Agenda item

Hempstead and Wigmore

Redevelopment of existing surface level car parks to provide for retail or retail and leisure development, construction of a car park deck, amendments to access routes, servicing and internal pedestrian and vehicular routes, public realm works and landscaping.

Discussion:

The Head of Planning outlined the planning application in detail and the issues to be considered by the Committee in determining this planning application. He suggested that if the Committee was minded to approve the application, proposed condition 3 be amended and a new condition 25 be approved as set out below:

3. Phase 1 of the development as set out on approved plan 3971 PL032 REV 00, shall be completed and open for use before commencement of phase 2. Phases 1, 3 and 4 of the development shall be completed and open for use before occupation of any part of the retail units in phase 2.

25. No development 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:

                        i. a timetable for its implementation, and

ii. a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime.

The development shall be implemented in accordance with the approved details and shall thereafter be retained.

Reason: Required before commencement of the development in order to manage surface water during and post construction and for the lifetime of the development in accordance with Paragraph 103 of the NPPF.

In addition, he drew attention to photographs of the site provided by the Ward Councillors which had been appended to the supplementary agenda advice sheet.

The Head of Planning advised the Committee that it was possible that, if approved, the application required referral to the National Planning Casework Unit (NPCU).

With the agreement of the Committee, Councillors Rodney Chambers OBE and Mrs Diane Chambers addressed the Committee as Ward Councillors. In the absence of the Chairman, the Vice Chairman, Councillor Hicks chaired the meeting for this planning application.

The Ward Councillors outlined the following concerns:

·         Whilst originally designated as a shopping centre for Hempstead, over the years, and with the increase in car use, Hempstead Valley Shopping Centre had now become a destination resulting in several expansions of the Shopping Centre both in respect of retail and restaurant provision to the detriment of Gillingham and Chatham High Streets.

·         The current proposed expansion would result in Hempstead Valley Shopping Centre being elevated to a major retail outlet beyond the original intended purpose which will have a detrimental impact on the environment and significant impact on Gillingham and Chatham High Streets.

·         Two of the proposed units include mezzanine floors which could result in permitted development rights for subdivision and increased units.

·         The application is contrary to current Planning Policy and it will be difficult to continue to promote Chatham as a central shopping centre in Medway if Hempstead Valley Shopping Centre is permitted to develop along the lines proposed.

·         Concerns as to the affect that the proposed elevated car park and its access ramp will have upon residents in Tamarind Close and Kingsdown Close particularly as upper windows of properties will overlook the ramp to the car park owing to the difference in land levels.

·         The detrimental affect upon residents living in Tamarind Close and Kingsdown Close as a result of the pollution from vehicles, particularly having regard to the location of the site in a valley.

·         No environmental or transport impact assessment have been carried out.

·         The proposed development will exacerbate the already existing traffic problems in vehicular movements from Sharstead Way onto the A278 and additional pressure on the roundabout at the Hungry Fox.

·         If the Committee is minded to support the planning application to permit further development of the Centre, it was suggested that consideration be given to deferral of the application to permit further consideration to be given to an alternative site for the car parking away from residential properties.

The Committee discussed the planning application and expressed concern as to the potential loss of 50 car parking spaces as a result of the proposed development. In addition, concern was expressed at the detrimental affect that the increase in visitor numbers would have upon vehicular movements into and out of the site both on the Sharstead Way/A278 access and the roundabout at the Hungry Fox.

Members also expressed concern that whilst the development would be screened by trees for part of the year, during the autumn and winter this would be less effective when the trees had shed their leaves.

It was also suggested that a development of this nature would be more appropriately considered through the Local Plan process.

Other areas discussed included:

·         the possible provision of smart parking information to inform drivers of the location of availability of parking spaces when entering the site

·         the need to fill vacant shop units in Hempstead Valley Shopping Centre before providing new units

·         the need to retain spend within Medway and the need for retail to adapt to new ways in which people shop

·         the lack of Section 106 funding for road improvements to mitigate the increase in vehicular movements as a result of the development

Following debate, it was suggested that consideration of the application be deferred to enable further consideration to be given to the impact of the proposed development on the highway network and those residents living close to the application site having regard to the concerns outlined by the Committee.

Decision: 

a)            Consideration of this application be deferred to enable officers to undertake further discussions with the applicants on the concerns expressed by the Committee, in particular the impact that the proposed development will have on the highway network and the detrimental impact that the proposed car park and access ramp will have upon residents in Tamarind Close and Kingsdown Close

b)            The Head of Planning be granted delegated authority to clear the full reasons for deferral in consultation with the Vice Chairman.