Reference: Site - Thurrock...14/00950/REM Site: Former Ford Motor Company Arisdale Avenue South...

Planning Committee: 13th November 2014 Application Reference: 14/00950/REM

Reference:14/00950/REM

Site: Former Ford Motor CompanyArisdale AvenueSouth OckendonEssexRM15 5JT

Ward:Ockendon

Proposal: Submission of reserved matters pursuant to outline planning permission 09/50035/TTGOUT for the creation of 185 no. two and three bedroom houses and apartments, plus associated roads, paths, drives, car parking, ancillary structures and landscaping.

Plan Number(s):Reference Name Received Location Plan PH126b PL 001 22.08.14Concept Plan PH126b PL 002 rev. J 20.10.14Detailed Development Layout PH126b PL 003 rev. D 20.10.14Colour & Materials Layout PH126b PL 004 rev. F 20.10.14Refuse Collection Layout PH126b PL 005 rev. D 20.10.14Parking scheme PH126b PL 006 rev. B 20.10.14Highways Layout PH126b PL 007 rev. B 20.10.14Engineering Layout (Sheet 1 of 4) 14-022/300 22.08.14Engineering Layout (Sheet 2 of 4) 14-022/301 22.08.14Engineering Layout (Sheet 3 of 4) 14-022/302 22.08.14Engineering Layout (Sheet 4 of 4) 14-022/303 22.08.14Permeable Paving Layout (Sheet 1 of 4) 14-022/309 22.08.14Permeable Paving Layout (Sheet 2 of 4) 14-022/310 22.08.14Permeable Paving Layout (Sheet 3 of 4) 14-022/311 22.08.14Permeable Paving Layout (Sheet 4 of 4) 14-022/312 22.08.14Road construction details 14-022/313 22.08.14Phasing plan in respect of condition 4 20146-26-F 22.08.14Planting Plan (Sheet 1 of 5) PH126b-LS-01 rev. B 03.09.14Planting Plan (Sheet 2 of 5) PH126b-LS-02 rev. B 03.09.14Planting Plan (Sheet 3 of 5) PH126b-LS-03 rev. C 03.09.14Planting Plan (Sheet 4 of 5) PH126b-LS-04 rev. B 03.09.14Plant Schedule and Notes (Sheet 5 of 5) PH126b-LS-05 rev. C 22.08.14House Type Alnwick A, plans and elevations PH126b 50-01 22.08.14House Type Alnwick B, plans and elevations PH126b 50-02 22.08.14House Type Alnwick C, plans and elevations PH126b 50-03 22.08.14House Type Hanbury A PH126b 50-04 22.08.14House Type Hanbury B PH126b 50-05 22.08.14House Type Hanbury C PH126b 50-06 22.08.14House Type Hatfield A PH126b 50-07 22.08.14House Type Hatfield B PH126b 50-08 A 03.09.14House Type Clayton A PH126b 50-09 22.08.14House Type Clayton B PH126b 50-10 22.08.14


House Type Clayton Ca PH126b 50-11 22.08.14House Type Clayton Cb PH126b 50-12 A 03.09.14House Type Souter, plans and elevations PH126b 50-13 22.08.14House Type Lumley, elevations PH126b 50-14 22.08.14House Type Lumley, plans PH126b 50-15 22.08.14House Type Wolvesey, elevations PH126b 50-16 22.08.14House Type Wolvesey, plans PH126b 50-17 22.08.14Sub Station PH126b SS-01 22.08.14Apartment Block A, Ground Floor Plan PH126b AP-01 D 20.10.14Apartment Block A, First Floor Plan PH126b AP-02 D 20.10.14Apartment Block A, Second Floor Plan PH126b AP-03 D 20.10.14Apartment Block A, Roof Plan PH126b AP-05 D 20.10.14Apartment Block A, Elevations (Sheet 1 of 2) PH126b AP-06 E 20.10.14Apartment Block A, Elevations (Sheet 2 of 2) PH126b AP-07 E 20.10.14Apartment Block B, Ground Floor Plan PH126b AP-08 C 22.08.14Apartment Block B, First Floor Plan PH126b AP-09 C 22.08.14Apartment Block B, Second Floor Plan PH126b AP-10 C 22.08.14Apartment Block B, Roof Plan PH126b AP-11 C 22.08.14Apartment Block B, Elevations (Sheet 1 of 2) PH126b AP-12 D 22.08.14Apartment Block B, Elevations (Sheet 2 of 2) PH126b AP-13 C 22.08.14Apartment Block C, Plans PH126b AP-14 C 22.08.14Apartment Block C, Elevations PH126b AP-15 C 22.08.14Apartment Block D, Ground, First and Second Floor Plans

PH126b AP-16 D 20.10.14

Apartment Block D, Third Floor and Roof Plans

PH126b AP-17 D 20.10.14

Apartment Block D, Elevations (Sheet 1 of 2) PH126b AP-18 E 20.10.14Apartment Block D, Elevations (Sheet 2 of 2) PH126b AP-19 E 20.10.14Apartment Block E, Plans PH126b AP-20 D 20.10.14Apartment Block E, Elevations PH126b AP-21 E 20.10.14Proposed Street Elevations (Sheet 1 of 5) PH126b ST-01 G 20.10.14Proposed Street Elevations (Sheet 2 of 5) PH126b ST-02 G 20.10.14Proposed Street Elevations (Sheet 3 of 5) PH126b ST-03 D 20.10.14Proposed Street Elevations (Sheet 4 of 5) PH126b ST-04 D 20.10.14Proposed Street Elevations (Sheet 5 of 5) PH126b ST-05 C 20.10.14

The application is also accompanied by:

Covering Letter

Application form

Design and Access Statement (dated Aug 2014)

Noise and Vibration Assessment (dated April 2008)

Parking Management Strategy (Oct 2014)

Schedule of Accommodation (dated Aug 2014)

Sustainable Design and Construction Code (dated May 2014)


Tree Survey, Arboricultural Impact Assessment and Tree Protection Plan (3912)

Surface water design calculations (dated 17th October 2014)

Applicant:Persimmon Homes

Validated: 05.09.14Date of expiry: 05.12.14

Recommendation: Approve subject to conditions.

1.0 BACKGROUND AND DESCRIPTION OF PROPOSAL

1.1 In April 2011 Thurrock Thames Gateway Development Corporation (TTGDC) granted outline planning permission for the ‘Demolition of existing buildings and redevelopment of the site for up to 650 residential dwellings, associated car parking, roads, landscaping and public open space. Outline application with all matters reserved except for the points of access to the site’, ref: 09/50035/TTGOUT. The reserved matters for Phase 1 comprising 92 residential units, was approved in June 2012 and has been substantially completed.

1.2 This application relates to phase 2 of the above development and comprises the submission of the following reserved matters for that phase pursuant to the above permission; Access, Appearance, Landscaping, Layout and Scale. The reserved matters relate to the erection of 185 two and three bedroom houses and apartments, plus associated roads, paths, drives, car parking, ancillary structures and landscaping. The breakdown of the residential units is as follows;

18 x four bedroom houses 76 x three-bedroom houses 11 x two-bedroom houses 80 x two-bedroom apartments in five blocks.

