Agenda item

Strood Rural Ward

Outline application with all matters reserved for construction of up to 63 dwellings alongside associated parking, access, infrastructure, engineering, landscaping works and creation of publicly accessible open space.

Discussion:

The Head of Planning outlined the planning application in detail and advised the Committee that since despatch of the agenda, Hoo St Werburgh Parish Council had submitted a representation, a copy of which was appended to the supplementary agenda advice sheet. He advised that the Parish Council had expressed concern about various elements of the proposed Section 106 agreement. 

He reminded the Committee that this application had been the subject of a presentation to Members.

He drew attention to the National Planning Policy Framework (NPPF) which stated that ‘housing applications should be considered in the context of the presumption in favour of sustainable development. Relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites.’

Sustainability was defined in paragraph 7 of the NPPF and had three dimensions: environmental, social and economic. The Head of Planning advised upon each element and how the proposed application could meet each individual dimension as set out within the report.

Referring to the proposed Section 106 agreement, the Head of Planning drew attention to those individual heads of agreement whereby Section 106 funding could be re-invested into the Arethusa Venture Centre.

With the agreement of the Committee, Councillor Williams addressed the Committee as Ward Councillor and submitted the following concerns:

·         If approved, the proposed development will increase the area by 50% and is therefore considered a gross overdevelopment of the site.

·         Existing traffic in the area already struggles on the road network and to increase the traffic flow by an additional 150 vehicles will be detrimental.

·         The road will be used as a rat-run to the A228.

·         There will be loss of amenity to those residents in Broadwood Road.

·         There are concerns that the existing drainage and sewage systems will not cope and the development could lead to flooding as indicated in the comments from Southern Water.

·         The local Site of Special Scientific Interest (SSSI) and RAMSAR will be affected by the development.

·         The area is an Area of Local Importance and the RSPB have objected to the application on the basis that the proposed mitigation measures and ecological enhancements are insufficient to avoid a significant impact on the area.

·         Local schools and GP surgeries are already full and it has not been possible to recruit new GPs to the area.

·         The proposed development will have an adverse impact on the area which is subject to an Air Quality Management Plan (AQMA).

·         The application has received numerous objections from residents and the Parish Council.

·         If the application is to be approved, Section 106 funding should be targeted towards provision for Special Educational Needs.

The Committee discussed the application having regard to the concerns of the Ward Councillor and the fact that should this application be approved, a substantial level of Section 106 funding would be received along with provision of 25% affordable housing.

In particular, the Committee discussed those elements of the proposed Section 106 funding where it was suggested that the funding be allocated to local provision or an equivalent amount to be spent on facilities at the Arethusa Venture Centre. The Head of Planning informed the Committee of the Section 106 process and advised that in this instance, the applicant had indicated that it could provide equivalent services via the Centre. However, limited information had been received and therefore four elements of the proposed Section 106 agreement had been worded in such a way that an equivalent level of funding could be reinvested at the Centre if the Centre was able to demonstrate that facilities could be provided.

Following discussion, the Committee decided that the Section 106 funding should all be directed to the Council for re-allocation rather than re-invested at the Arethusa Venture Centre. 

The Head of Planning addressed concerns raised relating to drainage, sewage, flooding and highway issues relating to the proposed development.

A Member referred to the level of funding proposed as part of the Section 106 agreement for the Great Lines Heritage Park and suggested that it would be helpful if, for the future, a formula could be introduced of say 20% or 25% of open space contributions to be allocated for the Great Lines Heritage Park. The Head of Planning agreed that this could be investigated.

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 equating to 16 dwellings.

ii          £57,657.60 towards Nursery provision.

iii         £141,523.20 towards primary education.

iv         £143,161.20 towards secondary education.

v          £37,674.00 towards Sixth Form.

vi         £9,792.72 towards waste and recycling.

vii        £29,480.85 towards Hoo St. Werburgh GP Practice to increase capacity.

viii       £35,963.55 towards Heritage and Museums improvement of facilities in the Sergeant’s Mess building at Upnor Castle. Or an equivalent level of investment in the Lower Upnor Riverside Project to include any necessary repairs to the Pillbox and other investment in the Lower Upnor Riverside enhancement project on land owned by SYP.

ix         £84,183.00 towards open space.

x          £7,871.85 toward the Great Lines Heritage Park or equivalent level of investment in the lower upnor riverside project to include any necessary repairs to the pillbox and other investment in the Lower Upnor Riverside enhancement project.

xi         £5,755.00 towards improvement and new wearing course for PROW RS105, RS106 and RS127.

xii        £40,000.00 towards measures to improve pedestrian facilities at Elm and Broadwood Avenues and on the Main Road to improve pedestrian links from the site to Hoo School.

xiii       £188,212.63 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 or equivalent level of investment in improvements to existing outward bounds activities such as the creation of a climbing centre of excellence in preparation for inclusion of this sport within the Olympic Games;  and to assist with grass roots development of outdoor activities.; such as marine based activities on the AVC and land at the Lower Upnor Riverside project.

xiv       £15,574.61 toward Habitats Regulations.

b)            Conditions 1 – 27 as set out in the report for the reasons stated in the report.