Agenda item

Peninsula

Outline planning application for up to 200 residential dwellings (including 25% affordable housing), open space, drainage, access and associated works, with all matters reserved except for access.

Discussion:

The Head of Planning outlined the planning application in detail and advised the Committee that the supplementary agenda advice sheet should have included a number of minor changes to the proposed conditions for this planning application. He therefore suggested that if the Committee was minded to approve the planning application, he be granted delegated authority to make minor changes to the supplementary agenda advice sheet.

He outlined the planning application in detail and advised the Committee that although this site was outside the village boundary of Hoo St Werburgh, the site was considered to be sufficiently close to local services so as to be accessible by means other than use of a car. He advised that as the Council could not demonstrate a 5 year housing land supply, in line with the National Planning Policy Framework, it was appropriate for the Committee to have regard to the issue of sustainability and the three dimensions of environmental, social and economic considerations.

He also drew attention the proposed Section 106 which had been negotiated with the applicant and it was recognised that through the various heads of agreement, a substantial level of funding would be provided for facilities in Hoo St Werburgh as a result of the development.

The Head of Planning also advised upon receipt of representations from Kent County Council Ecology and Natural England confirming that they had no objection to the submitted Phase 1 ecology report and wintering bird survey

The Committee discussed the application and Members expressed their appreciation to the Head of Planning for the level of funds negotiated through the proposed Section 106 agreement. However, some Members expressed concern as to the increased pressure that the development would place on the infrastructure in and around Hoo St Werburgh. In particular, they raised issues concerning the limited availability of parking in the village, the lack of available GP facilities in Hoo, the impact on the single road in and out of the village, potential pressure on neighbouring land and the pressure that this development would place on The Hundred of Hoo Academy.

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.

ii.         £118,110.00 (£590.55 per dwelling) toward highways improvements at the A228 Peninsular Way (junction with Main Road, Hoo).

iii.        £14,400 toward improvement to pedestrian infrastructure for safer routes to schools based upon the rate of £72 per dwelling.

iv.        £183,040.00 towards Nursery provision.

v.         £449, 280.00 towards primary education.

vi.        £246,034.29 towards secondary education.

vii.       £31,088.00 toward waste and recycling (£155.44 per dwelling).

viii.      £93,590.00 towards local GP services.

ix.        £39,028.50 toward Community Facilities within the Hoo Parish area (new community centre).

x.         £24,990.00 toward the Great Lines Heritage Park (£51 per person – 2.45 persons per home on average)

(Great Lines Heritage contribution to be redistributed to benefit more local public facilities).

xi.        £7,934.80 toward patch resurfacing/new wearing course for RS96 and RS111.

xii.       £44,716.00 toward Habitats Regulations (mitigation against Wintering Birds – at £223.58 per dwelling).

xiii.      £1,200,322.50 towards new community facilities including new sports complex, new village community centre and/or the provision of 2 new country parks in the wider Hoo St Werburgh area.

Total Contribution £2,452,544 (£12,262.72 per house) plus 25% affordable housing.

b)            Conditions 1 – 22 as set out in the report for the reasons stated in the report and the Head of Planning be granted delegated authority to make minor changes to the conditions as appropriate.