Planning in Basildon

Healthcare Developments

Planning permission for new primary and community health facilities, including residential care accommodation will be granted in appropriate locations, subject to other policies in the Plan, and where proposals meet the following criteria:- i. There is adequate car parking for staff, residents and visitors, in accordance with the Council's Car Parking Standards set out in Appendix Three; ii. They do not give rise to significant environmental and amenity problems, especially in residential areas with regard to noise, and they meet the criteria set out in the Council's Development Control Guidelines, where appropriate; iii. Their location on the highway network does not give rise to significant problems relating to traffic flow and highway safety.

Extensions to Existing Hospital Facilities

Proposals for extensions to existing hospital facilities will be allowed in urban areas, where they meet the following criteria:- i. Adequate car parking should be provided for the proposed additional development in accordance with the Council's Car Parking Standards as set out in Appendix Three. The proposed development should not result in the loss or significant reduction of existing car parking provision; ii. The design, form, scale and materials of the development will be expected to be appropriate and sympathetic to existing buildings; iii. Their location on the highway network does not give rise to significant problems relating to traffic flow and highway safety; and iv. The development should not cause unreasonable harm to the visual or residential amenities of the surrounding area.

Sports Facilities

6.8 hectares (16.8 acres) of land between Pound Lane and Church Road, Laindon, is allocated for leisure/recreation purposes. This development may include buildings but should retain an emphasis on open land uses.

Golf Courses

Proposals for golf driving ranges will be closely scrutinised to ensure that they have a minimal effect on the visual and residential amenities of the area and that they do not give rise to significant problems in respect of highways, including the public rights of way network.

Development Control

Planning permission for new residential development, and for the alteration and extension of existing dwellings, will be refused if it causes material harm in any of the following ways:- i. Harm to the character of the surrounding area, including the street scene; ii. Overlooking; iii. Noise or disturbance to the occupants of neighbouring dwellings; iv. Overshadowing or over-dominance; and v. Traffic danger or congestion.

Areas of Special Development Control Policy

Within the settlement of Ramsden Bellhouse, as defined on the Proposals Map, new residential development will be expected to conform to the following criteria, in addition to the Council's Development Control Guidelines:- i. Minimum plot frontages:- 18.5 metres Church Road 24.6 metres Glebe Road 18.5 metres Homestead Road 24.6 metres Orchard Avenue 24.6 metres Ramsden Park Road ii. Bungalows and chalets will only normally be permitted, and all new dwellings/structures, other than those set wholly in the back gardens, should be set a minimum of 2.5 metres from the flank boundaries of the site; and iii. The front walls of new dwellings shall normally be located between 6 and 10 metres from the highway boundary, with development only taking place along existing built up frontages.

Sugden Avenue, Wickford

In Sugden Avenue, Wickford, south of the river crouch, as shown on the Proposals Map, new residential development will be expected to conform to the following criteria, in addition to the Council's Development Control Guidelines:- i. Residential development should only take place on plots having a minimum frontage of 16 metres; ii. The gross floorspace of any new dwelling should be no larger than 125 square metres; iii. All new dwellings should be set a minimum of 2.5 metres from the flank boundaries; iv. Only chalets and bungalows will normally be permitted; and v. The front walls of new dwellings shall normally be located between 6 and 10 metres from the highway boundary.

Bowers Gifford

In the settlement of Bowers Gifford, as shown on the Proposals Map, only bungalows and chalets will be permitted residential development and will be subject to the following criteria, in addition to the Council's Development Control Guidelines:- i. The maximum ridge height of new chalets shall be 7.0 metres and new bungalows 6.0 metres ii. In order to restrict the bulk of new chalets and bungalows and their effect on adjoining development roofs should be of a simple pitched design. Mansard roofs will not normally be allowed; and iii. All replacement buildings shall be a minimum of 1 metre from the boundaries and be subject to the 45° code as set out in the Development Control Guidelines.

Shop Fronts

In determining planning applications for new shop fronts, the Council will have regard to their scale, design and likely impact on the existing and adjoining premises. New shop fronts within Conservation Areas or relating to a Listed Building will, in addition, be assessed with regard to the other policies set out in this plan, and the Development Control Guidelines.

Advertisements

In determining applications for advertisement consent, the Council will have regard to its Development Control Guidelines, the scale and design of the proposal and the likely impact on the local environment, in terms of amenity and public safety.

