Agenda and minutes

An apology of absence was received from Councillor Pearce.

To approve the record of the meeting held on 11 February 2026.

The record of the meeting held on 11 February 2026 was agreed by the Committee 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)

Councillor Filmer referred to planning application MC/23/0855 Land east of High Halstow and stated that as he had a property 20 metres away from the site, he would withdraw from the meeting and take no part in the determination of the application.

Other interests

Councillor Etheridge stated that he often attended meetings of 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.

Dave Harris, Chief Planning Officer, referred to MC/25/1506 Shaftesbury House, Upnor Road, Upnor, Rochester, Medway ME2 4XB and stated that he knew a number of people, socially, in the village as a result of previous employment in the area which had ended around 12 years ago, some of whom could have made representatives on this application.  He stated that as a result of this he had no involvement in any planning applications in Lower Upnor, including this item. He withdrew from the meeting for this item. 

Councillor Mrs Turpin referred to planning application MC/25/1506 Shaftesbury House, Upnor Road, Upnor, Rochester, Medway ME2 4XB during consideration of the item, disclosing that she was a Landlord with HMO properties, however, given this item did not relate to policy, she would take part in the determination of this application.

Gillingham North Ward

Hybrid planning application for a mixed-use development comprising full planning permission for the demolition of existing buildings and structures and the construction of a retail unit (Class E); replacement gas distribution company facilities to include new office, training facility and depot; internal access road, pedestrian / cycle access from Pier Road and revised access from Strand Approach Road; car parking; and alterations to the site layout to include drainage, infrastructure and hard and soft landscaping; and associated works; and outline planning permission (with all matters reserved) for the demolition of existing buildings and structures; the construction of up to 500 dwellinghouses; construction of a care home / later living (Class C2 and / or C3), erection of commercial, business and service units (Class E), provision of new sailing clubhouse and / or flexible Class E, provision of car parking and associated physical works including new access, utilities, drainage, infrastructure and hard and soft landscaping.

Discussion:

The Principal Planner brought Members’ attention to the supplementary agenda advice sheet which included a Site Map and informed Members that under appraisal the report title “Principle of Foodstore” should read “Principle of Foodstore and Class E Floorspace”.

The Principal Planner outlined the application in detail for a hybrid planning application for a mixed-use development comprising full planning permission for the demolition of existing buildings and structures and the construction of a retail unit (Class E); replacement gas distribution company facilities to include new office, training facility and depot; internal access road, pedestrian / cycle access from Pier Road and revised access from Strand Approach Road; car parking; and alterations to the site layout to include drainage, infrastructure and hard and soft landscaping; and associated works; and outline planning permission (with all matters reserved) for the demolition of existing buildings and structures; the construction of up to 500 dwellinghouses; construction of a care home / later living (Class C2 and / or C3), erection of commercial, business and service units (Class E), provision of new sailing clubhouse and / or flexible Class E, provision of car parking and associated physical works including new access, utilities, drainage, infrastructure and hard and soft landscaping. The Chief Planning Officer advised that he was also seeking delegated authority to deal with some minor amendments to the heads of agreement with Segas Sailing Club (SSC).

With the agreement of the Committee, Councillor Price addressed the Committee as Ward Councillor and outlined the following issues:

• That he, together with Councillor Mandaracas and Naushabah Khan MP had worked closely with Segas Sailing Club, Medway Watersports Trust, the Planning Department and the developer, Blueberry Homes.
• That he was in favour of supporting the application as homes were needed, as long as residents’ access to the River Medway could be secured through the continued activities of the sailing club and Medway Watersports Trust or their successors.
• That 10 conditions were agreed with Blueberry Homes but not all of them had been included in the report, in relation to the two organisations being able to deliver their services throughout the development stage, the provision of a new clubhouse during the early phase of development, multiple points of access to water and power within the new yard, and a new right of way for the transfer of boats from the entrance of the site to and around the creek and that these four conditions should be explicitly included in the conditions.

The Committee discussed the planning application noting the officer presentation, the report, the supplementary advice sheet and the Ward Councillor’s comments.

During the discussion, Members indicated general support for the provision of housing on this site, although there was some concern regarding the height of the buildings.

Assurances were sought that the four particular matters referred to by the Ward Councillor and not included in the report but agreed between the parties would be included in the conditions in relation to the remediation of the north wall and creek,  ...  view the full minutes text for item 769.

Hoo St Werburgh and High Halstow Ward

Hybrid Planning Application for (i) Full Planning Application (Phase 1) for the erection of 270 no. residential units (including affordable housing) and the local centre (up to 1,000 sqm Use Classes E and F) with open space, associated vehicle, cycle and pedestrian access off Christmas Lane, upgrade of existing Public Right of Way, associated services and infrastructure, public realm, landscaping and SuDS. (with associated highway works and (ii) Outline Planning Application (all matters except for access, to be reserved for future determination) for the erection of up to 490no. residential units (including affordable housing), and a primary school (Use Class F1(a)) with new vehicular access points, car and cycle facilities and provision of public open space, sustainable drainage and landscaping works.

Councillor Filmer withdrew from the meeting for this item.

Discussion:

The Principal Planner brought Members’ attention to the supplementary agenda advice sheet which set out details of revised conditions 44, 45, 50 with condition 70 to be removed, 25 further letters of objection, a representation from some members of the Independent Group plus some other matters.

