TENDRING DISTRICT COUNCIL
PLANNING COMMITTEE
ALTERATIONS AND ADDITIONS TO PLANNING COMMITTEE
6 JANUARY 2015
AGENDA ITEM A.1
14/01008/FUL and 14/01009/LBC - The Priory, The Bury, St Osyth, CO16 8NZ
Creation of a Visitor Centre in the Tithe barn, Cart Shed, Dairy and adjacent paddock
including changes of use to A1, A3, B1, D2 and conference/functions/wedding reception
use; construction of extensions; internal and external alterations and all ancillary works
shown on the drawings.
Amended plans have been received which remove two of the five roof lights within the West
elevation of the stables. This is considered to satisfactorily address the concern raised at
paragraph 6.19 of the Committee Report.
The applicant has also provided additional information relating to the funding of the large
Conservation Deficit at the Priory. It is stated the refused application for the new building
housing these facilities is currently at appeal because the principle of opening to the public and
having the right commercial facilities is critical to the success of delivering a restored Priory.
However if this current application were to be approved they could reconsider the appeal as
far as the Walled Garden visitor centre is concerned and narrow the issues to be considered at
the Public Inquiry next week.
Another key element of the funding package is having a charitable Trust in place to attract
funding that would otherwise be unavailable to private owners. The Princes Regeneration
Trust (PRT), as an independent and recognised expert in this field, worked with the key
stakeholders, including the Sargeant family, TDC, English Heritage, the Parish Council and
local community to ascertain the form and scale the Trust should take which culminated in the
report provided being produced just before Christmas 2014. The report explains how a Trust at
St Osyth could be successful, if it is allowed to grow and develop over time, whilst having
public access and the ability to attract further funding at its heart. The vision for the Trust
centres around the Walled Garden and the Abbot’s Tower allowing visitors to see the fabulous
views and understand The Priory and its environs so much better. The Tithe Barn will give
further public access as will a restored Darcy House. The detail of these phased openings to
the public is provided, but are all dependent on delivery of the restoration in phases, which
both the Tithe Barn and the Trust will assist with.
Since the report, the St Osyth Priory & Parish Trust has been formed. The PRT is instructed to
make an application for charitable status and this will be done as soon as the necessary
paperwork is complete. We are also in the process of seeking individuals from a mix of
backgrounds and expertise who are willing to become Trustees.
Additional Consultation Responses
English Heritage – Further to receipt of the noise report and drawings illustrating additional
works to attenuate noise, confirm previous advice remains. The proposals for the barn remain
consistent with the objectives and policies of the National Planning Policy Framework in
respect of the conservation of designated heritage assets. Such harm as would be caused to
the significance of the tithe barn – harm that would be a little exacerbated by the additional
works – would be outweighed by its repair and reuse.
Essex County Council Highways – No objection subject to 1) Improved access minimum 6m
wide, minimum 6m kerbed radii and minimum 43 x 2.4 x 43m visibility splay. 2) Removal of
existing access and provision of minimum 2m wide footway linking to existing footway. 3)
Relocation of north-east bound bus stop, and upgrade of this bus stop and corresponding
south-west bound bus stop to current specification to be agreed. 4) If there are more than 50
employees a travel plan to include but not be limited to a £3000 contribution to cover the
Highway Authority’s costs to approve, review and monitor the Travel Plan (it is stated there will
be twelve full time employees so 4) is not applicable).
Environmental Health – The noise report concludes the listed building could be insulated for
noise and if this achieved the acoustic standards as set out this would provide an acceptable
level of protection to nearby residents. The nature of the listed building poses challenges to
ensuring the fabric and management of the use is sufficient to prevent excessive noise
breakout. In order to be effective any noise insulation works must be carefully completed to a
high standard and the use of the facility controlled through a robust Noise Management Plan.
In order to protect the local amenity it is recommended that a condition based on the following
is applied:
The use of the Tithe Barn should meet these two acoustic standards:
a) The LAeq of the entertainment noise should not exceed the representative background
noise level LA90 (without entertainment noise), and
b) The L10 of the entertainment noise should not exceed the presentative background
noise level LA90 (without entertainment noise) in any 1/3rd octave band between 40Hz
and 160Hz.
Details of a Noise Management Plan should be submitted and agreed by the Local Planning
Authority and implemented prior to first use of the Tithe Barn. Any changes to the Noise
Management Plan or the type of event it seeks to control should be agreed with the Local
Planning Authority prior to being implemented.
Additional Representations
Two additional letters of objection have been received with the following issues raised:
- There will be little of significant or historical interest remaining in the Priory complex
except exterior views of the architecture to attract visitors.
- Should be conditional on extensive public access.
- Screens in south elevation are alien to the building and significantly detract from historic
context.