Advertisement consent

Advertisement consent will be refused for poster advertising in the Green Belt. Other forms of advertisement in the Green Belt which require consent will be controlled so that they do not harm the amenities of the Green Belt. In particular, the cumulative effects of advance signs along the highway will be assessed to avoid a proliferation of advertisements harmful to the amenities of the Green Belt.

Crime Prevention

The Council will expect the design and layout of new development to include consideration of crime prevention. The Local Planning Authority will consult the Police in respect of relevant applications and make the best possible efforts to improve street lighting.

Comprehensive Development Areas - Land West of Gardiners Lane South

An area of Land West of Gardiners Lane South is allocated for employment and open space uses in a comprehensive scheme subject to the following criteria:- i. the provision of at least 16.2 hectares (40 acres) of land for employment purposes; ii. the retention of at least 20.2 hectares (50 acres) of open space and residential land; iii. the protection of the residential amenity of those residential dwellings that remain. Uses adjacent to residential dwellings will be restricted to B1 uses only; iv. the retention of the woodland and former orchard north of Gardiners Close and adjacent to Gardiners Lane South, and other important trees and hedgerows within the area; v. no development of the site should take place until the Council has prepared a design brief to act as a guide for the development of the area; vi. the proposal must be subject to a Traffic Impact Assessment. Any improvement to the local highway network required to enable the development to take place, will be expected to be provided by the developer.

General Employment Policy

Proposals for industrial, business and office development (Use Classes B1 to B8) will be considered with regard to the following criteria:- i. the surrounding roads must be adequate to accommodate the increase in vehicle traffic generated. A Traffic Impact Assessment may be required; ii. Developments should relate to the primary road network without using residential estate roads; iii. Adequate car parking should be provided in accordance with the Council's Car Parking Standards in Appendix Three; iv. Adequate servicing and turning areas should be provided on the site in accordance with the Council's Highway Standards; v. Provision for the landscaping and screening of buildings and storage areas with a landscaping strip abutting all highways will normally have a minimum width of 5 metres to be retained at all times; vi. The design, form, scale, and materials of the development will be expected to be appropriate and sympathetic to neighbouring developments, particularly adjacent to residential areas; and vii. Adequate controls should be installed to limit the emission of noise, pollutants, discharge and smells which could be associated with the proposed use.

Proposed Employment Sites - Terminus Drive, Pitsea

3.5 hectares (8.6 acres) of land is allocated for employment purposes in Terminus Drive, Pitsea, subject to the following criteria:- i. The proposal must be subject to a Traffic Impact Assessment. Any improvement to the local highway network required to enable the development to take place, will be expected to be provided by the developer; and ii. The site shall provide for B1 and B2 uses.

Proposed Employment Sites - Land North of Courtauld Road

1.5 Hectares (3.7 acres) of Land North of Courtauld Road is allocated for employment purposes.

Existing Employment Areas

Subject to the criteria set out in Policy BAS E10, planning permission for new business and general industrial buildings, extensions to existing buildings and changes of use of existing buildings to business and general industry (Use Classes B1 and B2), will normally only be permitted within those areas proposed or shown as existing industrial estates as identified on the Proposals Map. Subject to the criteria set out in Policy BAS E10, elsewhere within the urban area proposals for new business (Use Class B1) buildings, extensions to existing buildings or the change of use of buildings to business, will only be permitted where there is no adverse impact on residential amenities. All planning applications storage and distribution (Use Class B8) will be considered with regard to Policy BAS E8.

Ford Research and Development Centre

Land at the Ford Research and Development Centre, Dunton, as shown on the Proposals Map, shall only be developed for automotive research, design and development, and associated engineering industry and services, including suppliers to the Ford Research and Development Centre. Development not required for such purposes will not be permitted. Any new development will be subject to the following criteria:- i. retention of a landscaped corridor along the northern boundary of the site, adjoining the A127; ii. retention of a landscaped corridor along the southern boundary of the site, adjoining the residential areas; iii. the avoidance of harmful visual impacts on the Green Belt; iv. the achievement of a high standard of design; and v. access to the A127 shall only be by way of the Dunton Wayletts interchange.

