Application submitted: 16th December 2010
Deadline for representations: 23rd January 2011

The proposal is to start commercial development of the beach by building a cafe to be situated in a raised position on West Beach in front of the tennis courts. It will be a single-storey building but standing on raised decking with a pitched roof. The current application states the "net additional gross internal floorspace" to be 55sq m compared to 36sq m "total floorspace" as described in the 2002 application.

If granted, this would set important planning precedents that could lead to full-scale commercialisation of the unique attraction in this Maritime Heritage town. The original application submitted by the same developer in 2002 also included 13 beach huts.These were later removed when CCC confirmed that seperate planning permission would have to be obtained.

Public reaction to the previous application is available to view on pages under Published Letters and Archives. Approval may be in breach of planning in up to six different respects, while adding virtually nothing to the town's economy and detract from local amenity for rate-payers and visitors.

This development is on land that is:
 
1. Protected Existing Open Space, that attracts national and international tourists
 
2. Protected within a Conservation Area, on whose beach there are no buildings anywhere
 
3. Ecologically protected inside a Site of Special Scientific Interest
 
4. Constructed as functioning sea defense which should not be breached by construction
 
5. On a Sea defense requiring ongoing maintenance
 
6. Protected under the new Marine and Coastal Access Act 2009
 
7. Obstructing the public view of designated footpath CWX1, Saxon Shore Way. The Public Rights of Way Office at Kent County Council objected to the previous smaller application because "the buildings proposed will significantly detract from the public’s enjoyment of walking that path".
 
8. On a beach which Whitstable's Councillors voted unanimously to protect
 
9. Not a brown-field site where development is encouraged, but virgin land
 
10. Without access for vehicles, where the nearest road has only residents parking
 
11. Outside the national sea defences with a history of storm damage
 
11. Not designated for development in the Canterbury District Local Plan
 
12. Claimed from the sea at the expense of rate-payers and tax-payers
 
13. With a history of controversial public enquiries over many previous issues
          

The current application seeks to be open throughout the year, whereas the original application had seasonal opening hours controlled by planning conditions that prohibited winter opening and restricted hours of use in spring, summer and autumn. These limitation were imposed to protect the interests of residents and wildlife.

The current application seeks opening times until 10pm. The original application was limited by condition to 6pm closing.

The previous application raised strong concerns from the Kent County Constabulary regarding risk of antisocial behaviour. The Planning Officer's report on the previous application summarised the concerns raised by Kent County Constabulary regarding antisocial behaviour issues with the development. "The premises will be vulnerable to late night damage, due to poor natural surveillance and lack of lighting. There is poor access for regular policing and the nearby shelter is already frequented by youths that it is believed are responsible for damage in the area".

The previous application subsequently recieved approval for an alcohol licence.

The previous application was originally submitted in conjunction with plans for beach huts which the developer had considered outside planning requirements.

The following Planning Policy Guidelines are designed to control or restrict such development
PPG 6: Town Centres & Retail Development
PPG 15: Historic Environment
PPG 7: The Countryside – Environment Quality
PPG 20: Coastal Planning
PPG 13: Transport
PPG 25: Flood Risk

You can read Whitstable Beach Campaign's formal objection to this planning application here.