Agenda and minutes

Apologies for absence were received from Councillors Gulvin, Howcroft-Scott, Lammas and Nestorov.

To approve the record of the meeting held on 10 April 2024.

The record of the meeting held on 10 April 2024 was agreed and signed by the Chairperson as correct.

The Chairperson will announce any late items which do not appear on the main agenda but which he/she has agreed should be considered by reason of special circumstances to be specified in the report. 

There were none.

Members are invited to disclose any Disclosable Pecuniary Interests or Other Significant Interests in accordance with the Member Code of Conduct. Guidance on this is set out in agenda item 4.

Disclosable pecuniary interests

There were none.

Other significant interests (OSIs)

There were none.

Other interests

Councillor Etheridge stated that he often attended meetings for Frindsbury and Cliffe Woods Parish Councils and explained that if any planning applications were ever discussed there, which were due to be considered by the Medway Council Planning Committee meeting, he would not take part in the discussion at the Parish Council meetings.

Councillor Pearce referred to planning application MC/23/2527 Lingley House, Elm Avenue, Chattenden, Rochester, Medway ME3 8LZ and informed the Committee that as he and his fellow Ward Members had submitted a representation and he wished to address the Committee as a Ward Council, he would take no part in the discussion or determination of this agenda item.

Councillor Joy referred to planning application MC/23/2855 5 Ranscombe Farm Cottages, Sundridge Hill, Cuxton, Rochester, Medway, ME2 1LA and stated that he lived in close proximity to this site, however, had no dealings with anyone at the location and the planning application would not affect him.

The Chief Planning Officer referred to MC/23/2527 Lingley House, Elm Avenue, Chattenden, Rochester, Medway ME3 8LZ and stated that he lived in close proximity to the site, however, he had no involvement in the processing of this planning application.

Gillingham North Ward

Outline application with some matters reserved (appearance, landscaping, layout and scale) for demolition and redevelopment of site to provide new waterside business and enterprise campus including access.

Decision:      

This planning application was deferred.

Hoo St Werburgh and High Halstow Ward

Construction of a two storey detached 3 bedroom dwelling, including external works and new vehicular access - resubmission of MC/23/0631.

Councillor Pearce withdrew from the meeting to speak as Ward Councillor.

Discussion:

The Senior Planner outlined the application in detail for the construction of a two-storey detached three-bedroom dwelling, including external works and new vehicular access - resubmission of MC/23/0631.

With the agreement of the Committee, Councillor Pearce addressed the Committee as Ward Councillor and outlined the following points in support of the application:

• Thank you for deferring this planning application from the previous Planning Committee meeting so Natural England could be consulted, as seen in the report, no objections were received from them.   
• Pleased to see the Hoo and Chattenden Neighbourhood Plan was now included in the report.  
• Concerns were originally had regarding ecology, however, following representations from Natural England, KCC Ecology and the set of conditions imposed, this planning application was now deemed acceptable.

The Committee discussed the application, in detail, and a Member drew attention to the fact that a previous planning application for the site was refused in terms of the design, the shape of the building, the harm to visual amenities of the countryside and the landscaping.  In his view nothing had really changed with this planning application.  The Committee as a whole did not share that opinion and were happy with the Officer’s assessment of this revised application.  

Decision:      

Approved with conditions 1 to 14 as set out in the report for the reasons stated in the report.

Councillor Pearce returned to the meeting as a Committee Member.

Lordswood and Walderslade Ward

Reserved matters application for Phase 1 (for the construction of 91 residential units including affordable housing together with associated access, parking, landscaping, open space, equipped play, infrastructure and earthworks) pursuant to Outline application MC/19/0765 (APP/A2280/W/21/3280915) - Outline application (with all matters reserved except access) for the erection of up to 800 dwellings with a primary school, supporting retail space of up to 150sqm and a community or nursery facility with an associated road link between North Dane Way and Pear Tree Lane and other road infrastructure, open space and landscaping.