1.3 The requirement to submit applications seeking the approval of reserved matters arises directly from the imposition of conditions on the outline permission. This application seeks approval of the above reserved matters pursuant to condition 8 of the outline permission. In addition, the outline permission contains a number of conditions requiring either adherence to matters agreed as part of the outline permission or the submission of details with applications for reserved matters. This report considers whether the submission adheres to the requirements of the conditions attached to the outline planning permission. Below is a description of the proposal as it relates to the reserved matters;

1.4 Layout -The site is bound by; Ardmore Road to the south, Arisdale Avenue to the west, railway line to the east and the remainder of the former Ford site to the north.


The proposal includes 0.35ha of open space located in the south-eastern corner of phase 2, adjacent to the bridge crossing the railway line.

1.5 Apartment Block ‘A’ is proposed on the corner of Arisdale Avenue and Ardmore Road and comprises 23 two-bedroom units. This three storey high building has a 40m wide frontage to Arisdale Avenue and a 50m wide frontage to Ardmore Road.

1.6 Apartment Block ‘B’ is proposed on the corner of Ardmore Road and a new ‘Park Street’ which runs north to south and bisects the site. This three storey high building contains 20 two-bedroom units and has a 44m wide frontage to Ardmore Road and a 40m wide frontage to ‘Park Street’. The central section of Park Street is proposed to be fronted by 18 detached, semi-detached and terraced two-storey houses.

1.7 Park Street is proposed to connect Phase 2 with future phases to the north which would also obtain access from Arisdale Avenue in the manner agreed at outline stage. Given the phased nature of the development, Park Street would initially connect with the wider highway network solely at Ardmore Road. Park Street connects with ‘Secondary Street’ which is proposed to align east-west along the boundary of Phases 2 and 3. ‘Secondary Street’ does not provide vehicular access to Arisdale Avenue but does afford a pedestrian and cycle connection in the north-west corner of the site.

1.8 ‘Park Square’ is proposed at the junction of Park Street and the Secondary Street. Apartment Block ‘C’ and ‘E’ are proposed either side of this junction. Apartment Block ‘C’ is a three storey high building contains 11 two-bedroom units and has a 17m wide frontage to ‘Park Street’ and a 30m wide frontage to Secondary Street. Apartment Block ‘E’ is a three storey high building contains 12 two-bedroom units and has a 25m wide frontage to ‘Park Street’ and a 32m wide frontage to Secondary Street. The Masterplan agreed at the outline stage details a 0.5ha area of public open space to the north of Apartment Blocks ‘C’ and ‘E’ as part of Phase 3.

1.9 To the north of and fronting onto the proposed open space within this phase is ‘Park Edge’ which is a shared surface street linked to Park Street. This part of the site is fronted by 2 and 2½ storey semi-detached and terraced houses. Park Edge provides access onto a Mews Street (East) which runs north-south within the eastern part of the site. Two-storey semi-detached and terraced houses front Mews Street (East).

1.10 Mews Street (West) is proposed behind of the frontage development along Park Street and Arisdale Avenue. The western of the two Mews Streets has access from Ardmore Road and Park Street. It contains two-storey detached, semi-detached and terraced houses.


1.11 Secondary Street contains a mixture of three-storey apartment blocks (‘E’ and ‘C’) and two-storey houses. The junction of Secondary Street and Arisdale Avenue is marked by Apartment Block ‘D’. Apartment Block ‘D’ is a three storey high building contains 14 two-bedroom units and has a 30m wide frontage to ‘Secondary Street’ and a 30m wide frontage to Arisdale Avenue.

1.12 Twelve 3 storey semi-detached houses are proposed to front Arisdale Avenue flanked by Apartment Blocks ‘A’ and ‘D’. Access is proposed via a new point of access with Arisdale Avenue.

1.13 Access - Vehicular access to the whole of the former Ford site was considered and agreed in principle at outline stage and comprises four points along Arisdale Avenue, two of which are existing (Ardmore Road and Arcany Road). The development accords with the access strategy. Access within the site is a reserved matter and falls to be considered as part of this phase of development. The development proposed the formation of a vehicle access from Arisdale Avenue to serve twelve houses and an access from Ardmore Road.

1.14 Scale - relates to the height, width and length of each building proposed in relation to its surroundings. The apartments are three storeys whilst the houses are a combination of two to three storeys.

1.15 Appearance – comprises the aspects of a building or place within the development which determine the visual impression it makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture.

1.16 The Design Code divides the wider site into eight separate detailed spatial typologies. This phase of the scheme contains five separate character areas. The analysis section of this report considers the proposal’s adherence to the Design Code.

1.17 Landscaping and public realm - The application is accompanied by a landscape scheme. The existing trees along the boundary with Arisdale Avenue are proposed to be removed. The application proposes planting 18 trees along the Arisdale Avenue frontage in addition to other trees and landscaping within the site.

1.18 Other matters - In terms of the outline permission confirmation was received from the Secretary of State that the scheme does not require an Environmental Impact Assessment. It is considered that Reserve Matters also do not require an EIA for the reasons specified by the SoS.

2.0 SUMMARY OF THE PROPOSAL


2.1 The table below summarises some of the main points of detail contained within the development proposal.

Height Apartments: 3-storey, all others 2 to 3 storeySite Area (Gross)

2.6ha

Units (All) Type (ALL) 1-bed

2-bed

3-bed

4+ bed TOTAL

Houses 0 11 76 18 105Flats 0 80 0 0 80TOTAL 0 91 76 18 185

Affordable Units The outline permission establishes a mechanism for setting

the percentage of affordable housing based upon a minimum of 10% with any increase being assessed through a viability appraisal. The level for this phase has been assessed pursuant to the s106 agreement and will deliver 10%.

Type (ALL) 1-bed

2-bed

3-bed

TOTAL

Houses 0 2 5 5Flats 0 12 0 12TOTAL 0 15 5 19 (10.27%)

Car parking Apartments: 1 allocated space per unitHouses: The majority have 2 allocated spaces per unit. 13 two-bedroom houses have 1 allocated space (Average 1.87). Total allocated: 276 (Average of 1.5 per unit)Total Visitor: 22 spaces (Average 0.12 per unit)Total: 298 (1.62 per unit)

Amenity Space

Type 2-bed house 3-bed houseAverage 50sq.m 57sq.mMin 36 45Max 90 90

Public Open Space

0.35ha

Density 71 units per ha

3.0 SITE DESCRIPTION

3.1 This 3.6 hectare site forms part of the 12.69ha Former Ford Factor Site situated to


the northern edge of South Ockendon. The Former Ford Factory site is broadly rectangular in shape, measuring approximately 600m long and up to 200m wide and extends up to the boundary with the boundary with the next warehouse. The parcel to which phase 2 relates measures 160m long by 200m wide. The site formerly comprised part of the main factory which has now been demolished.

3.2 The eastern boundary of the site is bounded by the railway and the associated pedestrian bridge. Ardmore Road borders the site to the south and links with Ayron Road and serves a complex of active industrial units known as the Aveley Industrial Estate. The Aveley Industrial Estate does not form part of the outline permission.

