Agenda and draft minutes

The Chairman welcomed everyone to the meeting and went through some general housekeeping arrangements for the meeting.

Apologies for absence were received from Councillors M G Bassenger, D Bown, M F L Durham, K Jennings R H Siddall, N J Swindle and S White.

To confirm the Minutes of the meeting of the District Planning Committee held on 25 February 2026 (copy enclosed).

RESOLVED that the Minutes of the meeting of the District Planning Committee held on 25 February 2026 be approved and confirmed.

To disclose the existence and nature of any Disclosable Pecuniary Interests, Other Registrable interests and Non-Registrable Interests relating to items of business on the agenda having regard to paragraph 9 and Appendix B of the Code of Conduct for Members.

(Members are reminded that they are also required to disclose any such interests as soon as they become aware should the need arise throughout the meeting).

There were none.

To consider the report of the Director of Place, Planning and Growth, (copy enclosed, Members’ Update to be circulated)*.

A Members’ Update and Officers’ verbal update were provided. The Members update corrected some typographical errors and added additional information in reference to paragraph 7.5.2 and 5.12.1. The Verbal update included clarification that an assessment of heritage harm against the public benefits for the application had been undertaken, amendments to conditions regarding bus stop improvements so the details of any changes to the bus stop had to be sent to the Council beforehand to assess the impact on any heritage assets, and a change to recommendation B of the Report from 6 months to secure a S106 agreement to 3 months with possible extensions of time.

The Officer presented the report. Following this an Objector Mr Gilbert, Tollesbury Parish Council Representative Councillor Roy Clare and the Applicant Mr Johnson addressed the Committee.

The Chairperson then opened up the floor to Members. Some concerns were raised by Members over the landscape and visual impact of the site which they believed would cause a detriment to the coastal landscape. The Officer responded that whilst there would initially be a more serious impact, there are mitigations in place that would reduce this over a number of years and on the balance the harm would not outweigh the benefits. The Officer then answered questions about the bus schedule and the time it would take for the affordable housing to be built on site. The Officer stated that funding for a bus service on Monday through Saturday for three years, and a Sunday bus service for a five-year period had been secured; following guidance from Essex County Council highways, to allow the service to become commercially viable. The Officer informed the Committee that the details for the affordable housing had not been compiled yet as it was dealt with at the reserved matters stage; additionally, there would likely be a provision within the s106 legal agreement where the applicant could only build 75% of market houses before the affordable housing was built.

A Member referred to the site being a field and then questioned how the measurements for the open spaces proposed as part of the application were worked out, and how they would be maintained. The Officer confirmed that the open space would be secured by planning conditions and obligations, including a measure of Biodiversity Net Gain within the parameters of the design of the site and that was what the comments in the report related to. Additionally, they confirmed that the people living on the site would contribute financially to the  ...  view the full minutes text for item 5.

RESOLVED that the meeting be adjourned at 9:27pm for a short break.                                                                                       

RESOLVED that the meeting of the District Planning Committee be resumed at 9:41pm in open session.                                                                               

Prior to further debate the Chairperson reminded Members of the proposal to refuse this application made by Councillor U G C Siddall-Norman. At this point, and in response to a question from the Chairperson Councillor Siddall-Norman advised that they withdraw their proposal.

Having supported the proposal by Councillor Siddall-Norman, Councillor E L Stephens advised she did not support its withdrawal. At this point further advice was provided by the Officer in respect of reasons for refusal and how weight would need to be attached to the harms or benefits in order to tilt the planning balance. Councillor Stephens then proposed that the application be refused, however this proposal was not seconded.

Then Councillor T Fittock proposed that the application be approved in line with Officers recommendation subject to the amendments to conditions as per the officer's verbal update, and an amendment to the recommendation to require refusal of the application if the s106 legal agreement was not signed within three months from the committee date. This was duly seconded and upon a vote being taken, agreed.

RESOLVED

(i)               that this application be APPROVED subject to the applicant entering into a legal agreement pursuant to Section 106 of the Town and Country Planning Act 1990 (as amended) to secure the planning obligations set out below and subject to the conditions below, amended as per the officer's verbal update regarding bus stop improvements.

(ii)           that should the Section 106 legal agreement not be completed within three months of the date of this District Planning Committee then the application be REFUSED under delegated powers, subject to the referral of the case to the Secretary of State for a period of at least 21 days, who may opt to call-in the decision as per the Town and Country Planning (Consultation) (England) Direction 2026.

SECTION 106 PLANNING OBLIGATIONS

Affordable Housing Scheme, including:

Provision of at least 40 per cent affordable housing

Tenure split of at least 80 per cent affordable rent, 20 per cent intermediate within this provision

Provision of at least 75 per cent social rent within the affordable rent portion.

A tenure layout plan, demonstrating acceptable clustering of affordable units and details of tenure type and unit size.

·                 Allotment management procedure

·                 Annual Travel Plan monitoring fee of £1,817 (index linked to April 2025) from first occupation until one year after final occupation

·                 Bus service improvements (from Tollesbury and Tiptree to Witham) financial contribution of £600,000

·                 Education contributions including:

Early years childcare financial contribution of £368,100, index linked to Q1

2025

Primary education financial contribution of £1,227,000, index linked to Q1 2025

Secondary school transport contribution of £237,880, index linked to Q2 2021

Libraries financial contribution of £15,560, index linked to April 2020

A £700 monitoring fee per obligation (£2,800 total)

·                 Employment and Skills Plan

·                 Essex Coat RAMS contribution of £175.55 per dwelling (up to £35,110 total) and implementation of mitigation measures including:

o   3ha SANG/1000 new population

o   A breakdown of the areas that are proposed to contribute to high quality semi-natural accessible  ...  view the full minutes text for item 8.

In accordance with Procedure Rule 1(6) the Chairperson advised that he was adjourning the meeting. The meeting would continue at a date to be confirmed, where all outstanding business would be considered. 

RESOLVED that the meeting be adjourned at 21:48pm to a future meeting of the District Planning Committee.