Discussion:

The Principal Planner outlined in detail the reserved matters application for Phase 1 (for the construction of 91 residential units including affordable housing together with associated access, parking, landscaping, open space, equipped play, infrastructure and earthworks) pursuant to Outline application MC/19/0765 (APP/A2280/W/21/3280915) - Outline application (with all matters reserved except access) for the erection of up to 800 dwellings with a primary school, supporting retail space of up to 150sqm and a community or nursery facility with an associated road link between North Dane Way and Pear Tree Lane and other road infrastructure, open space and landscaping.

The Principal Planner brought Members’ attention to the supplementary agenda advice sheet which amended the applicant from FD Attwood and Partners to Taylor Wimpey.  It also set out further representations and added two new conditions, conditions 5 and 6.

The Principal Planner confirmed that the contract to provide the 25% affordable homes would not be awarded until planning had been approved.

The Committee had a number of concerns and asked questions, which included:

·          North Dane Way  - concern was expressed that North Dane Way was a very fast road and was close to the site.  The Principal Planner confirmed that a roundabout, off North Dane Way, would be located to access this particular part of the site.  It was expected that this would calm traffic, additionally landscaping could be positioned on the roundabout to reduce speed further. 

Members were concerned with people crossing North Dane Way and the Principal Planner confirmed that there would be 2 pedestrian crossings linking the existing North Dane Way footpath and the footpath within the site.  Due to the nature of the road and the location of the crossings, pedestrians would have a long view of North Dane Way to view oncoming traffic, when crossing. 

The Chief Planning Officer understood how important the connectivity between the local area and the site would be, including access to local primary schools, Morrisons supermarket and other local facilities. 

Members questioned whether the pedestrian crossing could be signalised.  The Chief Planning Officer confirmed this was considered at the appeal hearing and the Inspector did not think a signalised crossing was necessary.  This was also confirmed by the Highways Consultant who stated that he would not advise a signalised crossing so close to the roundabout, however, further road calming measures could be considered in the future.

Medway Council could consider whether to introduce traffic calming measures along North Dane Way such as speed cameras, however, this would be outside of this planning application.

·          Play Areas – the Principal Planner explained the different types of play areas that would be provided:  Local Area for Play (LAP) which were tailored for very young children.  Local Equipment Area for Play (LEAP) which were tailored for children who are beginning to experience independent play and Neighbourhood Equipped Play Area for Play (NEAP) which were tailored for slightly older children.

The Chief Planning Officer explained that during negotiations it was agreed that the play space would be  ...  view the full minutes text for item 775.

Watling Ward

Demolition of the existing buildings, clearance of the site and the creation of 14no. new homes and associated amenity, landscaping, access and parking.

Discussion:

The Senior Planner outlined the application in detail for the demolition of the existing buildings, clearance of the site and the creation of 14 new homes and associated amenity, landscaping, access and parking.

The Senior Planner brought Members’ attention to the supplementary agenda advice sheet which amended the second paragraph under the Proposal to read “3-bedroom instead of 4-bedroom”.  The supplementary agenda advice sheet also re-worded conditions 8 and 23 and added a further condition regarding an Air Quality Mitigation Scheme which was to be submitted.    

Following concerns about the lack of parking, the Highways Consultant informed Members that they had attempted to increase the amount of parking, however, the applicant felt they had demonstrated that they were providing sufficient parking by increasing the parking spaces to 26.  He also clarified that a Parking Management Plan was to be submitted under condition 20.

Decision:      

Approved subject to:

A.               The applicant entering into a legal agreement under the terms of Section 106 of the Town and Country Planning Act 1990 to secure:

i.                  £43,378.88 towards education improvements.

ii.                £6,621.12 towards strategic measures in respect of the coastal North Kent Special Protection Areas (SPAs)/Ramsar sites.

iii.               Meeting the Council’s costs.

B.               Delegated powers to add or amend conditions following any comments from the Environment Agency subsequent to additional information sent to them by the applicant; and

C.              The imposition of the following Conditions 1 to 24 as set out in the report for the reasons stated in the report with conditions 8 and 23 being reworded and an additional condition to be added, as follows.   

Reword condition 8 to enable demolition to be undertaken prior to submission of details of surface water drainage details. To read as follows:

No development, with the exception of demolition, shall take place until a scheme showing details of the disposal of surface water, based on sustainable drainage principles, including details of the design, implementation, maintenance and management of the surface water drainage scheme have been submitted to and approved in writing by the Local Planning Authority.