3.3 Arisdale Avenue forms the western boundary of the site. The western side of Arisdale Avenue principally comprises industrial uses and new residential development, including the Bellway development on the corner with Avontar Road.

3.4 South Ockendon railway station is located to the north-east of the site. A pedestrian scissor bridge across the railway line is located 650m to the south of the rail station and connects Ardmore Road to the west with Tamarisk Road to the east. The site is within walking distance of the shops and services within South Ockendon centre at Derwent Parade to the south west and to Ockendon Village centre to the north east.

4.0 RELEVANT HISTORY

Reference Description Decision09/50035/TTGOUT Demolition of existing buildings and

redevelopment of the site for up to 650 residential dwellings, associated car parking, roads, landscaping and public open space. Outline application with all matters reserved except for the points of access to the site’.

S106 secured; (A) Affordable housing. (B) Public Open Space and play

equipment (C) SUD’s Management /

Maintenance(D) To pay phased Financial

contributions (E) Highway Scheme - The scheme

means works of improvement to

Approved.


Arisdale Avenue. (F) Parking management strategy

11/50443/TTGREM Submission of reserved matters pursuant to Outline Planning Permission ref: 09/50035/TTGOUT with regard to the creation of 92 no. two, three and four bedroom houses and apartments, plus associated roads, paths, drives, car parking, ancillary structures and landscaping.

Approved

5.0 CONSULTATIONS AND REPRESENTATIONS

REPRESENTATIONS

5.1 The application has been advertised by way of neighbour notification, press and site notices. At the time of drafting this report, one letter of representation has been received. This letters supports the proposal citing creation of jobs, landscaping, much needed amenity and tidying waste ground. The letter adds that they would like to see additional schools, a supermarket, playground and health centre. Members will be updated at Committee if any are subsequently received.

5.2 Detailed below is a short summary of consultation responses, the full versions are available on-line at: www.thurrock.gov.uk/planning/14/00950/REM

THURROCK COUNCIL HIGHWAYS:

5.3 There are issues concerning the drainage strategy, the maintenance of the drainage and the proposed works to Ardmore Road and a few other minor issues concerning the parking strategy and street lighting design. These issues have been raised previously and can be dealt with by planning condition.

ENVIRONMENT AGENCY:

5.4 No objection.

THURROCK COUNCIL FLOOD RISK MANAGER:

5.5 No objection subject to a condition requiring a detailed Surface Water Drainage Scheme for this phase which accords with the ‘Whole of development Surface Water Drainage Scheme’ agreed pursuant to the outline permission.

THURROCK COUNCIL EDUCATION:

http://www.thurrock.gov.uk/planning/14/00950/REM


5.6 Advise that S106 Education Contribution is required at nursery, primary and secondary level at this time [Note: The application relates to reserved matters pursuant to the outline. The outline permission secured financial obligations towards infrastructure, including education provision]

THURROCK COUNCIL ENVIRONMENTAL HEALTH:

5.7 While the noise report was carried out some time ago now, with the withdrawal of PPG24 and the revision of BS8233:2014 having occurred since, the mitigation as originally proposed are considered valid. To move 09/50035/TTGOUT forward the developer needs to formally submit their intentions with respect to noise insulation for Phase 2 in a similar manner to Phase 1.

THURROCK COUNCIL LANDSCAPE AND ECOLOGY ADVISOR:

5.8 The site has been mainly cleared and other than a line of trees along the boundary with Arisdale Avenue contains no landscape features of any note. The trees were assessed in 2013 and most were categorised as either C or C/U. Two trees were considered to be Category B specimens. The report does not provide an individual assessment of these trees as would normally be expected in a BS5837 report. Having inspected the trees it is considered that while the Category B trees have some amenity value presently they do not have a particularly good form. The retention of these two trees would break up the unifying theme of the fastigate hornbeams that have been planted along Arisdale Avenue within earlier phases of the redevelopment of this area. As a result of these considerations there would not be an objection on landscape or arboricultual grounds to the removal of these trees to achieve the wider landscape scheme. The detailed landscape scheme that has been provided is considered to relate to the designs for earlier phases of the development. The small open space is considered to be functional and will provide some play provision. The site does not contain any habitat or features of ecological value.

NETWORK RAIL:

5.9 Make no comment in support or objection to the proposal but provide a number of stipulations in order to protect and enabling maintenance of Network Rail’s infrastructure both during and post construction.

ESSEX FIRE AND RESCUE SERVICE:

5.10 Please ensure fire service vehicle access is in accordance with AD (B) section 16.


6.0 POLICY CONTEXT

6.1 National Planning Policy Framework (NPPF)

The NPPF was published on 27th March 2012. Paragraph 13 of the Framework sets out a presumption in favour of sustainable development. Paragraph 196 of the Framework confirms the tests in s.38 (6) of the Planning and Compulsory Purchase Act 2004 and s.70 of the Town and Country Planning Act 1990 and that the Framework is a material consideration in planning decisions. Paragraph 197 states that in assessing and determining development proposals, local planning authorities should apply the presumption in favour of sustainable development.

6.2 The following headings and content of the NPPF are relevant to the consideration of the current proposals:

4. Promoting sustainable transport 6. Delivering a wide choice of high quality homes 7. Requiring good design 8. Promoting healthy communities 10.Meeting the challenge of climate change, flooding and coastal change11. Conserving and enhancing the natural environment

6.3 Planning Practice Guidance (PPG) - In March 2014 the Department for Communities and Local Government (DCLG) launched its planning practice guidance web-based resource. This was accompanied by a Written Ministerial Statement which includes a list of the previous planning policy guidance documents cancelled when the NPPF was launched. PPG contains 42 subject areas, with each area containing several sub-topics. Those of particular relevance to the determination of this planning application comprise:

Climate change

Design

Determining a planning application

Flood Risk and Coastal Change

Land affected by contamination

Noise

6.4 Local Planning Policy

6.5 Thurrock Local Development Framework Core Strategy (LDF-CS) (2011)

http://planningguidance.planningportal.gov.uk/blog/guidance/climate-change/

http://planningguidance.planningportal.gov.uk/blog/guidance/design/

http://planningguidance.planningportal.gov.uk/blog/guidance/determining-a-planning-application/

http://planningguidance.planningportal.gov.uk/blog/guidance/flood-risk-and-coastal-change/

http://planningguidance.planningportal.gov.uk/blog/guidance/land-affected-by-contamination/

http://planningguidance.planningportal.gov.uk/blog/guidance/noise/


The Council adopted the “Core Strategy and Policies for the Management of Development Plan Document” in December 2011. The Adopted Interim Proposals Map shows the site as falling within a ‘Secondary Industrial and Commercial Area’. The following policies are relevant to this application for approval of reserved matters;

Spatial Policies; CSSP1 (Sustainable Housing and Locations) CSSP3 (Sustainable Infrastructure)

Thematic policies; CSTP1: Strategic Housing Provision CSTP22 (Thurrock Design) CSTP23 (Thurrock Character and Distinctiveness) CSTP26 (Renewable or Low-Carbon Energy Generation)

Management of Development Policies

PMD1 (Minimising pollution and impacts on amenity) PMD2 (Design and Layout) PMD7 (Biodiversity and Development) PMD13 (Decentralised, renewable and low carbon energy generation) PMD16 (Developer contributions)

6.6 Focused Review of the LDF Core Strategy

This Review was commenced in late 2012 with the purpose to ensure that the Core Strategy and the process by which it was arrived at are not fundamentally at odds with the NPPF. There are instances where policies and supporting text are recommended for revision to ensure consistency with the NPPF. The Review was submitted to the Planning Inspectorate for independent examination in August 2013. An Examination in Public took place in April 2014 and the Inspector has found the review sound subject to changes.

