The Major Application Manager presented the application and highlighted the following points:

 

·       The application relates to the demolition and clearing of all existing buildings on the site to allow redevelopment for a two-story distribution warehouse with a total floorspace of 61,983sq metres.

·       The site is situated of the western side of the Lakeside basin at Thurrock Retail Park

·       The application is recommended for approval.

 

Members asked the following questions to the Major Application Manager and Highways Principal Engineer:

 

·       Councillor Watson shared her concerns with the amount of HGV traffic that needs to use junction 31 of the M25 and asked how junction 31 could cope and what would be done to help the movement around the junction for the surrounding towns and villages.

o   Could potentially reduce traffic at junction 31 as traffic would be taken off in models.

·       Councillor Watson stated she would challenge those findings and was of the opinion that junction 31 could not handle additional traffic.

o   If approved, future models for other developments would need to consider the traffic generated by this application.

·       Councillor Watson asked what the purpose was of the triangle of land in north of the site.

o   Remain as car park.

·       Councillor Watson asked if gates would be installed at the entrance and exit of the site to stop car cruising and racing.

o   The road does not loop round the building. The road shown is on an upper level and is not connected to the ground level road.

o   There are existing barriers at the site.

·       Councillor Watson was also concerned with the amount of traffic needing to use the roundabout on Weston Avenue.

·       The Chair was interested in the design and noted it was the first building of its type. The Chair asked for the number of traffic movements in a day and if it was 24-hour operation.

o   Currently

§  1,211 vehicles in Saturday peak between 13:00pm – 14:00pm.

§  144 vehicles in the morning peak.

§  543 vehicles in afternoon peak.

o   Worst case scenario model.

§  86 vehicles in Saturday peak

§  385 vehicles in the morning peak.

§  197 vehicles in afternoon peak.

o   24-hour operation

·       The Chair asked if the units could be operated by separate companies.

o   Yes, 2 companies 1 per floor.

·       Councillor Watson asked what the impact of 24-hour operation would have on the residents in Lakeside.

o     A traffic route plan would be put in place to avoid residential areas.

·       Councillor Watson asked what would be done to monitor HGV traffic.

o   Most direct route would not go through residential areas to minimise driver milage.

 

The Chair paused the meeting for a break at 20:12pm

 

·       Councillor Polly shared her concerns regarding junction 31 of the M25 and would not like to the borough only to be a distribution employment zone. Councillor Polly asked if there was existing retail space in Lakeside to absorb the retail business currently on the site.

o   From a customer view there are other retail options available.

o   Moving business to nearby vacant units.

·       Councillor Polly asked if the likely operators were known and looked for a sense of scale for the building. Councillor Polley also had worries about the signage being a distraction for drivers.

o   Operators are not yet known.

o   Building would be 33.6 metres high and the clocktower is 33.5 metres high.

o   Signage is not part of the application but an idea of where the signage could go. Signage has to be applied for separately.

o   Highways would look at signage and advertisements to ensure they wouldn’t distract drivers.

 

The Chair suspended standing orders so the meeting could continue beyond 20:30pm

 

·       Councillor Arnold asked if the clocktower was a protected building.

·       The Chair asked if signage covered all four sides.

o   Plans show likely areas.

 

Speaker Statements were heard from:

 

Statement of Support: Jayme McArthur of British Land (Applicant & Landowner)

 

During the debate the following was highlighted:

 

·       The Chair opened the debate, the Lakeside area is changing, and we should monitor every one of those changes. Councillor Kelly was impressed by the design of the warehouse and the 50/50 split of traffic. He welcome the economic growth the development could bring.

·       Councillor Liddiard liked the development and was not worried about the 24-hour operation as the operator could stagger the hours to avoid peak times.

·       Councillor Polley noted Thurrock has been promoted as the logistics hub for the East of England for the past 20 years and welcomed the innovative ideas. Councillor Polley was also comforted that the landowner also owned the retail park next to the proposed site as there would be an incentive to be a good neighbour.

·       Councillor Polley also noted that the east facing slips needed to be looked at as well as amenities for drivers.

·       Councillor Arnold could see problems with the road network and commented that there must be a breaking point at some point for the network. Councillor Arnold could see the benefits to the borough but also the disadvantages for the road network.

·       Councillor Piccolo liked the application and the staggered [RC1] times of operation. 24-hour operation could help the road network. The impact is lessened by being near the highway network. Councillor Piccolo noted there were many vacant units in Lakeside and moving business could revitalise the area.

·       Councillor Watson shared her concerns with Councillor Arnold with the added concerns of the local residents and received no reassurance that the lorries would not use residential roads. Councillor Watson argued that it is not about the jobs or the building but the stress on the road network and residents in Lakeside.

 

The Chair, Councillor Kelly recommended approval.

Councillor Liddiard seconded it.

 

For: (6) Councillors Tom Kelly (Chair), Georgette Polley (Vice Chair), Paul Arnold, Steve Liddiard, Jacqui Maney and Terry Piccolo.

 

Against: (1) Councillor Lee Watson

 

Abstained: (1) Councillor Sue Shinnick

 

 

The recording of the meeting can be viewed from the following link:

Planning Committee - 30th November 2023 at 6:00pm - Thurrock Council committee meeting webcasts (public-i.tv)