A NEW superstore and petrol station, three new restaurants and a community area, together with up to 320 new homes, are set to be built at Lakeside as part of a scheme given the green light by Thurrock planners.
However, the plans will also see the former Gala bingo building demolished, two restaurants torn down and two long established car sales companies thrown off the site.
The sweeping changes for land at West Thurrock were subject to an intense discussion and debate at last week’s planning meeting and though many aspects of the scheme were received with reluctance, councillors felt they had little option but to approve the plans.
The scheme is split into two parts. The new superstore and petrol station that will be run by Morrisons and three new restaurants have been granted full planning permission, while outline permission has been granted for the new homes.
During almost two hours of debate, members of the committee raised concerns about traffic problems the new retail sites would cause but were particularly concerned about the new homes project, citing problems with air quality in the area, more traffic issues and concerns about overstretching local facilities, including GP surgeries and schools.
Concern was also raised about the site of the homes, which is largely on the site of a former chalk excavation which has been filled in, with possible problems with contamination.
AA4013_1-1_001Details of the scheme were put before members by one of the Council’s principal planners, Matthew Gallagher, who said the developers had recognised a lot of potential problems but had worked with the authority towards providing solutions.
He said: “On balance I think in terms of design and layout this development can be supported. Initially there were some objections regarding traffic but detailed 106 discussions have been going on and this has resulted in a series of highways mitigations measures which will bring improvements.
“Ground contamination issues have been addressed and there is a contribution planned towards local services through the developer’s contribution to the community, known as the 106 agreement.”
On education he said: “There is an impact but that has to be balanced against the fact that indicatively there are a lot of small properties with a small child model. There would be child products from the development as it stands and there are shortfalls in primary and possibly nursery provision so we will be seeking monies from the 106 for funds towards education provision.”
The Council’s officer representing the education department, Janet Clark, conceded there were issues – but also solutions, saying: “Currently there is a shortage of places but we have proposals that will meet the demands of this development.”
Regarding health provision, Mr Gallagher was confident there would be few issues, saying: “On the basis of information we have there is capacity for health care provision in the area.”
He also said concerns about the air quality for new residents moving into the site would be addressed during the detailed planning stage, suggesting they would be protected by the design which would include “a strong frontage for the development.”
Cllr Richard Speight asked about travel issues, particularly commuters in the new houses using cars to get to Chafford Hundred station and the Council highways representative Nathan Drover said there were some issues and getting to the station from the site was problematic but it was hoped that might be solved by initiatives within the detailed application when submitted.
Lakeside Neil_S_04The idea of a pedestrian bridge connecting the main Lakeside complex with the housing site was mooted.
When it came to a debate, Cllr Tunde Ojetola expressed his repeated concerns about provision of amenities, including about health care and education (just £500,000 is projected to be made available for schools and healthcare) and he also rebuked Mr Gallagher for his terminology, saying: “We are talking about children, child products. I know this area very well and some of the schools have been the bane of my life. How can you justify the assessment that there are available school places?”
On the application overall Cllr Ojetola said: “The concern I have is that I can see there is a need for retail development and a demand in the area for the retail need.
“But when you put that in balance with the other factors I have great concern about the residential aspect, particularly the theory that flats don’t produce ‘child product’. That has not been the experience I have seen in this area.
“I am concerned about the traffic impact and a lot more work needs to be done regarding the residential issues, particularly health and education.
“I’m not convinced about the application as it is. It needs a bit more work in my view.”
Cllr Barry Palmer also raised concerns, saying: “The residential development is divorced from its nearest neighbours. We are talking about children being bussed and ferried. I am concerned about the issue of getting the children from A to B in a residential area. I am not happy with the residential development as it stands.”
However Cllr Speight said he appreciated a dilemma that the authority found itself in, saying: “ I share concerns about traffic and air quality, but it has also been a longstanding aim to make the area more of a mixed usage with residential development and though there are lots of problems to be overcome, I don’t like the idea of giving outline permission at this stage because of some of the problems.
Gala Bingo“The officers say mitigation packages can get round it but there are problems there already that are significant and they are not going to go away.
“If we are going to approve this I would have to be incredibly certain that the travel plan stacked up. This could become a residential island in the middle of a car park.
“However, perhaps on balance, problems and all, this is something we have to do for the Lakeside basin though I am worried that all the individual plans and conflicting business interests in the area mean there will be problems in planning in an integrated way in the future.”
Cllr Brian Little was another with reservations, saying: “I am not in agreement with having a development that causes more problems for the future. I am concerned this development is holistic enough to solve the problems.
“In terms of pollution it will get worse. There needs to be a transport way of resolving the issue, something a little bit more innovative and holistic.
“All we are trying to do is put a sticking plaster. If we agree this in its current form we all know what it will be like.”
Cllr Robert Ray was more bullish, saying: “Unlike some people here I think this is actually a good idea. We need to build on brownfield not green belt sites. There is tremendous potential for this, though I wouldn’t want to live in the middle of a shopping centre myself a lot of people don’t seem to mind it. I think the problems with doctors surgeries and schools would be accommodated with the extra money.“
Summing up, committee chair Cllr Terry Hipsey said: “This has been a controversial application with a lot of good and bad points. I’m of the opinion that we have an adopted core strategy for the Lakeside basin and we mustn’t forget that about a year ago the leader and chief executive of this Borough said we are open for business.
“I know Matthew Gallagher very well and he normally makes pretty good sound judgements.
“Having said that, we have a travel plan that doesn’t quite add up, air quality issues that are questionable and very real concerns that this development doesn’t help the current situation.
“But if this went to appeal the inspectors would only be looking at one thing, our core strategy and we have a clear indication from it where the Secretary of State would be putting his signature.
“I will be supporting this with reluctance.”
That appeared to sway the councillors who, after the very lengthy debate, gave the green light for the scheme.