6.7 Draft Site Specific Allocations and Policies DPD

This Consultation Draft “Issues and Options” DPD was subject to consultation commencing during 2012. The Draft Site Specific Allocations DPD ‘Further Issues and Options’ was the subject of a further round of consultation during 2013. The Planning Inspectorate is advising local authorities not to continue to progress their Site Allocation Plans towards examination whether their previously adopted Core Strategy is no longer in compliance with the NPPF. This is the situation for the Borough.


6.8 Thurrock Thames Gateway Development Corporation

Produced a suite of policy documents including the Aveley and South Ockendon Masterplan (November 2007) and New Arisdale Design Brief (October 2009).

7.0 ASSESSMENT

7.1 The principle of the residential development on the Former Ford Factory site for up 650 residential units, to which this parcel forms part, was established by the outline planning permission granted in 2011. In granting outline permission it was considered that, subject to condition and the s106 agreement, the development conforms with a range of relevant development plan policies. The outline permission established;

The means of access to the site, The level of affordable housing to be delivered, The quantum of open space and play equipment to be delivered and its

phasing across the development, The level of timing of financial contributions towards health care, community

provision, education, highway and accessibility, sports and recreation, improvements to Arisdale Avenue.

The Code for Sustainable Homes level to be achieved, Standards for car parking provision, Mechanisms to secure Highway Works in Arisdale Avenue, Ardmore Road

and Arcany Road, Mechanism to secure a parking management strategy for the site, That Reserved Matters would be informed by and adhere to a Design Code

to be agreed in advance of the consideration of Reserved Matters.

7.2 This application seeks approval of reserved matters pursuant to the conditions attached to the outline permission. Detailed below is an assessment of the proposal which includes compliance against the requirements of the relevant conditions.

7.3 Condition 2 requires conformity with certain key design parameters outlined within the Design and Access Statement accompanying the outline application, these matters are considered in tern;

(a) Development block structure - The development adopts the principal use of a development block structure and incorporates key frontages as illustrated on the ‘Key areas and place making’ diagram in the Design and Access Statement (DAS) accompanying the outline permission (p71).

(b) Approach to building heights detailed on the ’Storey Heights’ diagram (page 85 of the Design and Access Statement accompanying the outline permission


(DAS)) – The DAS specifies the maximum storey heights. The storey heights proposed are in places below that specified and therefore within the terms of the condition. The approach to increased heights at key corner locations is followed. The variance from the maximum is described below;

- The D&A envisaged up to four-storey apartment blocks at either end of the site’s frontage with Arisdale Avenue. The application proposed 3 storey blocks in form of Blocks ‘A’ and ‘D’. The Design Code seeks;

‘bf4.2 Ensure in the main repeated appearance of the built form around access points to Arisdale Avenue. Emphasis should be on mirroring the visual appearance of buildings either side of an access point to create gateways’.

In this instance, the building form of Block ‘A’ is similar to that of the apartment block on the corner of phase 1. It also has similarities in terms of its architectural language. However, Block ‘A’ has a substantially greater frontage to both Arisdale and Ardmore Road and as such it is considered that a reduction in scale is warranted.

In terms of Block ‘D’, the Masterplan envisages the replication of block within Phase 3. It is considered that the apartment block is of sufficient scale and volume to mark this entrance to the site.

- The D&A envisaged three-storey houses and apartments along the western section of the Secondary Street. The application proposes three storey apartments adjacent to a terrace of 4 two-storey houses (units 71-74). It is considered that the transition in scale is acceptable.

(c) Retain and accomodate certain trees - The outline permission contained a ‘Retained Trees’ diagram (page 74 of the DAS) identifying those trees deemed desirable to retain and accommodate. For this phase of development the diagram details two trees along the Arisdale Avenue frotage, opposite the junction with Avontar Road. The application is accompanied by a ‘Tree Survey, Arboricultural Impact Assessment and Tree Protection Plan’. This classifies the majority of the existing trees along the Arisdale frontage as either category ‘C’ or ‘U’ i.e. either ‘low quality’ or ‘trees in such a condition that they cannot be realistically retained’. The two trees identified in DAS are deemed to be category ‘B’ trees. The report highlights that these need to be removed to facilitate the development. The Landscape Consultant does not seek their retention and agrees that it is appropriate to remove them and plant new trees as proposed in the landscape scheme.

(d) To create pedestrian and cycle networks and a road hierachy - The ‘Pedestrian and Cycle Movement’ diagram (page 82 of the DAS)


accompanying the outline permission shows a pedestrian and cycle networks through the wider site to which this application relates to the south-western part. In terms of Phase 2, the ‘Pedestrian and Cycle Movement’ diagram details the networks being formed by the footways in Ardmore Road and Arisdale Avenue. The works to Arisdale Avenue secured by the Outline Permission include the creation of a cycleway / footway along the site frontage with Arisdale Avenue. This forms part of a wider new route to be created as part of the works to Arisdale Avenue secured by the various permissions granted to date. The proposal does not include works to Ardmore Road. The applicant advises that this remains the responsibility of St.Modwen. Given that Ardmore Road will be the principle means of access to the site, it is recommended that a ‘Grampian style’ condition is imposed requring the submission and agreement of details of works to Ardmore Road in advance of the commecement of development.

(e) Create a series of public open spaces - The outline permission requires the totality of the development to provice 1.21ha of open space (Condition 5). Condition 2 seeks the provision of a series of public open spaces as illustrated on the ‘Land Use’ diagram accompanying the outline permission (page 72 of the DAS). The proposal accords with the quantum and spatial distribution of open space. The ‘Phasing Strategy’ agreed persuant to Condition 4 details the distribution of open spaces within the five phases of development, this includes 0.85ha of open space incorporating 1 LEAP and 2 LAP ‘s being provided as part of Phases 2 and 3 of the development.