Untidy Industry

The development or expansion of untidy industry sites will be permitted in the Harvey Road and Archers Field area of the Burnt Mills Industrial estate, as identified on the Proposals Map. Untidy industry proposals in other locations within the existing industrial areas will be assessed on the basis of their likely effects on nearby uses. Outside of industrial areas untidy industry will not be allowed.

Alternative Uses of Industrial Premises

The development of land or buildings, allocated or in use for business, general industry, and storage or distribution purposes (Use Classes B1-B8) for a use falling within any other use class, with the exception of retail (Use Class A), may be permitted provided the following criteria are met:- i. there is adequate land and premises available elsewhere in the district to meet the district's business, industrial and storage or distribution needs; ii. the new use shall not lead to a significant net loss of employment; iii. there is adequate car parking; and iv. there is no adverse impact upon the amenities of the area; Planning applications for retail development on land or buildings allocated for business, industrial and storage or distribution purposes will be considered with regard to Policies BAS SH1 and BAS SH6.

Protected Areas

The Council will not permit development which may have an adverse material effect on a Site of Special Scientific Interest (SSSI). When considering planning applications affecting Sites of Importance for Nature Conservation (SINC) or other important wildlife habitats, the Council will have full regard to the nature conservation value of the site. The criteria which the Council will take into account in dealing with planning applications affecting SSSIs, SINCs and other important habitats will be:- i. effects on significant nature conservation or scientific features of the site; ii. the importance of the site and of any nature conservation or scientific features affected; and iii. any benefits of the proposed development.

Water Wildlife

The Council will not normally permit development which may adversely and materially affect any river, pond, lake or other important water feature or wildlife habitat of acknowledged importance.

Hazardous Substances

The Council will not permit hazardous development which would cause material harm to the health and safety of the District's population. The Council will have particular regard to the following factors:- i. the nature and scale of the hazardous development proposed; ii. the distance, and the existence of any existing or potential effective screening, between the hazardous development proposed and any existing or permitted residential, employment or other development where people could be expected to congregate; iii. the nature of development in the vicinity of the proposed hazardous development; and iv. movement of hazardous substances in association with the proposed hazardous development.

Country Parks

The Council will not normally permit development which may adversely and materially affect the conservation or landscape value of a Country Park.

Trees and Woodlands

Existing woodlands should be retained, especially where they are Ancient Woodlands. Appendix One identifies the Ancient Woodlands located within the District. These are identified on the Proposals Map.

The Marshes Area

The Council will not permit development, including recreational proposals, which would cause harm to the landscape, the open and rural character or the wildlife of the marshes Coastal Protection Area.

The Definition of the Green Belt

The boundaries of the Green Belt are drawn with reference to the foreseen long term expansion of the built up areas acceptable in the context of the stated purposes of the Green Belt and to the provisions specified in this Plan. The boundaries are shown on the Proposals Maps.

Replacement Dwellings in the Green Belt

Dwellings will be allowed to enlarge on replacement to 90 square metres or a maximum of 35 square metres over and above the floor area of the original dwelling (or the area as at 1 July 1948), which ever is the greater. Dwellings which have already been extended, by virtue of planning permission granted by the General Permitted Development Order (permitted development), by the Secretary of State or by the Local Planning Authority, may be replaced by a dwelling of the same size. The appropriateness of any proposal for a replacement dwelling will also be assessed in terms of its scale, form, design, height and materials, nearby buildings and the character of the area. All replacement dwellings will be subject to the following criteria:- i. in the Plotland areas replacement of dwellings by bungalows, subject to a maximum height of 5.5 metres, or chalets, subject to a maximum height of 7.5 metres; ii. new dwellings should be located centrally within the plot and between 6 metres and 10 metres from the highway boundary; iii. no part of the dwelling, including attached or detached garages and out buildings, should be less than 2.5 metres from any boundary; iv. detached garages should be set back in the plot to minimise massing on the frontage and to avoid the creation of an urban form of development; v. relevant permitted development rights, as set out in schedule two of the general permitted development order 1995 may be removed by condition on the planning permission, where it is considered that implementation of these permitted development rights could cause material harm to the green belt. vi. all dimensions are taken to include external walls, except for accommodation in the roof where internal dimensions will be used; vii. attached garages, conservatories, porches and living accommodation in the roof will be included in the calculation of existing and proposed floorspace; and viii. the criteria set out in policies BAS GB5 and BAS BE12. Enlargement of a dwelling on replacement under this policy is a once and for all increase in floor area. Successive replacements will not attract successive enlargements. Living accommodation in the roofspace is defined as rooms which have been purposely converted to and are used as living accommodation, have access by stairs and have, or are capable of having, approval under the Building Regulations.

