Agenda item

Strood North

 

Outline planning application (with all matters reserved except means of access from Commissioners Road) for up to 130 residential dwellings earthworks to create development levels; new internal access roads car parking, open space, sustainable urban drainage systems and associated landscaping and infrastructure. 

Discussion:

 

The Head of Planning outlined the planning application and explained that the application involved two stages, firstly the infilling of the quarry and then development of the site.

 

He advised that at this stage the application was an outline planning application with all matters reserved except the means of access from Commissioners Road.

 

The Committee was advised that although this site was designated as public open space in the Local Plan, it had not been used as public open space for many years and would not be available for public use in its current format in the future. It was therefore considered that to infill the site would bring it to a height that would be level with the surrounding land levels would enable it to link to the existing public open space.

 

The Head of Planning drew attention to the supplementary agenda advice sheet and suggested that if the Committee was minded to approve the planning application, amendments be made to the proposed Section 106 agreement and conditions 8, 11 and 24 and that new conditions 26 – 28 be approved relating to the Landscape Management Plan and the infill works.

 

In addition, he drew attention to an amendment to the proposal and planning appraisal to identify the fill volume to be 465,000sq.m.

 

He also suggested that if approved, the Section 106 be amended to include an element for sports provision. He advised the Committee that this had originally been included when a previous application had been considered in 2014 and a figure of £90,000 had been sought. Therefore, it was considered that such sum should be included in the new Section 106 agreement but to include an uplift for interest since 2014.

 

The Head of Planning advised the Committee that having regard to the need to minimise disturbance to residents whilst this site was infilled and then developed, officers had given careful consideration to the application prior to recommending the application for approval.

 

With the agreement of the Committee, Councillor Chitty spoke on this planning application as Ward Councillor and outlined residents concerns regarding the length of time that it would take to fill the quarry and the disturbance that this would cause. Residents were also concerned as to how the site would be managed and the conditions enforced. Residents also felt that the proposal did not adequately deal with the level of traffic that would be generated by the development.

 

In addition, Councillor Chitty referred to the proposed Section 106 agreement and suggested that if the application was to be approved, the £16,243.50 currently to be directed to the Great Lines Heritage Park and the £17,772.30  towards community centre and neighbourhood facilities would be more appropriately utilised on open space or community use in Strood. In response, the Head of Planning confirmed that the Committee could agree to amalgamate these two contributions for community improvements in the area with the location to be agreed in consultation with Ward Councillors.

 

The Committee discussed the planning application and in particular drew attention to the following issues:

 

·         The future of the site following completion of infilling and the possibility that the site could then be sold for development.

·         The requirement for the site to be screened whilst infilling takes place and then for the current self sown screening to be replaced by a planting scheme.

·         The requirement for the applicant to obtain a licence from the Environment Agency for the infilling.

·         Access and egress to and from the site.

·         Proposed condition 15 involving the requirement for a Construction Environmental Management Plan.

 

The Head of Planning advised that whilst the Committee had received a pre-application presentation from the developers on this planning application, he was satisfied that no Member of the Planning Committee had expressed a view upon the merits of the application.

 

Decision:

 

Approved subject to:

 

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

I           A minimum of 25% affordable housing on site.

 

II          Provision of highway works on Commissioners Road, comprising:

 

1. A raised table and an uncontrolled pedestrian crossing point in the vicinity of the junction with Banks Road

2. A series of speed cushions, including carriageway resurfacing and associated signs and road markings

3. A pedestrian crossing island between the site access junction and Wingrove Drive

4. The provision of a 2 metre wide, resurfaced footway along the site frontage

5. New system of street lighting

 

III         A financial contribution of £629,685.74 in total to be split in the following ways

 

·         £71,468.80 towards Nursery provision

·         £174,015.77 towards Primary education

·         £169,002.77 towards Secondary education

·         £20,207.20 toward Waste and Recycling (£155.44 per dwelling)

·         £34,015.80 towards community facilities within the Strood area with the areas to benefit being agreed in consultation with Ward Councillors

·         £60,833 towards local GP services

·         £71,077 toward Air Quality Mitigation

·         £29,065.40 toward Habitats Regulations (mitigation against Wintering Birds – at £223.58 per dwelling)

 

IV        A contribution towards formal sports provision in the area to be no less than £90,000 with uplift for interest.

 

B)        Conditions 1 – 7, 9 – 10 and 12 – 23 and 25 as set out in the report for the reasons stated in the report and conditions 8, 11 and 24 amended as follows and new conditions 26 – 29 as follows:

 

8.         No development shall commence until a scheme has been submitted to and approved in writing by the Local Planning Authority detailing a contingency plan for the quarry and associated land and structures should infilling activity cease for a period of more than 6 months. The contingency plan shall give details of landscaping proposals, agricultural land restoration and ecological mitigation and monitoring measures, together with a business plan to demonstrate how this will be achieved should the development not be completed.  Should the infill activity cease for a period of more than 6 months the owner shall comply with the approved contingency plan.

 

Reason: To ensure satisfactory arrangements are made to safeguard the character and appearance of the locality, quality of agricultural land and habitats in the interests of visual amenity and ecology in accordance with PPS7 and Policies BNE1, BNE6, BNE12, BNE14, BNE18, BNE34, BNE37 and BNE39 of the Medway Local Plan 2003.

 

11.       Prior to the commencement of infill, details of any lighting to be used on site during the infill works shall be submitted to and approved in writing by the Local Planning Authority.  Prior to the commencement of development of the residential part, details of a lighting scheme for the site shall be submitted to and approved in writing by the Local Planning Authority.  Both schemes shall comply with the Bat conservation trusts Bat and Lighting in the UK guidance.  The lighting schemes shall be undertaken as approved and thereafter maintained.

 

Reason:  Any bats utilising the site may be affected by disturbance associated with the proposed development, notably as a result of light spill into areas used by this species group.

 

24        Details to be submitted in pursuance of Condition 1 shall include full details of the proposed play space provisions and cycle routes that are to be incorporated within the overall site and a timetable for their delivery.  The development shall be undertaken in accordance with the approved details.

 

Reason: To ensure that satisfactory open space provision is incorporated within the final details of the scheme to a standard that is acceptable in relation to Policy L3 of the Medway Local Plan (2003).

 

26       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 and approved in writing by the Local Planning Authority prior to the first occupation of any of the approved dwellings 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.

 

27       Prior to the commencement of any infill works, the existing vehicle width restriction measures in place in Commissioners Road shall be moved in accordance with details to be submitted to and approved by the Local Highway Authority and thereafter all construction vehicles relating to the infill operations shall only access the site from Medway City Estate.

 

Reason: In the interests of residential amenity and to comply with Policy BNE2 of the Medway Local Plan 2003.

 

28       The details submitted pursuant to condition 1 shall include details of the proposed site levels following completion of the infill operations and include cross sections through the site, proposed site contours and slab heights for the proposed buildings.  The development shall be undertaken in accordance with the approved details.

 

Reason: In the interests of protecting the visual amenities and character of the area.

 

29        The existing tree screen/hedgerow along Commissioners Road shall be retained, (with the exception of any removal required for visibility for construction access) at all times during the infill of the site part of the proposal.

 

Reason: To protect the amenities of residents of the area.