7.4 In light of the above, the proposal shows conformity with key design parameters required by Condition 2.

7.5 A Design Code formed part of the outline permission. The Design Code sets out measures to promote design quality and assist in the creation of unified approach to the totality of development on the former Ford Factor site. Condition 3 of the outline permission requires applications seeking approval of Reserved Matters to comply with the ‘Mandatory’ sections of the Design Code unless otherwise agreed and to have regard to the illustrative material and non-mandatory Codes set out in the document. The Design Code was approved in May 2012 (ref: 11/50437/TTGDCD). The following section considers the extent to which the reserved matters comply with the Design Code;

(a) The reserved matters proposes street and block types in accordance with the following spatial and block typologies (p16 & 56);

Arisdale Avenue (ds5)

Main Street (ds6)


Residential side street (ds7)

Park Street (ds8)

Park Edge (ds9)

Mews Court (ds10)

Park Square

(b) The Design Code specifies a range of maximum building heights (p59) and seeks various frontage types (p60). As detailed above, the reserved matters accords with the building heights parameter. The Design Code seeks that the frontage to Arisdale Avenue has a strong building line with rhythmic appearance (bf.4.1, p61). The application proposes pairs of three storey townhouses along the Arisdale Avenue frontage which have strong elevational symmetry and a coherent rhythmic appearance. It is considered that this element of the scheme accords with part bf4.1 of the Design Code and is acceptable.

(c) Code bf4.2 seeks ‘Ensure in the main repeated appearance of the built form around access points to Arisdale Avenue. Emphasis should be on mirroring the visual appearance of buildings either side of an access point to create gateways’ (p61). The Reserved Matters proposes a three storey L-shaped apartment block (‘A’) that addresses both road fontages. The corner element follows one of the Gateway typologies detailed in the Design Code (Gateway type 2, bf5.2, p64), albeit the building has a substantially greater length of frontage to both Arisdale Avenue and Ardmore Road. Whilst Block A does not mirror the four-storey appartment block built as part of Phase ‘A’, it does employ a similar roof form and design. Furthermore, the massing and design emphasises the corner element of the building. It is considered that the proposed building has had sufficient regard to the adjacent building and would result in an acceptable gateway feature either side of Ardmore Road.

(d) The Design Code identifies the use of Mews Courts within the development including within Phase 2 (p41). The Code envisages these as ‘….informal, low key residential spaces with a strong sense of enclosure and character’ (p41). The proposal incorporates two Mews Court in the centre of the block. The design and use of materials accords with Design Code (bf4.6. bf4.7 and bf4.8).

(e) The Design Code states ‘bf 7. 2 projections and set backs to define front elevation by the use of contemporary styles and materials’. Code bf 7.8 states; ‘A variation and combination of encroachments, setbacks and facade features,


such as balconies, must be used to create visually interesting and eventful block frontages’. In terms of the aesthetic, the proposals contain some of the façade features sought in the Design Code (bf 7.2 & 7.5). These are generally located in key locations on the site, such as units occupying corner locations, fronting open space and on the Arisdale frontage. The Mews Courts have a similar aesthetic to the Mews Courts contained within Phase 1. Whilst the proposal does not fully embrace the approach advocated in the Code, it is considered that that scheme employs a coherent design which has been informed by Phase 1.

(f) The Code stipulates that ‘Private amenity areas should be 60 square metres minimum and be of appropriate size for the relevant dwelling type’ (bf13.3). As detailed in the table at part 1 of this report, the average garden sizes are below this standard, being 50 and 57sq.m for 2 and 3 bedroom houses respectively. The Design Code bf13.4 seeks that any house with a garden less than 80sq.m should have a usable balcony, terrace or winter garden. In addition Code bf 7. 5 specifies that ‘Buildings around key public spaces to include balconies, verandas and other features to help articulate frontages and provide surveillance’. Twenty five of the houses located around key public spaces incorporate first floor terrances which supplement the amenity space. Whilst the proposal does not fully adhere to the standard in the Design Code, this may be difficult to achieve on a development of this density and the condition provides flexiability in this regard. The application acheives levels of amenity space in line with other developments in the immediate area.

(g) The Design Code stipulates that the amenity space for flats should be provided by way of a usable balcony with 2-bedroom flats or larger having a further 25 square metres of amenity area for each flat in close proximity of the apartment building (Bf13.5-6, p76). All the apartments have a 5sq.m balcony. Whilst the level of communal amenity space does not accord with the Design Code, this phase will be close to an area of open space that will be provided north of Ardmore Road. Having regard to the guidance in The Essex Urban Place Supplement which recognises the role open space plays in supplementing amenity space in circumstances such as this, it is considered that the development would make provision for readily accessible amenity spaces that would provide satisfactory provision for future occupiers.

(h) The Design Code classifies Ardmore Road as ‘Main Streets’ (p20) and seeks the design to display a formal urban character with linear development and gateway features at the junction with Arisdale Avenue. Block ‘B’ is proposed on the corner of Main Street and Park Street. The Design Code identifies this as a location for a landmark corner building. Building ‘B’ employs a similar design employed on Building ‘A’. The design of Building ‘B’ incorporates


articulation of the principle façades onto Ardmore Road and Park Street which assists breaking up the mass. The design assists in marking and turning the corner.

(i) The Design Code identifies that landmark corner buildings are required at the junction of Park Street. The applicant has sought to differentiate the design of Apartment Block ‘C’ and ‘E’ from the Blocks fronting Arisdale (i.e. A and D) and Ardmore (i.e. ‘B’) principally through the use of gable features. It is considered that there is an acceptable transition is scale from the adjacent houses. The design, massing and materials create defined corner features which would mark this gateway. In terms of external appearance, the apartment blocks are finished in brick and boarding which follows a similar aesthetic to the houses.

(j) The Design Code states that back-to-back distances between houses must provide sufficient privacy for residents and specifies 22m unless measures are taken to avoid privacy intrsusion (p75). The development as proposed acheives a minumum of 20m. Whilst the proposal does not achieve the standard in the Design Code, this may be difficult to achieve on a development of this density and the condition provides flexibility in this regard. The application acheives 20m which should be seen as a minumum degree of seperation and reflects the standards adopted on other developments in the Borough.

(k) The Design Code seeks convenient cycle parking for the houses and flats (pr4, p84). The application proposes cycle parking within sheds located within the rear garden of all the houses with a dedicated access independent from the house. Communal cycle stores are detailed for the flats. The provision accords with the requirement of the Design Code.

(l) The Design Code seeks suffient provision for refuse and recycling (pr5, p85). The application proposes storage within the rear garden of the houses with access independent from the house. The vehicle tracking plan details how these can be set out for collection without obstructing the highway / footway. Communal stores are detailed for the flats. The provision accords with the requirement of the Design Code and the level of provision is in line with the Council standards. Highways raise no objection to the detailed layout.

(m) The Design Code details a range of potential parking arrangements (p86). The apartments have communal parking to the rear. The majority of parking spaces serving the proposed houses are on-frontage. Whilst the Design Code allows for this type of parking, there areas within the site whereby parking


would appear quite prominently in the street scene. The applicant has sought to mitigate this through the inclusion of street trees which would assist in reducing the impact of the frontage parking. Highways raise no objection to the parking layout.

(n) The houses and apartments employ a range of materials including boarding (in cream and orange). The materials proposed accord with the colour pallet detailed in the Design Code (p94). The use of materials follows the Design Code emphasis on creating layered facades.

(o) Boundary treatments are generally reasonable with painted railings or walls defining key boundaries between public and private space.

7.6 The design approach is cohesive and follows the typologies in the Design Code. Whilst it draws upon aspects of Phase 1, it does not seek to replicate the design. In light of the above, it is considered that the proposal would contribute positively to the character of the area. Whilst these are areas which do not fully adhere to the terms of the Design Code, it is considered that in the majority of instances there is rationale for the departure. It is considered that the proposal complies with LDF-CS Policy CSTP22 (Thurrock Design) and PMD2 (Design and Layout).

