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					Application Number: CC/BAS/27/09         Case Officer: Rachel Edney
                                         Ext: 51503
Site: The Limes Childrens’ Home, 93 New Century Road, Basildon

Description: Proposed reconfiguration and enlargement of existing car park to
provide a total of 7 no car parking spaces (including one disabled car space).
Includes the removal and replacement planting of trees.

Secretary of State Referral? No                 Date: 2 June 2009


1.     SITE

       The Limes Childrens’ Home is located on New Century Road at the junction of
       Railway Approach, to the west of Laindon.

       The existing car park is located to the north of the site and the proposed extension
       to the car parking area would extend towards to the west of the site.

       The Childrens’ Home is in a predominantly residential area. Merrylands Primary
       School is situated to the west of the Childrens’ Home on Cumberland Drive. The
       nearest residential property in New Century Road adjoins the boundary of the
       Childrens’ Home.

       Vehicular access to the site is via New Century Road and there is a separate
       pedestrian access also from New Century Road.

2.     PROPOSAL

       It is proposed to reconfigure and enlarge the existing car park to accommodate a
       total of seven car parking spaces which will include one designated disabled car
       parking space. There are currently four car parking spaces on the site and it is
       often necessary to double park.

       The proposal includes the removal of four silver birch trees within the site and the
       planting of two additional silver birch trees around the site boundary.

       The current pedestrian access in New Century Road would be removed and an
       existing unused pedestrian access to the west of the site in Railway Approach
       would be reopened to avoid the need for pedestrians to cross the car parking area.
       Close boarded 1 metre high fencing would be extended across the existing
       pedestrian access once closed.

       The proposed enlarged areas of the car park would be tarmacadam surface to
       match the existing.

3.     POLICY CONSIDERATIONS

       No policies of relevance have been saved within the Basildon District Local Plan
       adopted 1998. The following policy of the Regional Spatial Strategy for the East of
       England (RSS) adopted May 2008 provides the development plan framework for

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     this application. The following policy is of relevance to this application:

                                                  RSS

      ENV7                                        Quality in the Built Environment

4.   CONSULTATIONS

     BASILDON DISTRICT COUNCIL – No objection
     HIGHWAY AUTHORITY – No objection subject to a condition
     NATURAL ENVIRONMENT (Trees) (ENVIRONMENT, SUSTAINABILITY &
     HIGHWAYS) – No objection subject to conditions
     BUILT ENVIRONMENT (Landscape) (ENVIRONMENT, SUSTAINABILITY &
     HIGHWAYS) – No comments to make.
     LOCAL MEMBER – BASILDON – Laindon Park and Fryerns – No response
     received
     LOCAL MEMBER – BASILDON – Laindon Park and Fryerns – No response
     received

5.   REPRESENTATIONS

     12 properties were directly notified of the application. No letters of representation
     have been received.

6.   APPRAISAL

     The key issues for consideration are:

         A. Need
         B. Design
         C. Impact on Landscape
         D. Impact on Residential Amenity
         E. Access

A    NEED

     There are currently 4 car parking spaces available on the site – 3 regular parking
     spaces and a disabled parking bay. Due to the lack of available parking spaces on
     the site staff have to double park in the existing parking area or park on the
     surrounding residential roads.

     The proposal to increase the number of the parking spaces on site to 7 would
     include 1 disabled parking space, 1 visitor car parking space and 2 for permanent
     on-site vehicles which are required for the use of the Home. This would leave a
     further 3 parking spaces for staff. There are currently 8 members of staff working
     at the home during the day and 4 members of staff at night looking after 8
     bedrooms.

     The Essex Planning Officers Association Vehicle Parking Standards August 2001
     state that a maximum of 1 space per resident staff and 1 space per 3 bed
     spaces/dwelling units should be provided. On this basis a total of 2 or 3 car


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    parking spaces should be provided at the Home.