Extensions to Dwellings in the Green Belt

In the Green Belt dwellings will be allowed to extend to 90 square metres or by 35 square metres over and above the original floor area of the dwelling (or the area as at 1 July 1948), whichever is the greater, subject to the following:- i. the extension should not be within 2.5 metres from any boundary; ii. all dimensions are taken to include external walls, except in the case of accommodation in the roofspace, where internal dimensions will apply; iii. attached garages, conservatories, porches and living accommodation in the roof will be included in the calculation of existing and proposed floorspace; iv. relevant permitted development rights, as set out in schedule two of the general permitted development order 1995 may be removed by condition on the planning permission, where it is considered that the implementation of permitted development rights could cause material harm to the Green Belt; and v. the criteria set out in Policy BAS GB5 and BAS BE12. For the purposes of this policy, extensions include porches, garages, conservatories and rooms in the roof. Living accommodation in the roofspace is defined as rooms which have been purposely converted to and are used as living accommodation, have access by stairs and have, or are capable of having, approval under the Building Regulations.

Definition of a Dwelling

Policies BAS GB3 and BAS GB4 will only apply to dwellings which meet the following criteria:- i. The dwelling has the benefit of planning permission or existed prior to 1 July 1948. Unauthorised dwellings made lawful by virtue of the granting of a Lawful Development Certificate do not fulfil this criterion; ii. The dwelling is or was recently occupied as a dwelling and rated as such; iii. Is a permanent substantial structure with recognised constructional features including foundations, walls, slated or tiled roof and plastered internally. sheds, vans, garages, caravans, mobile homes, games rooms, holiday/weekend shacks or similar will not qualify under these criteria; iv. The dwelling provides adequate shelter from wind, weather and damp penetration; v. The dwelling contains at least one living area with separate bedroom accommodation plus separate and conveniently located W.C.; vi. The dwelling contains basic facilities for heating and lighting; vii. Has drainage and mains water laid on or otherwise conveniently located; and viii. The property has a vehicular access.

Open Space

Within the urban areas, planning permission will not be granted for development of open space which would cause significant harm to the recreational or amenity value of the open space, or to the contribution which the open space makes to the character of the area within which it is located.

Noisy and Disturbing Sports

The Council will not normally permit the development of new facilities for noisy and disturbing sports such as motor sports, motorised water sports or shooting, where they have an unacceptable impact on the surrounding area. Proposals will be judged on their merits and the Council will have regard to their impact on residential amenity, the quiet enjoyment of the countryside, the nature conservation value of the area, the degree to which proposals would increase traffic on local roads and the effects of any traffic increase.

Proposed Open Space

2.02 hectares (5 acres) of additional public open space will be provided in Billericay by the extension southwards of the Hannikins Farm public open space.

Agricultural Workers Dwellings

Planning permission will not normally be granted for new dwellings in the Green Belt. However, dwellings for agricultural workers may be permitted provided the Council is satisfied that it is essential for the proper functioning of the enterprise for one or more workers to be readily available day and night. In addition a financial test may be applied to assess whether the proposed unit is viable or, in the case of proposed operations, is likely to be viable. In addition the local planning authority will need to be satisfied that:- i. the holding, either in its current extent or as part of a different holding, does not have a dwelling related to it, which could provide suitable accommodation. the occupancy of the new dwelling will be restricted by a condition. ii. there are no settlements nearby which could provide suitable accommodation. iii. the development shall have regard to the council's development control guidelines. iv. any dwellings granted planning permission on the basis of agricultural need, together with any existing dwelling on a farm holding, will be subject to the standard occupancy condition. Applications for the re-use of agricultural buildings erected under permitted development rights within 4 years of their substantial completion will only be granted in very special circumstances. In circumstances where the proliferation of farm buildings constructed under permitted development rights is having a seriously detrimental effect on the openness of the Green Belt within a particular area, the Council will attach a condition withdrawing permitted development rights for new agricultural buildings within that area.