7.7 Condition 7 of the outline permission limits the quantum of development and requires a mix not exceeding 30% one and two bedroom flats and 55% houses, with the ballance to be informed by the Reserved Matters. Based on the phase 1 scheme, the mix proposed by Phase 2 and the anticipated mix of Phases 4 and 5, the development would include 33.4% flats which is within the permitted parameters.

7.8 Condition 8 requires a Sustainable Design and Construction Code for that phase and established the Code for Sustainable Homes level (CfSH) to be adhered to which in this instance is Level 4. The application is accompanied by a ‘Sustainable Design and Construction Code’ which considers a range of options and specifies that the scheme will utalise a range of measures to achieve CfSH Level 4 including solar thermal and photo voltaic systems, energy and water efficiency measures and other sustainability measures. In addition, in accordance with part (e), (f) and (h) of the condition, the statement also details how the specification of the homes will deliver water efficiency, the phase will securing 10% of its energy from decentralised and renewable or low-carbon sources plus use sustainable construction methods. In light of the above, the proposal complies with Development Plan Policies CSTP26 and PMD13.

7.9 Condition 9 requires the dwellings and flats on the site meet the Lifetime Homes requirements. The Design and Access Statement advises that all dwellings meet


the Lifetime Homes standards (p30) and specifies the measures taken (p31-32). In light of the above, the proposal complies with condition 9 and Development Plan Policies CSTP11 and PMD16.

7.10 Condition 10 requires Reserved Matters to be accompanied by a scheme for noise insulation. The industrial units to the southeast (Aveley Industrial Estate) will remain in industrial use. Vehicular traffic associated with the industrial estate would continue to use the roads surrounding the site. The Noise Assessment accompanying the outline application details locations close to the railway line and on the site boundary opposite the Aveley Industrial Estate falling within NEC categories B. The former PPG24 stated that within such areas noise should be taken into account when determining planning applications and, where appropriate, conditions be imposed to ensure an adequate level of protection against noise. The applicant’s submission pursuant to condition 10 refers to the Noise and Vibration Assessment submitted with the outline application and advises that the measures set out in the report (i.e. acoustic glazing and trickle vents) will be employed to achieve the “good” internal noise levels as defined by BS8233: 1999. Thurrock Council Environmental Health Officers raise no objection subject to a condition requiring the details of the glazing and ventilation to the agreed specification. The development incorporates measures to ensure that ‘good’ internal noise levels are achieved and that the external environment has regard to the surrounding land uses, including the commercial operations within the Aveley Industrial Estate. In light of this, the proposal complies with the relevant standard established out outline stage and confirms with the relevant criteria of Policy PMD1.

7.11 Condition 11 specifies what must be included within Landscape Scheme submitted pursuant to the reserved matters for landscaping. The applicant has submitted a Planting Plan and a ‘Tree Survey, Arboricultural Implication Assessment and Method Statement’. As detailed above, both the Tree Officer and the Landscape Consultant agree that it is appropriate to remove the existing limited number of trees and plant new trees as proposed in the landscape scheme. The means of enclosure and surfacing finishes specified on the ‘Detailed Development Layout’ are considered acceptable. Details of materials are to be agreed prior to the commencement of development pursuant to condition 23 of the outline permission. Part (j) of the condition seeks to promote ecological interests. The majority of the site is currently developed, the soft landscaping proposed will bring enhancement and that light spill will be minimised. In light of the above, it is considered that the landscaping proposals persuant to the reserved matters are aceptable and show conformity with LDF Policies PMD2 and PMD7.

7.12 Condition 13 requires Reserved Matters to be accompanied by details of (a) movement network, (b) external lighting, (c) street furniture, (d) surfacing finishes, (e) cycle and car parking, (f) signage, (g) estate road construction geometry, (h) drainage, (i) timescale for the provision of highway infrastructure. It also requires


details submitted pursuant to this condition to, where applicable, accord with the mandatory parts of the Design Code. These matters are considered in tern;

(a) The application includes details of the movement network within this phase which accords with the principal movement network detailed within the Design Code (p16). Highways raise no objection to the movement network.

(b)(c)(f) TP10 of the Design Code relates to signage and street furniture including external lighting. In the absence of sufficient details to agree such matters, it is recommended that a condition is imposed requiring the submission and agreement prior to the commencement of development.

(d) The Permeable Paving Layout plans details permeable block paving to internal roads, private drives and parking areas. The approach accords with the Design Code. Whilst there is no issue in using block paving on a private road from an aesthetic perspective, in this instance the permeable paving forms part of a SUD’s system. The detailed drainage strategy for this phase of the site has yet to be agreed. Furthermore, Highways would require additional information regarding the illustrated SUD’s system. In light of this, whilst the surface finish is acceptable, further detail will be required regarding drainage.

(e) Highways raise no objection to the location or quantum of cycle parking which accords with the requirement of condition 16. Condition 17 relates to car parking (see below)

(g) With regards the estate road construction geometry, the applicant has submitted drawings detailing sight lines, refuse vehicle and fire tender tracking. Within the Mews street, the route is deliberately confined. This approach follows that detailed in the Design Code (p41). The twelve houses fronting Arisdale Avenue are proposed to be served by a private drive from Arisdale Avenue. Highways raise no objection with regards the layout and design of the internal estate roads.

(h) A Surface Water and Foul water drainage strategy for the whole of the Former Ford Factory site has been submitted and agreed pursuant to conditions 27 and 29 (ref: 12/00353/CONDC). The agreement to this approach is predicated on the basis that each application for reserve matter for ‘layout’ of a phase pursuant to the outline permission shall be submitted accompanied by a ‘Detailed Surface Water Drainage Scheme’. Whilst the application contains an approach utilising Sustainable Drainage, there is insufficient information with regards the operation and functioning of the system. Highways and the Flood Risk Manager agree that a condition should be imposed requiring submission of details and for such details to accord with the agreed overarching strategy for the site.


(i) Timescale for the provision of highway infrastructure - The outline permission (conditions 4, 12 and s.106) require agreement of, amongst other matters, the phasing of development and the timing of delivery of highway infrastructure. Under the terms of the s106 St. Modwen is obligated to undertake ‘Highway Works’ which includes improvement to Arisdale Avenue. The applicant (Persimmon) is proposed to undertake works to the footways adjacent to the perimeter of Phase 2 on Ardmore Road. No details have been submitted as to the triggers for undertaking the works to Ardmore Road which forms part of Phase 2 (as agreed in the approved Phasing Program). A ‘Grampian style’ condition is proposed requiring details and timing of such works prior to the commencement of development. The works will need to ensure that adequate provision continues to be made for commercial vehicles accessing the Aveley Industrial Estate.

7.13 Condition 17 relates to car parking and refers to the standard of parking agreed as part of the outline application (average of 1.5 spaces per residential unit plus 12% visitor parking). This phase averages 1.62 which accords within the requirements of condition 17.