    As no objections have been received from the Highway Authority together with the
    fact that the proposed reconfiguration and enlargement of the existing car park
    would reduce the need to double park on the site and the need for staff to park on
    the surrounding residential roads it is considered that the need for the additional
    parking spaces over and above that stated in the Vehicle Parking Standards has
    been proved.

B   DESIGN

    The existing disabled car parking space complies with current legislation but is not
    considered to be located in the best position. The user currently has to negotiate a
    path with an undue incline. By changing the location of this space the user would
    be offered an improved and levelled access approach closer to the main entrance
    of the Childrens’ Home.

    An area of grass measuring approximately 23m² would be removed to provide 2
    car parking spaces and a second area of grass measuring approximately 12m²
    would be removed to provide the disabled car parking space.

    The proposed new areas of car parking would be finished with a tarmacadam
    surface which would match the existing.

    It is considered this would be in compliance with Policy ENV7 (Quality in the Built
    Environment) of the Regional Spatial Strategy for the East of England adopted
    May 2008.

C   IMPACT ON LANDSCAPE

    An aboricultural impact assessment was submitted as part of the application. This
    assessment identified the existing trees on site, the impact of development on the
    trees, protection of the existing trees during development, the impact of the
    proposed removal of four silver birch trees and the planting of 2 new silver birch
    trees around the site boundary.

    The reconfiguration and enlargement of the existing car park would require the
    removal of 4 silver birch trees. The existing trees, 2 ash trees and 2 lime trees,
    around the boundary of the site would remain on site and 2 further silver birch
    trees would be planted around the boundary to fill in gaps in the existing planting.
    It is also considered that this would help improve the visual impact of the proposal.

    Natural Environment (Trees) has no objection to the proposal subject to protection
    being provided for the existing trees during the works to the car park and also that
    2 additional trees be planted around the boundary of the site.

    It is considered that this would be in compliance with Policy ENV7 (Quality in the
    Built Environment) of the Regional Spatial Strategy for the East of England
    adopted May 2008.

D   IMPACT ON RESIDENTIAL AMENITY


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     It is proposed to remove 4 silver birch trees from the centre of the site to allow the
     provision of additional car parking spaces. Due to the presence of trees around
     the site boundary visibility of these trees from the street is restricted.

     It is further proposed to plant 2 replacement silver birch trees around the site
     boundary. The planting of these trees would fill in gaps within the existing planting
     around the site boundary and would also help to screen the enlarged car parking
     area.

     The provision of additional car parking spaces within the site would also help to
     reduce the number of cars parked on the surrounding residential roads.

     It is therefore considered that the residential and visual amenity of the
     neighbouring residential properties would not be detrimentally affected.

     It is further considered that this would be in compliance with Policy ENV7 (Quality
     in the Built Environment) of the Regional Spatial Strategy for the East of England
     adopted May 2008.

E    ACCESS

     The vehicular access to the site would remain from New Century Road. However
     the existing pedestrian access from New Century Road would be closed and it is
     proposed to reopen an existing unused pedestrian access from Railway
     Approach. This would avoid the need for pedestrians having to cross the car
     parking area. The Highway Authority has no objection subject to the pedestrian
     access gate opening inwards to the site.

7.   CONCLUSION

     It is considered that the need for the reconfiguration and enlargement of the
     existing car park has been demonstrated. A designated disabled car parking
     space would be provided as well as an additional 3 car parking spaces. This
     would reduce the need for double parking on the site and also the need for
     parking on the surrounding residential roads.

     It is further considered that there would be no significant planning harm in terms of
     landscape and residential amenity, as although 4 trees would be removed from
     the site, 2 additional trees would be planted around the site boundary.

8.   RECOMMENDATION

     That pursuant to Regulation 3 of the Town and Country Planning General
     Regulations 1992, planning permission be granted subject to the following
     conditions:

        1) The works hereby permitted shall be begun before the expiration of three
           years from the date of permission.

