Agenda item

Gillingham South

Construction of a residential development of 9 dwellings.

Discussion:

The Planning Manager outlined the planning application in detail. She drew attention to the supplementary agenda advice sheet and advised that since the despatch of the agenda, the National Planning Policy Framework had been revised.  The application has since been re-assessed against paragraphs 11d, 56, 59, 105, 108, 124, 127, 170, 175, 176 and 178.  There was no change to the recommendation as set out in the report.

With the agreement of the Committee, Councillor Johnson addressed the Committee as Ward Councillor and outlined the concerns of residents. Prior to doing so, he advised the Committee that this planning application was located on the edge of Gillingham South Ward and therefore also affected Watling Ward. He confirmed that Councillor Saroy also supported the residents on behalf of Watling Ward.

Furthermore, he advised the Committee that the land relating to this particular planning application was attached to the piece of land which was the subject of planning application MC/18/0155, also being considered by the Committee at this meeting although they had different owners and were for different developments. Both sites had a common boundary. He was therefore of the opinion that both applications needed to be considered in conjunction with each other and he thanked the applicant of MC/18/0176 for agreeing to delay consideration of his application so that both applications could be considered on the same evening.

He then went on to outline residents concerns as follows:

·         The application is for piecemeal backland development.

·         If planning application MC/18/0155 is approved, that development will result in blocking any access to the site of MC/18/0176 from Borough Road resulting in the only access to the site being from Napier Road.

·         The alleyway in Napier Road currently provides access for residents and there are concerns as to whether this will be protected as it is not clear whether this continues to exist with the proposed development.

·         The application constitutes overdevelopment of the site as although the site density takes account of the whole site, only a portion of it will be developed.

·         If previous planning applications for the house at No. 142 are renewed the density of the site will increase.

·         The area of land behind No. 142 could also be the subject of future development and residents are concerned that the garden land will be replaced by an estate.

·         Concerns as to the capacity of the drainage system.

·         Concerns as to security of back gardens.

·         Inadequate facilities for the collection of refuse and re-cycling which will be left at the side of houses in Napier Road.

·         The impact of additional traffic on Napier Road with limited visibility and the close proximity of Napier Road Primary School.

·         The provision of 30 car parking spaces for 9 houses implies that further development is intended at a future date.

·         The alleyway leading to the site from Napier Road is little more than a dirt track and has no lighting or footway and it is not wide enough for vehicles to pass.

·         Delivery vehicles will be unable to access the site.

·         Uncertainty as to whether the 4m gate across the alleyway will remain?

·         A previous planning application relating to a residential home at this site was refused and lost on appeal as the Planning Inspector stated that the alleyway is inadequate.

·         The development will create overlooking and residents will be subjected to noise and disturbance whilst construction takes place.

·         Request for the Committee to undertake a site visit.

Prior to determining planning application MC/18/0176, at the request of a Member, the Committee received a presentation on planning application MC/18/0155 as although both applications were separate, the sites were located adjacent to each other and it was considered that the Committee would have a better understanding of each application having had both presentations.

The Committee then discussed planning application MC/18/0176 having regard to the issues raised by the Ward Councillor.

In response to concerns about the loss of trees on site, it was noted that the trees were leylandii and, if the application was approved, the applicant would be required to provide a soft landscaping scheme under proposed condition 11.

The Committee considered the Ward Councillors request for a site visit but this was not supported.

Members expressed concern as to the refuse collection arrangements and, in particular, how the residents of the new dwellings would get their refuse/re-cycling to an accessible collection point having regard to the length of the access way to their properties from Napier Road. It was also not considered appropriate for refuse to be left at the side of properties in Napier Road adjacent to the access. The Planning Manager drew attention to proposed condition 5 which required the applicant to provide information on a collection point for household and garden refuse to the Local Planning Authority. She confirmed that a note would be placed on the system to ensure that storage of refuse would not be adjacent to properties in Napier Road.

It was suggested that if the application was to be approved, an additional condition should be imposed requiring the removal of the gates across the alleyway.

Decision:

Approved subject to:

a)            The completion of a Unilateral Undertaking to secure a contribution of £223.58 (per dwelling) towards bird mitigation in North Kent; and

b)            Conditions 1 – 15 as set out in the report for the reasons stated in the report and with the following additional conditions:

16        No development shall take place until the existing gate(s), posts and/or brick located along the access are removed.

Reason: To ensure adequate width is provided along the route in accordance with Policy T1 of the Medway Local Plan 2003.

17        The alleyway to the rear of the properties on Napier Road and shown on drawing number 22.01/A_03_Rev B, shall be retained and fenced off from the development.

Reason: To ensure rear access remains to the properties in Napier Road in accordance with Policy T3 of the Medway Local Plan 2003.