Re-Use of Dwellings in the Green Belt

Except as outlined in Policy BAS GB8(i), the re-use or adaptation of suitable buildings will be allowed in the Green Belt provided that:- i. the building is in keeping with its surroundings by reason of its form, bulk and general design, and the conversion works proposed would not be detrimental to the character of the building itself; ii. the creation of any residential curtilage does not harm the openness or visual amenities of the green belt; iii. the buildings are of permanent and substantial construction, and are capable of conversion without major or complete reconstruction, other than limited extension; iv. the proposed use would not be significantly more harmful to residential and visual amenities than the previous use and conflict with the openness of the green belt; v. the proposed use would not result in inappropriate outside storage of any materials, machinery and/or vehicles; and vi. the surrounding roads should be adequate to accommodate the increase in vehicle traffic generated, having regard to the physical and environmental capacity of the roads and their function in the county road hierarchy.

Housing Sites for Development During the Plan Period

The following sites within the urban areas are allocated for residential purposes:- i. Land West of Cranes Lane and East of St Anselms School, Basildon (1.4 hectares/3.5 acres). ii. Land South of Hillside Close, Billericay (0.8 hectares/2 acres). iii. Land forming the North Western section of Norsey Meadow, Billericay (1.1 hectares/2.7 acres). iv. Land South of Rosebay Avenue, Billericay (2.6hectares/6.4 acres). v. Land North of Fairlop Gardens, Basildon (0.5 hectares/1.25 acres). vi. Land East of Pound Lane, Laindon (1.05 hectares/ 2.6 acres).

Areas of Special Reserve - Long Term Development Sites Post 2001

The following land, between the urban area and the Green Belt boundary, is safeguarded for meeting longer term housing development needs beyond the present Local Plan period. Planning permission for permanent development of the land will not be granted until there has been a review of this Local Plan which proposes the development of one, or both, sites below. Until the land is required for development, there will be a presumption against development other than that normally allowed in the Green Belt: i. 12.14 hectares (30 acres) of Land North and South of Barn Hall, Wickford. ii. 24 hectares (60 acres) of Land North of Dry Street, Basildon. Development of the Land at Barn Hall will depend on the provision of 22 hectares (54 acres) of public open space to the west of the site and within the District, together with landscaping and appropriate recreational facilities, to replace existing facilities on the safeguarded housing land and to provide for the needs of the new population. In addition, various off-site highway works will be required. Development of the Dry Street site will depend upon the provision of open space and community facilities including a primary school, community centre, local shops and a health centre, together with off-site highway works.

Affordable Housing

In developments of 25 dwellings or more, or residential sites of 1 hectare or more, the Council will expect an appropriate provision of affordable housing on suitable sites. In this context affordable housing means both low-cost market and subsidised housing, and the type of housing sought will depend on local housing need and the site suitability. In assessing the suitability of a site for affordable housing the Council will have regard to the site's location relative to public transport, town centres and other areas of employment, proximity to public open space, schools and other community facilities, particular costs associated with the development and the realisation of other material planning objectives. The scale and form of provision will be subject to negotiation and may consist of between 15 - 30% of the total number of units. On certain suitable sites it may be considered more appropriate for the developer to make a financial or other contribution towards affordable housing elsewhere in the District when the factors of provision of affordable housing on the suitable site undermine the viability of the development of the whole site, or the need for a type of affordable housing is different to that which would be provided on that site. Agreements on arrangements to ensure their future use as affordable housing to meet the needs of the District will be required.

Residential Development in Town Centres

Planning permission for new residential development within the town centres will normally only be allowed where it forms part of a mixed use scheme. Residential development or change of use to residential will not normally be allowed at ground floor level within established shop frontages. Residential development should provide private car parking in accordance with the Council's Car Parking Standards in Appendix Three.

Telecommunications

Planning applications for telecommunications facilities will be permitted, in accordance with the Government's general policy to facilitate the growth of new and existing telecommunications systems, provided that the environmental objectives of PPG8 and other national policy, and of this Local Plan, are not significantly damaged. The siting and external appearance of any telecommunications apparatus should not have a significantly detrimental visual impact on the District's landscape or townscape as a result of excessive prominence. Technical and operational requirements will be taken into account, where necessary, when proposals are being assessed against the above tests. Where there is a conflict with environmental or other objectives, the council will need to be satisfied that:- i. there is no reasonable possibility of sharing existing facilities or of erecting antennae on an existing building or other structure; and ii. there is no satisfactory alternative site available.