- Widening and resurfacing of access would detract from setting of the Gatehouse as
would flow of traffic.
- Moving the bus stop nearer the crossroads would create traffic hazard.
- Large delivery vehicles would need to use farm track exiting onto Mill Street which is
narrow with poor visibility.
- Large vehicles including coaches cannot enter the parking area through the arch so
would park on the Bury.
- Improved access if tarmac would be visually harmful – see 07/00486/FUL and
07/01205/FUL refusals.
Officer comment: These concerns are addressed within the committee report and responses
from the Highway Authority and English Heritage. The previous refusals in 2007 related to a
large parking area on The Bury and an access road in the centre. The current proposal related
to small alterations to the existing access and is not considered comparable. Conditions are
recommended relating to hard and soft landscaping and sympathetic surfacing will be
required.
Amended recommendation
1) 14/01008/FUL
Recommendation: Approve
Conditions:
1. Standard time limit for commencement
2. Development to be carried out strictly in accordance with submitted plans
3. Samples of construction materials and hard surfacing to be submitted and agreed
4. Soft and hard landscaping details to be approved
5. Noise mitigation measures (in addition to those already shown on plans)
6. Use of Tithe Barn to meet acoustic standards a) and b) specified in Environmental Health
comments
7. Noise Management Plan
8. Implementation of a programme of archaeological work
9. Recommendations of ecological survey
10. Fenestration details to include glazed lobbies
11. Details of balustrade and staircase
12. Details of improved vehicular access minimum 6m wide, minimum 6m kerbed radii and
minimum 43 x 2.4 x 43m visibility splay.
13. Removal of existing access and provision of minimum 2m wide footway linking to existing
footway.
14. Relocation of north-east bound bus stop, and upgrade of this bus stop and corresponding
south-west bound bus stop to current specification to be agreed.
2) 14/01009/LBC
Recommendation: Grant consent
Conditions:
1. Standard time limit for commencement
2. Development to be carried out strictly in accordance with submitted plans
3. Samples of construction materials and hard surfacing to be submitted and agreed
4. Soft and hard landscaping details to be approved
5. Fenestration details to include glazed lobbies
6. Details of balustrade and staircase
7. Noise mitigation measures (in addition to those already shown on plans)
AGENDA ITEM A.2
14/01387/FUL - Systematic Logistics International Ltd, Old Ipswich Road, Ardleigh, CO7
7QL
Proposed Use Class B8 development incorporating the erection of a new warehouse
(5,225m2), external storage area, hardstandings, parking facilities, truck wash, external
illumination, fencing, drainage & landscaping infrastructure, improved access & egress
arrangements including security barriers & gates & incorporating the retention &
extension of land for Use Class B8 purposes.
Consultation response received from Essex County Council Archaeology stating the following:
“The above planning application has been identified as having archaeological implications.
The Historic Environment Record shows the proposed development to lie in an area of
archaeological potential. To the east, in agricultural land on Wick Farm, archaeological
excavations ahead of gravel extraction have revealed the presence of a number of Iron Age
ditched enclosures and associated activity, along with medieval and later field systems. The
evidence from around the development site indicates the potential for multi-period
archaeological deposits.
Recommendation
The following recommendations are made in line with the Department for Communities and
Local Government National Planning Policy Framework:
RECOMMENDATION: A Programme of Trial Trenching followed by Open Area
Excavation
1. No development or preliminary ground-works can commence until a programme of
archaeological trial trenching has been secured and undertaken in accordance with a
Written Scheme of Investigation, which has been submitted by the applicant, and
approved by the planning authority. Following the completion of this initial phase of
archaeological work, a summary report will be prepared and a mitigation strategy
detailing the approach to further archaeological excavation and/or preservation in situ
through re-design of the development, shall be submitted to the local planning
authority.
2. No development or preliminary groundwork can commence on those areas of the
development site containing archaeological deposits, until the satisfactory completion
of archaeological fieldwork, as detailed in the mitigation strategy, which has been
signed off by the local planning authority.
3. Following completion of the archaeological fieldwork, the applicant will submit to the
local planning authority a post-excavation assessment (within six months of
the completion date, unless otherwise agreed in advance with the planning authority),
which will result in the completion of post-excavation analysis, preparation of a full site
archive and report ready for deposition at the local museum, and submission of a
publication report.
Further Recommendations:
A professional team of archaeologists should undertake the archaeological work. The
archaeological work will comprise initial trial trenching evaluation followed by open area
excavation under a new archaeological programme where archaeological deposits are
identified that will be affected by the proposed development. A brief outlining the level of
archaeological investigation will be issued from this office on request. Tendring District Council
should inform the applicant of the recommendation and its financial implications.”
Following clarification from the ECC officer it has been confirmed that a condition can be
imposed on any planning permission to secure an archaeological watching brief.