Agenda item
Planning application - MC/18/2961 - Land West of Town Road, Cliffe Woods, Rochester
- Meeting of Planning Committee, Wednesday, 20 March 2019 6.30pm (Item 919.)
- View the declarations of interest for item 919.
Strood Rural
Construction of ninety-two residential dwellings comprising of thirteen 2 -bedroomed, thirty-seven 3 - bedroomed, thirty-one 4 - bedroomed, three 5 -bedroomed dwellings and four 1 - bedroomed and four 2 - bedroomed apartments (Class C3), provision of 737sqm of employment floorspace to include offices and a nursery (Classes B1 and D1) with associated access, parking, public open spaces (play area), landscaping, new vehicular/pedestrian access from Town Road, provision of a pedestrian crossing, associated drainage, pumping station and earthworks.
Minutes:
Discussion:
The Head of Planning outlined the planning application in detail and suggested that if the Committee was minded to approve the application, a number of changes be made to the proposed Section 106 agreement and planning appraisal and condition 32, details of which were set out on the supplementary agenda advice sheet.
In addition, he advised the Committee that since despatch of the agenda, Kelly Tolhurst MP had objected to the application, details of which were also summarised on the supplementary agenda advice sheet.
The planning appraisal section of the report also required amendment on page 107 of the agenda to delete reference to ‘2.5 storey’ as all dwellings were proposed to be 1 or 2 storey only.
The Head of Planning outlined the planning history of another nearby site which was currently the subject of judicial review. He stated that application MC/18/2961 addressed the issue of sustainability as the proposal included provision of an office and nursery as part of the development. The applicants had also offered to fund the extension of the bus service for a 5 year period to commence upon first occupation. A new footway would be provided along Town Road with a puffin crossing to facilitate access from the development site to the recreation ground, other services in the village and the nearby bus stop. The existing speed warning sign would also be relocated further away from the village so as to slow traffic prior to reaching the village.
With the agreement of the Committee, Councillor Williams addressed the Committee as Ward Councillor and outlined the following concerns:
· The development will result in the loss of agricultural land.
· The development will lead to increased traffic congestion on the B2000 and air pollution.
· The village has narrow roads and extra traffic will exacerbate existing problems in generating more traffic movements through the village and add to congestion in Wainscott and on the Four Elms Hill roundabout.
· There are already difficulties in getting GP appointments in the village and there are problems in recruiting GP’s.
· Concerns relating to flooding and potential water shortages.
The Committee discussed the application having regard to the concerns raised by the Ward Councillor and a number of changes were suggested relating to the proposed Section 106 heads of agreement, including the possibility of investigating the introduction of a 20mph speed restriction on Town Road in the vicinity of the village.
The Head of Planning and Head of Integrated Transport responded to these suggested concerns.
In response to discussions relating to potential flooding, the Head of Planning confirmed that this was covered by conditions 10, 12 and 13.
The Head of Planning also advised that the applicant was proposing enhanced landscaping to mark the boundary of the site.
Decision:
Approved subject to:
a) A Section 106 Agreement under the terms of the Town and Country Planning Act 1990 being entered into to secure the following developer’s contributions:
i) A minimum of 25% (equal to 23) affordable dwelling houses.
ii) A contribution of £114,497.48 towards nursery school provision for one or more of Cliffe Woods Primary and/or St Helens at Cliffe.
iii) A contribution of £281,839.79 towards Cliffe Woods Primary and/or St Helens at Cliffe.
iv) A contribution of £156,189.40 towards secondary schoolprovision at either Hundred of Hoo Academy, a new Free School in the area and/or Strood Academy.
v) A contribution of £21,857.36 towards improvements to Cliffe Woods Community Centre.
vi) A contribution of £7,030.64 towards the provision of Youth Services to offer support for young people to access computer training for skill improvements which is vital to the youth community personal and social development and mental health ring fenced for the provision of Youth Services provided in Strood.
vii) A contribution of £56,768.60 towards support for the reconfiguration and equipping of premises that provide community health services, where possible enhancing the Walter Brice Centre subject to discussions with Medway Community Healthcare.
viii) A contribution of £4,200 towards offsetting the increase footfall impact on the Public Rights of Way RS42 which is a popular path to the east of Cliffe Woods.
ix) A contribution of £14,384.20 towards Waste and recycling to provide household containers for the collection of Recycling – use once bags and 240ltr wheeled brown bins to each property for the collection of food and garden waste.
x) A contribution of £229,055.16 investment to improve open space facilities within the vicinity of the development including:
Cliffe Woods Recreation Ground, improve allotment provision in Cliffe Woods and improving sports provision in the area as well as Great Lines Heritage Park to enhance open space facilities.
xi) A contribution of £132,660.00 for a period of 5 years (equal to £26,532.00/annum) to improve the frequency of bus service no. 133 with such improvements being closely monitored and such funding only being released on an annual basis upon proof that the service is being provided.
xii) A contribution of £8,500.00 toward bus shelter improvement at Cliffe Woods in View Road (Chatham bound).
xiii) A contribution of £22,053.32 towards bird mitigation measures.
xiv) A contribution of £5,000 to meet the cost of a traffic survey to assess whether a 20mph speed limit is required in Town Road near the village.
b) Conditions 1 – 31 and 33 and 34 as set out in the report for the reasons stated in the report and Condition 32 amended as follows:
32. Prior to first occupation of any part of the site, the speed limit sign on the B2000 shall be relocated as shown on drawing H-03 Rev P3 under the terms of S278 of the Highways Act.
Reason: In the interest of highway safety and in compliance with Policy T1 of the local plan.
Supporting documents: