Thurrock Flexible Generation Plant

The views expressed in this page do not represent those of the Planning Inspectorate. This page consists of content submitted to the Planning Inspectorate by the public and other interested parties, giving their views of this proposal.

Thurrock Flexible Generation Plant

Received 14 August 2020
From ICENI PROJECTS on behalf of Cogent Land LLP

Representation

Cogent Land LLP (“Cogent”) have concerns regarding the Proposed Development as they have a legal interest in Land at East Tilbury which is expected to be directly affected by the proposals. A map showing the extent of Cogent’s land interests has been provided with previous representations made on 11 November 2019. Cogent wishes to register as an interested party and has set out below its position in respect of the project. Cogent do not object to the principle of the DCO scheme, however, they are concerned that there has been insufficient consideration of the alternatives, particularly, in relation to the corridors for the gas pipeline within zone D, and the impact it will have on the planned development in this area. Zone D comprises sections of land within which the gas pipeline and National Grid gas connection compound (AGI) will be constructed. Cogent have been promoting Land at East Tilbury, which falls within zone D, for development throughout the Local Plan process for a number of years and via a planning application (ref.16/01232/OUT). Since previous consultations, Cogent are pleased that the Proposed Development has been refined as part of the iterative design process resulting in a number of changes which would reduce the area of land to be affected. However, Cogent’s land interests fall within Zones D of the proposed order limits and there remains a concern that the Proposed Development would reduce the developable area of Cogent’s land interests. Due to the nature of the development proposals the Applicant requires flexibility in the DCO for the design of a number of elements of the Proposed Development, including the gas pipeline route and siting of the AGI connection to the National Transmission System (NTS). This flexibility gives raise to uncertainty on the development that Cogent is promoting. It is not clear if the red line boundary reflects permanent land take or if the Applicant is seeking the acquisition of the rights to the land for maintenance and access. Furthermore, guidance from the National Grid states that easement strips for high pressure gas pipelines typically range from 6 to 25 metres in width dependent on the diameter and pressure of the pipeline which do not appear to be shown on any of the plans issued to date. The width of such an easement could have a significant impact on the developable area of the remainder of Cogent’s land interests. Clarity is required on these points and the impact on Cogent's proposed development. The current route of the gas pipeline bisects Cogent’s land interest, resulting in an area of land to the south of Station Road becoming segmented from the wider development site. As mentioned above the land in question comprises part of a wider masterplan which is being promoted to deliver a minimum of 3,000 homes and associated infrastructure and therefore this reduction in the developable area could have a significant impact on housing delivery. There is potential for the Proposed Development to create access issues to this land parcel during both the construction and operational phases of any future development, which could significantly inhibit the viability of development at this location. Cogent do not object to the principle of the DCO scheme, however, we believe that the further work needs to be undertaken to fully assess the impacts of this development on the surrounding area, including Cogent’s land interests, and to ensure that most appropriate alternatives are selected that will not impede the delivery of much needed homes and infrastructure in this location.