The Principal Planner outlined the application in detail for a hybrid Planning Application for (i) Full Planning Application (Phase 1) for the erection of 270 no. residential units (including affordable housing) and the local centre (up to 1,000 sqm Use Classes E and F) with open space, associated vehicle, cycle and pedestrian access off Christmas Lane, upgrade of existing Public Right of Way, associated services and infrastructure, public realm, landscaping and SuDS. (with associated highway works and (ii) Outline Planning Application (all matters except for access, to be reserved for future determination) for the erection of up to 490no. residential units (including affordable housing), and a primary school (Use Class F1(a)) with new vehicular access points, car and cycle facilities and provision of public open space, sustainable drainage and landscaping works.

With the agreement of the Committee, Councillor Pearce addressed the Committee as Ward Councillor and outlined the following issues:

• That approving the application now was risky as it would mean dealing with the various problems later, which he considered to be a common link throughout the report.
• That Active Travel England had issued a holding objection in relation to key issues which had not been resolved such as walking and cycling routes, connectivity gaps, cycle parking, the travel plan and RS44 Public Right of Way (PROW). Therefore, approving the planning application now did not represent sound planning and that it was an unsustainable development. 
• That the recreational effects on the habitat at Northwood Hill Nature Reserve would be significant without mitigation and that the RSPB objected, in principle, because the costs for fencing had not been agreed or secured.
• That KCC Biodiversity would require further information before determination including an agreed mitigation strategy with Natural England and the RSPB.
• That the report referred to the Fisherswood ancient woodland, which was an irreplaceable habitat, and that the report was unclear about the size/extent of the buffer between this stage and reserved matters stage of the application. 
• That if the application and recommendations were sustainable it would not be necessary to rely heavily on conditions, future plans, reserved matters and a legal agreement at this stage.
• That the Committee either refuse the application or at least defer the application to enable the contradictions and critical matters to be resolved and for the mitigations to be agreed and secured.

With the agreement of the Committee, Councillor Sands addressed the Committee as Ward Councillor and outlined the following issues:

• That High Halstow was one of the most elevated settlements on the Hoo Peninsula standing between the River Medway and River Thames.
• That High Halstow was a rural village with a long history over many centuries.
• That this  ...  view the full minutes text for item 770.

Strood Rural Ward

Change of use from dwelling house (Class C3) to a 11 bedroom house of multiple occupation (Sui Generis) (Class C4).

The Chief Planning Officer left the meeting.

Discussion:

The Principal Planner brought Members’ attention to the supplementary agenda advice sheet which amended the proposal and amended condition 2.

The Principal Planner outlined the application in detail for a change of use from dwelling house (Class C3) to a 11 bedroom house of multiple occupation (HMO) (Sui Generis) (Class C4).

With the agreement of the Committee, Councillor Williams addressed the Committee as Ward Councillor and outlined the following issues:

• That if the planning application was agreed it would be detrimental to the rural feel of the village and would be out of keeping with the existing residential settlement, including the scale and intensity of an 11 bed HMO, representing an overdevelopment of the site, and would negatively affect the surrounding community.

• That public transport was inadequate with only a 2 hourly bus service, meaning that there was reliance on car travel for access to employment, education and basic services.
• That there were no footpaths in and out of the village and limitations on cycling.
• That the application was contrary to the provisions of Local Plan policies BNE1, BE2 and CF1. In particular, there was a lack of community facilities in Upnor.
• That the extra traffic generated by the proposed application would have a detrimental effect on the amenities of the local residents.
• That the application was in conflict with National Planning Policy Framework, paragraph 8, regarding sustainable development, given the lack of adequate infrastructure in the area, and paragraph 110, transport and highways safety, given the traffic pressure the proposal would place on local narrow village roads, creating unsafe conditions for local residents and visitors.
• That the Frindsbury Extra Parish Council and the Dickens Country Protection Society and many local residents had objected to the proposals.
• That approval of the application may set a precedent for future HMO developments in the area.
• That the Committee should refuse the application.

The Committee discussed the planning application noting the officer presentation, the report, the supplementary advice sheet and the Ward Councillor’s comments. In particular, the issues of the lack of public transport, traffic movements, parking, social cohesion and the particular location of this application were discussed.

In response to an issue raised around the parking provision, the Principal Planner advised that there were no parking standards for HMO parking.

The Service Manager – Development Planning responded to the issues raised by Members during discussion, stating that as previously advised, there were no standards in place for HMO parking, that a variety of housing was required across Medway and HMOs formed part of that mix, this property had no attached neighbours and that the National Planning Policy Framework supported the reuse of existing buildings, this site had been vacant for a significant amount of time.

On being put to the vote, the proposal to approve the recommendations set out in the report (approval with conditions), was lost.

Members discussed the reasons for refusal, in detail.

Decision:      

REFUSED on the grounds including the introduction of  ...  view the full minutes text for item 771.

Hempstead and Wigmore Ward

Construction of an end of terrace dwelling with associated parking, bin and cycle storage.

Discussion:

The Service Manager - Development Management outlined the application in detail for the construction of an end of terrace dwelling with associated parking, bin and cycle storage.

Decision:      

Approved with conditions 1 to 11 as set out in the report for the reasons stated in the report.