Development in the Vicinity of Hazardous Installations

The Council will not permit development, in the vicinity of hazardous installations, which would cause material harm to the health and safety of people who might live, work or congregate for other purposes at the proposed development. The Council will have particular regard to the following factors:- i. the nature of the existing hazardous installation; ii. the nature and scale of new development proposed; and iii. the distance of the proposed development from the hazardous installation, the presence of, and effectiveness of, existing screening, and the potential for new or additional screening.

New Retail Development

New retail development will be concentrated within the urban areas of Basildon, Billericay and Wickford, and within those areas in the town centres as defined on the Proposals Maps. In assessing proposed retail developments, the Council will apply a sequential test:- i. firstly, consideration should be given to potential sites within the existing five town centres; ii. secondly, if it is demonstrated that all potential town centre sites have been thoroughly assessed but do not prove suitable for that development, potential edge of town centre sites should be considered; iii. only after it has been demonstrated that there are no suitable town centre and edge of town centre sites, out of town sites within the urban areas will be considered, subject to the following criteria:- a. That the cumulative effect of this and other recently completed or approved out of town retailing developments will not affect the vitality and viability of the existing town centres; b. The location should be accessible by a choice of means of transport including public transport, cyclists and pedestrians, not just by car. Where appropriate the Council will seek from the developer improvements to public transport accessibility; c. It should not give rise to problems of access, road safety and traffic congestion; d. It should not harm the visual character of the area or cause unreasonable loss of amenity to adjoining land uses; e. It should not materially prejudice the provision of other land uses, particularly the supply of land for industrial, housing and community uses, including open space; f. Adequate controls should be installed to limit the emission of noise, pollutants, discharge and smells which could be associated with the proposed use; and g. The criteria set out in Policy BAS SH10(v) and other policies applicable in this plan. Large out of centre developments should preferably be combined with existing out of centre developments. Large retail developments should include recycling facilities.

Town Centre Retail Development Sites

Within the town centres, the following are identified as opportunity sites for retail development including class A2 and A3 uses subject to policies BAS SH4 and BAS SH5:- i. Car Park Two, Great Oaks, Basildon, subject to the provision of replacement car parking; ii. Fodderwick, Basildon; iii. Station Avenue, Wickford; and iv. Rear of Tudor Mansions, Pitsea. Elsewhere within the town centres, as identified on the Proposals Map, proposals for the redevelopment of other sites and buildings for retail use will be treated on their merits and with regard to the appropriate policies in the plan.

Town Centre Shopping Frontages

Changes of Use from Use Class A1 (shops) to Use Class A2 (Financial and Professional Services) or Class A3 (Food and Drink) at ground floor level within the Primary Shopping Frontages will be allowed provided that material harm to the retail function of the Primary Shopping Frontage or the vitality and viability of the town centre as a whole does not result. In assessing whether harm would result the Council will have regard to the following factors:- i. the generation of visitors; ii. pedestrian flows; iii. the retail appearance and character of the frontage; iv. whether a clear predominance of shops would remain in the Primary Shopping Frontage concerned; and v. if necessary, the cumulative impact of a proposed Change of Use, with other proposed or permitted changes of use, will be taken into account. Changes of Use to Class A3 uses must avoid creating a significant detrimental impact upon adjacent occupiers by reason of noise, fumes and smell. A condition may be imposed requiring a window display, in order to prevent a dead frontage. For the purposes of this policy, the Primary Shopping Frontages are defined as follows, and shown on the Town Centre Inset Maps:- Basildon - The Eastgate Centre; South Gunnells; Town Square north and south sides; Billericay - 50 to 96 High Street (even numbers) and 53 to 127 High Street (odd numbers); and Wickford - High Street; the Ladygate Centre and the Willowdale Centre.

Town Centre Shopping Frontages (Secondary)

In the town centres but outside of the Primary Shopping Frontages changes of use at ground floor level from Class A1 (Shops) to Class A2 (Financial and Professional Services) and Class A3 (Food and Drink) plus other appropriate uses, will be allowed provided that:- i. the proposed use provides a service to visiting members of the public and contributes to the overall character, variety and activity of the town centre; and ii. the proposed use would not be significantly detrimental to the amenities of adjacent occupiers by reason of noise, smell and fumes. A condition may be imposed requiring a window display in order to avoid a dead frontage.