7.14 A Parking Management Strategy for the whole of the Former Ford Factory site has been agreed pursuant to the s106 agreement. Notwithstanding this, condition 17 of the outline permission requires details for a Phase. The applicant has submitted a Parking Management Strategy which proposes; - Seek a Traffic Regulation Order (TRO) to (a) introduce double yellow lines on

part of the northern side of Ardmore Road; (b) introduce single yellow lines on Park Street to prevent parking from 13:00 to 14:00 Monday to Friday to prevent commuter parking associated with the rail station.

- Private Management Company to control parking on the internal Mews Streets and parking courtyards

7.15 Thurrock Council Highways raises no objection to the Parking Management Strategy for this phase and seeks a condition regarding implementation.

7.16 Condition 25 requires application for the approval of Reserved Matters for a phase to details of all bin and recycling stores to serve that phase of the development to a standard specified in the condtion together with details of the means of access. The application includes a refuse strategy which includes sufficient storage to adhere to the specified standard and a swept path for a refuse vehicle. Highways raise no objection to the design and layout.

7.17 Condition 28 requires Reserved Matters to include a scheme for the provision and implementation of rainwater harvesting and water resource efficiency for the


residential units within that Phase. It is considered that the proposed measures would sufficiently promote the efficient use of water resources.

7.18 Other matters

Unless removed by way of planning condition, the proposed dwellings would benefit from permitted development rights which include the ability to build limited extensions and outbuildings, and undertake alterations in certain circumstances. Changes to the Town and Country Planning (General Permitted Development Order) 1995 which commenced on 1st October 2008 altered the regulations. One of the main features of the amended regime is the closer consideration of ‘impact’. Whilst the exercise of permitted development rights for extensions and outbuildings would reduce the amount of garden area, it is considered that this is a matter of choice for the individual householder and, therefore, it is not recommended that these rights be removed.

8.0 CONCLUSIONS

8.1 The application shows a strong degree of conformity with the outline and relevant development plan policies.

9.0 RECOMMENDATION

That Reserved Matters be APPROVED subject to the imposition of the following planning conditions:

Windows to Plot 531 Notwithstanding the detailed on the approved plans and the provisions of the

Town and Country Planning Act 1990, on Plot 52 (plan ph126b – PL002 Rev I) the development shall be built and thereafter permanently retained with the first floor landing window on the rear elevation obscure glazed and fixed shut (or only a top light being openable). No additional window openings shall be made on the north facing elevation. REASON: In the interests of the residential amenity of adjoining occupiers.

Noise mitigation 2 To supplement the details submitted pursuant to condition 10 of the outline

permission (ref: 09/50035/TTGOUT), within 3 months of the commencement of development, details of the glazing specification for the windows and ventilation serving habitable rooms facing Arisdale Avenue, Ardmore Road and the Railway to achieve to the standard outlined in Condition 10 of the outline planning permission shall be submitted to and agreed in writing with the Local Planning Authority.


REASON: Whilst the submission pursuant to condition 10 confirms adherence to the standards required by the condition, it does not contain details of the glazing and ventilation specification required. Such details are required to ensure adherence to the standards set by condition 10, in the interest of the amenities of future occupiers.

Sustainability3 Prior to the commencement of development an interim certificate by an

accredited assessor for the Code for Sustainable Homes (CfSH) confirming adherence to CfSH Level 4, shall be submitted to and agreed in writing with the Local Planning Authority.REASON: The submission persuant to Condition 8 of the outline permission (ref: 09/50035/TTGOUT) confirms the measures to be employed to meet the Code for Sustainable Homes level (CfSH) standards set out in condition 8 but does not include an interim certificate by an accredited assessor. Such information is required (a) to verify that the measures employed are sufficient to meet CfSH level 4 to ensure compliance with LDF Policy PMD12, (b) in the interests of visual amenity.

Street Lighting 4 Notwithstanding the details illustrated on the approved plans, prior to the first

residential occupation of any of the residential units hereby permitted a detailed lighting plan for the development including the road, car parking areas, footways, shall be submitted to and agreed in writing with the Local Planning Authority. Such details shall accord with the Design Code and include the siting and design of any lighting together with details of the spread and intensity of the lighting. The lighting shall be installed in strict accordance with the agreed details prior to first residential occupation of the dwellings hereby permitted and thereafter retained and maintained in the agreed form without any further additions.REASON: In the interests of highway safety and amenity

Surface Water Drainage 6 Notwithstanding the details illustrated on the approved plans, development shall

not commence until a Detailed Surface Water Drainage Scheme for this phase which accords with the ‘Whole of development Surface Water Drainage Scheme’ has been submitted to and agreed in writing with the Local Planning Authority. The submission shall incorporate the Micro-drainage model files. Sustainable Drainage Systems shall be designed not to flood in the 30 year event plus Climate Change. Development shall be undertaken in strict accordance with the approved Detailed Surface Water Drainage Scheme.REASON: The reserved matters do not contain sufficient detail of surface water drainage. Such details are required to ensure that there adequate arrangements


are made for surface water drainage, to prevent pollution of groundwater and flooding, to improve and protect water quality, improve habitat and amenity and to ensure that there are adequate arrangements determined for the future maintenance of the surface water drainage system.

Foul Water Drainage 7 Notwithstanding the details illustrated on the approved plans, development shall

not commence until a Foul Water Drainage Scheme for the whole of the Former Ford Factory site (‘Whole of development Foul Water Drainage Scheme’) pursuant to condition 29 of the outline permission (ref: 09/50035/TTGOUT) has been agreed in writing with the Local Planning Authority and that a Detailed Foul Water Drainage Scheme for this phase which accords with the ‘Whole of development Foul Water Drainage Scheme’ has been submitted to and agreed in writing with the Local Planning Authority. Development shall be undertaken in strict accordance with the approved Detailed Foul Water Drainage SchemeREASON: The submission pursuant to condition 29 of the outline permission (ref: 09/50035/TTGOUT) is pending determination. Notwithstanding this, the reserved matters do not contain sufficient detail of foul water drainage. Such information is required to prevent the increase in flood risk, pollution and detriment to public amenity through provision of suitable water infrastructure.

Window colour8 The materials (including bricks, render, weather boarding roof tiles, door colours,

windows, rainwater goods, fascia’s and soffits) and their use within the development shall accord with the details on plan PH126b PL 004 rev. F ‘Colour & Materials Layout’ (rec 20.10.14) and associated approved plans. The external surfaces of all window frames will be coloured grey.REASON: To accord with the approved Design Code for the Development and in the interest of the character and appearance of the development.

Works to Ardmore Road9 Notwithstanding conditions 4 and 13 of the outline planning permission, prior to

the commencement of development details of works to improve the totality of Ardmore Road shall be submitted to and agreed in writing with the Local Planning Authority (herein referred to as the Ardmore Road works). Such Ardmore Road works shall include details of resurfacing, materials, kerb alignment, drainage, external lighting, signage, lining and parking management. Details to be submitted shall include; timing for undertaking the works based on triggers within Phase 2 of the development hereby permitted and details of responsibility for undertaking the works. The Ardmore Road works agreed in writing with the Local Planning Authority shall be undertaken in strict accordance with the agreed scheme and timescale. Notwithstanding this, no more that 50%


of the units within this phase shall be residentially occupied until such time as the Ardmore Road works have been completed.

