (39) neighbouring properties were initially consulted by letter, 3no. site notices displayed and a press advert placed. A second round of publication of the application with new neighbour letters, site and press notices was undertaken in response to the amended plans received. Initially a total of 48no. letters of representation were received in response. 47no. of the responses objected to the development and 1no.”

“Environmental Health 4.4 No objections subject to conditions including a contamination condition which also requires a phase 2 intrusive land contamination assessment, submission of a construction management plan including restrictions on construction hours, submission of a post completion noise assessment (taking into account potential noise from the car stacker now proposed), limits on noise emissions from any plant and equipment to be installed, waste management, external…”

“Design concerns and development is out of keeping / overscaled in relation to neighbouring properties; • Residential amenity concerns; • Overshadowing & loss of light concerns; • Dominant and overbearing; • Overlooking and loss of privacy concerns; • Parking concerns including that insufficient parking provided and causing parking in surrounding streets and on spaces in open car park in Parget Drive, impacting local businesses; • Overdevelopment of the site; • Area is…”

“Don’t need additional shops; • Don’t need more flats; • The petrol station is frequently used and concerns about its loss; • Land contamination concerns; • Noise and disturbance concerns; • Drainage concerns; • Impact on community; • Developer profit concerns. • Queries over some of the content of the Viability Appraisal.”

“The development offers no reasonable mitigation of the in-combination effect of the net increase of 26 dwellings on habitats and species in accordance with the Habitats Regulations as identified in the adopted Essex Coast Recreational Disturbance Avoidance and Mitigation Strategy (RAMS) Supplementary Planning Document (2020).”

“The submission does not include a formal undertaking to secure planning contributions with regard to Secondary education and NHS contributions to mitigate impacts on local community infrastructure, to secure appropriate contributions to affordable housing provision to meet the demand for such housing in the area (via a Late-Stage Viability Review Mechanism, provision of Travel Information Packs to all residents and a Traffic Regulation Order contribution (for loading bay…”