Retailing on Industrial Estates

Planning permission for the change of use, or partial change of use of an existing building used for Class B1, B2 or B8 to a retail use or for a retail use ancillary to the main use of the premises, will be allowed subject to the following criteria:- i. the proposed use does not cause material harm to the vitality and viability of any town centre; ii. there is not a significant net loss of employment; and iii. customer car parking provision is provided separate from existing car parking. Where a large scale retail use results from the change of use, then planning applications will be considered also with regard to policies BAS SH1 and SH2(vi) of this plan.

Local Shopping Centres

Within the built up area, planning permission will normally be granted for new local shopping centres, expansion to existing local shopping centres and individual shops providing there is no serious loss of residential amenity. Planning permission will only be given subject to the proposal satisfactorily fulfilling the criteria set out in Policy BAS SH10(vii).

Non-Class A1 Uses in Local Shopping Centres

Non-Class A1 (Shops) uses will be permitted in local shopping centres, as defined on the Proposals Map and in Appendix Two, subject to the following criteria :- i. The new use would not materially detract from the ability of the local shopping centre to meet the everyday needs of local residents; and ii. Class A3 (food and drink) uses will not be permitted if they would materially harm the amenities of nearby residents.

Temporary Retail Uses

If planning permission is required for temporary uses, including the holding of car boot sales and Sunday markets, this will be granted subject to the following criteria being satisfied:- i. the surrounding roads should be adequate to accommodate the increase in vehicle traffic generated, having regard to the physical and environmental capacity of the roads and their function in the county road hierarchy; ii. the proposal should not conflict with the policies safeguarding the status and role of the Green Belt or any site of acknowledged wildlife importance; iii. the proposal should not detrimentally affect the visual and residential amenities of nearby residential areas; iv. the proposal or use of the site should not involve the erection of any permanent buildings; and v. the site should not be permanently laid out for such a use.

District Wide Town Centre Policy

Within the town centres, as identified on the Proposals Map, development appropriate to a town centre, including retailing, offices, recreational or community facilities and residential (where it forms an ancillary part of a mixed use scheme) will be encouraged. All proposals will be assessed by reference to other relevant policies in the plan, especially Policies BAS SH3, BAS SH4 and BAS SH5, and the following criteria:- i. The proposal should not result in a significant net loss of retailing floorspace; ii. Car parking should be provided in accordance with the Council's Car Parking Standards in Appendix Three; iii. The surrounding roads should be adequate to accommodate the increase in vehicle traffic generation. A Traffic Impact Assessment may be required; iv. Servicing and turning areas should be provided on the site so that the development is able to function properly, and traffic danger and congestion are avoided; v. The design, form, scale and materials used in any development are sympathetic and appropriate to the area; vi. In the case of Billericay Town Centre, regard will be given to the Conservation Area status of the town centre and the concentration of Listed Buildings; vii. The development should not result in the loss of any public open space or amenity area.

Wickford Town Centre

Within Wickford Town Centre, as shown on the Town Centre Inset Map, the following sites are identified as sites suitable for comprehensive redevelopment for uses appropriate to a town centre, subject to the criteria set out in Policy BAS TC1:- i. Station Avenue; and ii. Eastern end of Lower Southend Road. Any development on these sites will require the provision of replacement public car parking, and highway works/traffic management measures, where appropriate.

Pitsea Town Centre

Within Pitsea Town Centre the land to the rear of Tudor Mansions, as shown on the Town Centre Inset Map, is identified as a site suitable for comprehensive redevelopment for uses appropriate to a town centre subject to the criteria set out in Policy BAS TC1.

Markets

The Council will resist the redevelopment of the market sites in Basildon, Pitsea and Wickford, unless such redevelopment provides for a replacement market on a suitable site. Any replacement market must be in the near vicinity and of appropriate size and with suitable facilities.

Public Transport

The Council will encourage the improvement of facilities at public transport interchanges, with particular reference to adequate and convenient commuter car parking, secure cycle parking, taxi ranks and bus lay-bys, and manoeuvring areas.