Agenda item

Peninsula

Outline planning application with some matters reserved (appearance, landscaping, layout and scale) for up to 127 dwellings.

Discussion:

The Head of Planning outlined the planning application in detail. He advised that if the Committee was minded to approve the planning application, it was suggested that an amendment be made to the provisions of the proposed Section 106 heads of agreement. In addition, it was suggested that proposed conditions 4 and 11 and the reasons for conditions 6 and 7 be amended and a new condition 22 be approved. All suggested changes were set out on the supplementary agenda advice sheet.

The Head of Planning advised that dependent upon the outcome of discussions regarding the quality and provision of on site open space, it may be possible for the level of Section 106 funding to be redistributed and therefore he requested that the Committee grant delegated authority to him to agree this outside of the meeting.

The Committee discussed the planning application and it was suggested that if approved, the Section 106 funding for the Great Lines Heritage Park should be split 50/50 between the Park and footpath provision in Main Road, Hoo to improve access to local schools. Members also suggested that if the open space contribution was reduced then the surplus be put towards the footpath provision in Main Road.

A number of Members expressed concern as the effect that this development would have upon the highway network on the Peninsula and local facilities.

Decision:

Approved subject to:

A)        The applicants entering into agreement under Section 106 of the Town and Country Planning Act to ensure:

i)             Secure a minimum of 25% affordable housing (no less than 32 units)

ii)         A financial contribution of £1,299,221.64 in total to be provisionally split in the following ways

•           £75,000 toward highways improvements at the A228 Peninsular Way (junction with Main Road, Hoo)

•           £116,230.40 towards Nursery provision

•           £285,292.80 toward Primary Education

•           £364,540.80 toward Secondary Education

•           £19,740.88 toward waste and recycling (£155.44 per dwelling)

•           £59,429.65 toward improvements to local GP Surgeries (£191 per dwelling)

•           £334,723.80 toward off site provision of outdoor open space (£777 per person)

•           £15,868.65 to be split 50/50 between the Great Lines Heritage Park and improvements to footpaths in Main Road Hoo to improve access to schools (£51 per person – 2.45 persons per home on average)

•           £28,394.66 toward Habitats Regulations (mitigation against Wintering Birds – at £223.58 per dwelling)

B)        Dependent upon the outcome of discussions regarding the quality and provision of on site open space, the Head of Planning be granted delegated authority to determine the contribution for open space and any surplus to be used for the footpath provision in Main Road, Hoo.

C)        Conditions 1 – 3, 5, 8 – 10 and 12 – 21 as set out in the report for the reasons stated in the report and conditions 4, 5, 6 and 11 amended as set out below and new condition 22:

4          The development hereby permitted shall be carried out in accordance with the following approved documents/plans:

Application forms (received 01/07/16) Site Location Plan (7038-L-03)

Development Framework Plan (7038-L-01 rev E) Gladman- Design and Access Statement (June 2016) Gladman - Planning Statement (June 2016)

Gladman - Statement of Community Involvement (June 2016) Gladman - Socio-Economic Sustainability Statement (June 2016) Prime Transport Planning - Transport Assessment (June 2016)

Prime Transport Planning - Travel Plan (June 2016)

Wardell-Armstrong Air Quality Mitigation Statement (June 2016)

Wardell-Armstrong Noise and Vibration Assessment Report (June 2016) CGMS Consulting Archaeological Desk- Based Assessment (June 2016) CGMS Consulting Built Heritage Statement (June 2016)

FPCR - Ecological Appraisal (June 2016) FPCR - Arboricultural Assessment (June 2016)

FPCR - Landscape and Visual Appraisal (June 2016) Enzygo - Phase 1 Environmental Report

Enzygo - NPPF: Flood Risk Assessment

Utility Law Solutions - Foul Drainage Analysis (June 2016)

Land Research Associates - Soil Resources and Agricultural Quality (June 2016)

6          The details submitted in pursuance of condition 1 shall be accompanied by a scheme of landscaping (hard and soft) which shall include a tree survey specifying the position, height, spread and species of all trees on the site, provision for the retention and protection of existing trees and shrubs and a date for the completion of any new planting and boundary treatment.  The scheme as approved by the Authority shall be implemented by the approved date or such other date as may be agreed in writing by the Local Planning Authority.  Any trees or plants which within 5 years of planting are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless the Local Planning Authority gives written consent to any variation.

Reason:  Pursuant to section 197 of the Town and Country Planning Act 1990 and to protect and enhance the appearance and character of the site and locality, in accordance with Policies BNE1 and BNE6 of the Medway Local Plan 2003.

7.         A landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas, other than small, privately owned, domestic gardens, shall be submitted to the Local Planning Authority for approval in writing prior to the first occupation of any part of the development.  The landscape management plan shall be carried out as approved.

Reason: Pursuant to section 197 of the Town and Country Planning Act 1990 and to protect and enhance the appearance and character of the site and locality, in accordance with Policies BNE1 and BNE6 of the Medway Local Plan 2003.

11        Notwithstanding the air quality mitigation approved under condition 10, prior to any development about ground floor slab level details of the following mitigation measures shall be submitted to and approved in writing by the Local Planning Authority:

•           All gas-fired boilers to meet a minimum standard of <40mgNOx/kWh

•           1 Electric Vehicle rapid charge point per dwelling with dedicated parking

•           1 Electric Vehicle rapid charge point per 10 spaces for dwellings with unallocated parking

22        The land drain running through the site shall be surrounded by a 4m easement and shall also not have any properties backing onto it.  These ditches shall therefore be included within open space and shall be maintained as such thereafter.

Reason: To ensure that flood risk and access to the land drains are not impeded as a result of the development.