        2) The works hereby permitted shall be carried out in accordance with the


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     details submitted by way of the application reference CC/BAS/27/09 dated
     18 March 2009 and 7 April 2009, Drawing Number B4001 (Site Location
     Plan) dated March 2009, Drawing Number B4002 (Existing External
     Layout) dated November 2008, Drawing Number B4003 Rev A (Proposed
     Car Parking Alterations) dated November 2008, Design and Access
     Statement (Project Number 5078746) dated 2 April 2009, Existing
     Photograph Record dated March 2009 and Arboricultural Impact
     Assessment (Reference 290309-PD-01) dated April 2009 except as varied
     by the following conditions:

  3) The pedestrian access gate from Railway Approach shall open inwards
     towards the site only.

  4) No development shall take place until details of landscaping have been
     submitted to and approved in writing by the County Planning Authority. The
     details shall include areas to be planted with species, spacing, protection
     and programme of implementation. The scheme shall be implemented
     within the first available planting season (October to March inclusive)
     following commencement of development in accordance with the approved
     details and maintained hereafter in accordance with condition 5 of this
     permission.

  5) Any tree or shrub forming part of a landscaping scheme approved in
     connection with the development that dies, is damaged, diseased or
     removed within the period of 5 years during and after the completion of the
     operations shall be replaced by the applicants in the next available planting
     season (October to March inclusive) with a tree or shrub to be agreed with
     the County Planning Authority.

  6) Prior to the commencement of development or any preliminary
     groundworks:

        a) All trees to be retained during the construction works shall be
           protected by fencing of the HERAS type. The fencing shall be
           erected around the trees and positioned from the trees in
           accordance with British Standard 5837 “Trees in Relation to
           Construction”.

        b) Notices shall be erected on the fencing with words such as
           “Protected Area no operations with fenced area”. No materials shall
           be stored in this area, or activity shall take place. No alteration,
           removal or repositioning of the fencing shall take place during the
           construction period without the prior consent of the County Planning
           Authority.

  7) All works on affecting trees on site shall be carried out in accordance with
     the Arboricultural Impact Assessment (Tim Moya Associates 290309-PD-
     01) dated April 2009.

Reasons:



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   1. To comply with Section 91 of the Town and Country Planning Act 1990 (as
      amended).

   2. For the avoidance of doubt as to the nature of the development hereby
      permitted and to ensure development is carried out in accordance with the
      approved application details and in accordance with policy ENV7 (Quality in
      the Built Environment) of the Regional Spatial Strategy for the East of
      England adopted May 2008.

   3. In the interest of pedestrian safety and to comply with the County Council’s
      Highways and Transportation Development Control Policies as originally
      contained in Appendix G of the Local Transport Plan 2006/2011 and
      refreshed by Cabinet Member decision dated 19 October 2007 and to
      comply with Policy ENV7 (Quality in the Built Environment) of the Regional
      Spatial Strategy for the East of England adopted May 2008.

   4. In the interest of the residential and visual amenity and to comply with
      Policy ENV7 (Quality in the Built Environment) of the Regional Spatial
      Strategy for the East of England adopted May 2008.

   5. In the interest of the residential and visual amenity and to comply with
      Policy ENV7 (Quality in the Built Environment) of the Regional Spatial
      Strategy for the East of England adopted May 2008.

   6. To ensure that retained trees are protected from damage in the interests of
      visual amenity and to comply with Policy ENV7 (Quality in the Built
      Environment) of the Regional Spatial Strategy for the East of England
      adopted May 2008.

   7. To ensure development is carried out in accordance with the submitted
      details, in the interests of visual amenity and to comply with Policy ENV7 of
      the Regional Spatial Strategy for the East of England adopted May 2008.

REASON FOR APPROVAL

Subject to the imposition of the attached conditions, the proposal is
considered acceptable having been assessed in the light of all material
considerations, including weighting against the following policies of the
development plan:

Policy ENV7 (Quality in the Built Environment) of the Regional Spatial
Strategy for the East of England adopted May 2008.

And there are no other policies or other material considerations which are
overriding or warrant the withholding of permission.

DECISION

By virtue of the powers delegated to me I hereby accept and approve the
above recommendations



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for Head of Environmental Planning       Date 2 June 2009




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