REASON: The outline permission (conditions 4, 12 and s.106) require agreement of, amongst other matters, the phasing of development and the timing of delivery of highway infrastructure. No details have been submitted as to the triggers for undertaking the works to Ardmore Road which forms part of Phase 2 (as agreed in the approved Phasing Program). Such works are needed to ensure the change the character of the area and to deliver a comprehensive redevelopment of the site.

Approved plans10 Unless otherwise specified within or varied by submission pursuant to a condition

attached to this permission, development shall accord with the following approved plans;

Reference Name Received Location Plan PH126b PL 001 22.08.14Concept Plan PH126b PL 002 rev. J 20.10.14Detailed Development Layout PH126b PL 003 rev. D 20.10.14Colour & Materials Layout PH126b PL 004 rev. F 20.10.14Refuse Collection Layout PH126b PL 005 rev. D 20.10.14Parking scheme PH126b PL 006 rev. B 20.10.14Highways Layout PH126b PL 007 rev. B 20.10.14Engineering Layout (Sheet 1 of 4) 14-022/300 22.08.14Engineering Layout (Sheet 2 of 4) 14-022/301 22.08.14Engineering Layout (Sheet 3 of 4) 14-022/302 22.08.14Engineering Layout (Sheet 4 of 4) 14-022/303 22.08.14Permeable Paving Layout (Sheet 1 of 4)

14-022/309 22.08.14

Permeable Paving Layout (Sheet 2 of 4)

14-022/310 22.08.14


14-022/311 22.08.14


14-022/312 22.08.14

Road construction details 14-022/313 22.08.14Phasing plan in respect of condition 4

20146-26-F 22.08.14

Planting Plan (Sheet 1 of 5) PH126b-LS-01 rev. B 03.09.14Planting Plan (Sheet 2 of 5) PH126b-LS-02 rev. B 03.09.14Planting Plan (Sheet 3 of 5) PH126b-LS-03 rev. C 03.09.14Planting Plan (Sheet 4 of 5) PH126b-LS-04 rev. B 03.09.14Plant Schedule and Notes (Sheet 5 of 5)

PH126b-LS-05 rev. C 22.08.14

House Type Alnwick A, plans and elevations

PH126b 50-01 22.08.14

House Type Alnwick B, plans and elevations

PH126b 50-02 22.08.14

House Type Alnwick C, plans and elevations

PH126b 50-03 22.08.14

House Type Hanbury A PH126b 50-04 22.08.14House Type Hanbury B PH126b 50-05 22.08.14


House Type Hanbury C PH126b 50-06 22.08.14House Type Hatfield A PH126b 50-07 22.08.14House Type Hatfield B PH126b 50-08 A 03.09.14House Type Clayton A PH126b 50-09 22.08.14House Type Clayton B PH126b 50-10 22.08.14House Type Clayton Ca PH126b 50-11 22.08.14House Type Clayton Cb PH126b 50-12 A 03.09.14House Type Souter, plans and elevations

PH126b 50-13 22.08.14

House Type Lumley, elevations PH126b 50-14 22.08.14House Type Lumley, plans PH126b 50-15 22.08.14House Type Wolvesey, elevations PH126b 50-16 22.08.14House Type Wolvesey, plans PH126b 50-17 22.08.14Sub Station PH126b SS-01 22.08.14Apartment Block A, Ground Floor Plan

PH126b AP-01 D 20.10.14

Apartment Block A, First Floor Plan PH126b AP-02 D 20.10.14Apartment Block A, Second Floor Plan

PH126b AP-03 D 20.10.14

Apartment Block A, Roof Plan PH126b AP-05 D 20.10.14Apartment Block A, Elevations (Sheet 1 of 2)

PH126b AP-06 E 20.10.14

Apartment Block A, Elevations (Sheet 2 of 2)

PH126b AP-07 E 20.10.14

Apartment Block B, Ground Floor Plan

PH126b AP-08 C 22.08.14

Apartment Block B, First Floor Plan PH126b AP-09 C 22.08.14Apartment Block B, Second Floor Plan

PH126b AP-10 C 22.08.14

Apartment Block B, Roof Plan PH126b AP-11 C 22.08.14Apartment Block B, Elevations (Sheet 1 of 2)

PH126b AP-12 D 22.08.14

Apartment Block B, Elevations (Sheet 2 of 2)

PH126b AP-13 C 22.08.14

Apartment Block C, Plans PH126b AP-14 C 22.08.14Apartment Block C, Elevations PH126b AP-15 C 22.08.14Apartment Block D, Ground, First and Second Floor Plans

PH126b AP-16 D 20.10.14

Apartment Block D, Third Floor and Roof Plans

PH126b AP-17 D 20.10.14

Apartment Block D, Elevations (Sheet 1 of 2)

PH126b AP-18 E 20.10.14

Apartment Block D, Elevations (Sheet 2 of 2)

PH126b AP-19 E 20.10.14

Apartment Block E, Plans PH126b AP-20 D 20.10.14Apartment Block E, Elevations PH126b AP-21 E 20.10.14Proposed Street Elevations (Sheet 1 of 5)

PH126b ST-01 G 20.10.14

Proposed Street Elevations (Sheet 2 of 5)

PH126b ST-02 G 20.10.14


PH126b ST-03 D 20.10.14


PH126b ST-04 D 20.10.14


PH126b ST-05 C 20.10.14


REASON: In the avoidance of doubt, to ensure that the development is constructed in accordance with the details considered against the outline application and relevant development plan polices.

11 Parking ManagementThe measures detailed in the Parking Management Strategy (Oct 2014) shall be implemented on the roads, private roads and private courtyards prior to the residential occupation of those dwellings fronting those public roads, private roads or private courtyards unless varied by way of a detailed phasing strategy which has been submitted to and agreed in writing with the Local Planning Authority prior to this trigger. Following implementation, to retain any works carried out and undertake the management and enforcement measures detailed in the Parking Management Strategy for the duration of the residential occupation of the dwellings hereby permitted unless a variation to the agreed strategy has been submitted to and agreed in writing with the Local Planning Authority. REASON: To ensure that satisfactory provision is made and retained for car parking, in the interests of highway safety, convenience, amenity and promoting alternative means of transport, in accordance with the NPPF and Thurrock Local Development Framework Core Strategy (2011) Policies PMD8 and PMD9.

Documents: All background documents including application forms, drawings and other supporting documentation relating to this application can be viewed online: www.thurrock.gov.uk/planning/14/00950/REM

Alternatively, hard copies are also available to view at Planning, Thurrock Council, Civic Offices, New Road, Grays, Essex, RM17 6SL.

http://www.thurrock.gov.uk/planning/14/00950/REM

Reference: Site - Thurrock...14/00950/REM Site: Former Ford Motor Company Arisdale Avenue South...

Documents

Transcript of Reference: Site - Thurrock...14/00950/REM Site: Former Ford Motor Company Arisdale Avenue South...