Those details shall include (if applicable):

i.         a timetable for its implementation (including phased implementation where applicable).

ii.        appropriate operational, maintenance and access requirements for each sustainable drainage component are adequately considered.

iii.       proposed arrangements for future adoption by any public body, statutory undertaker or management company.

The development shall be undertaken in accordance with the approved details.

Reason: To manage surface water during and post construction and for the lifetime of the development as outlined at Paragraph 168 of National Planning Policy Framework 2023.

Reword condition 23 to read as follows:

23       Prior to the first occupation of all dwellings herein approved, the area shown on the submitted layout as vehicle parking space shall be provided, surfaced and drained. Thereafter it shall be kept available for such use and no permanent development, whether or not permitted by the Town and Country Planning (General Permitted Development) Order 2015 (or any order amending, revoking or re-enacting that Order)  ...  view the full minutes text for item 776.

Cuxton, Halling and Riverside Ward

Remodelling of the existing dwelling with construction of a 2 storey side/rear extension; redevelopment of the existing porch; improvements to the existing carport; with associated  landscaping - demolition of existing conservatory, pergola, and porch.

Discussion:

The Planner DM outlined the application in detail for the remodelling of the existing dwelling with construction of a 2-storey side/rear extension; redevelopment of the existing porch; improvements to the existing carport; with associated landscaping - demolition of existing conservatory, pergola, and porch.

The DM Manager clarified that in terms of this planning application and the existing property, they would not be looking at removing permitted development rights.  The removal of the large, detached outbuilding resulted in a significantly reduced built form.

Decision:      

Approved with conditions 1 to 4 as set out in the report for the reasons stated in the report.

This report is presented to the Planning Committee informing Members on current planning performance and the Local Plan.  The report covers the period from 1 January to 31 March 2024.

Discussion:

The Committee received a report setting out performance for the period

1 January to 31 March 2024.

The Chief Planning Officer drew Members’ attention to the slight downturn of planning applications received this quarter, which could be due to the current economical position.  He stated that Medway Council do not actually build many houses, it was the developers that built houses and due to the current financial circumstances, they would not build houses if they could not be sold.

The Chief Planning Officer explained that the fees received within the first six months of the financial year, which were lower than previous years, was due to the lack of large planning applications being submitted.

He went onto explain that we are in a housing crisis and we need to address that; the average age, now, of a first time buyer was 37, house prices had increased by 23% and a new house was 8.7 times more than the average wage, while rental costs had increased substantially as well.

The Chief Planning Officer then discussed enforcements and explained that those that were causing the greatest harm would be given priority in accordance with the adopted Enforcement Policy, however, further enforcement notices were being issued.

A number of compliments had been received and were set out on page 132 of the report.  

The Chief Planning Officer stated that the Planning Service had undertaken two ISO Assessments within the last 6 months and both had come up with no non-conformities, which proved that the Planning Service were providing an excellent and consistent service.

Members extended their thanks to the Chief Planning Officer and his team for all their hard work and acknowledged the amount of work that went into producing the results shown.

Members requested that an additional section be added to the performance report to show how many homes were now being converted to care homes and to show their location.  The Chief Planning Officer explained that due to Ofsted changing the requirements for care homes and the requirement for planning permission, the Planning Committee had seen a significant increase in the number of these planning applications and would be happy to provide that figure.

The Chief Planning Officer explained the difference between the number of units under construction and the number of units completed and why they differed.  It was considered there was normally a 2-year lag between the start of construction and completion. 

Decision:

The Committee noted the report and requested that the Chief Planning Officer

express the Committee’s appreciation for the levels of achievement to his staff

within the Planning Service.

This report is presented to the Planning Committee informing Members of appeal decisions from 1 January 2024 to 31 March 2024.

Discussion:

The Chief Planning Officer gave a summary of the appeal decisions referred to in appendix A to the report.

Members thanked the Chief Planning Officer and his officers for all their hard work on appeal decisions and enforcement notices including the two successful appeals at Lodge Hill where the Council won the appeal, which was to help protect the nightingale population and also the proper enforcement work that had been undertaken at Woodlands and Hempstead.  

Decision:

The Committee noted the report.