Agenda item

Strood Rural

Construction of 8no. units for Class B2/B8 use  (with ancillary trade counter(s)) and sui generis use(s) within the specified categories: ((i) Storage, distribution of sales of tiles, floor coverings, bathroom and kitchen furniture and fittings and other building materials; (ii) Machinery, tool and plant hire; (iii) Auto Centre for fitting and associated sale of tyres and car parts (including MOT); and (iv) Plumbers and Building Merchants) totalling 12,300 sqm, together with  the creation of new access and parking.

Discussion: 

The Head of Planning referred to the planning application and drew attention to a number of suggested amendments to proposed conditions set out on the supplementary agenda advice sheet.

In addition, he drew attention to a correction to the location of the application site in that it was in Anthony’s Way not St Anthony’s Way.

The supplementary agenda advice sheet also set out an amendment to the ecology and biodiversity section of the planning appraisal section of the report.

The Head of Planning referred to the planning history for the site and informed the Committee that a previous application on this site had been discussed by the Committee in June 2019 after an appeal against non determination. The Committee had subsequently decided that had it been in a position to determine that planning application, it would have been refused on the grounds that insufficient information had been submitted to demonstrate that the traffic generated by the development would not be detrimental to the capacity, functioning and safety of the public highway. The appeal had subsequently been allowed on 20 September 2019 and this was now a material consideration in the determination of the current planning application.

The Head of Planning outlined the basis of the current application and advised the Committee that the recent appeal proposal was a reduced scheme to that previously proposed and to the Sainsbury’s superstore plus park and ride facility. The recent appeal scheme had been the subject of a retail assessment and it was considered that it would not provide any harm to the retail centres of Strood, Chatham or Gillingham by virtue of the proposed uses. The current application did not include any retail and was purely for an employment (B2 and B8 uses) scheme.

In appreciating the Council’s concerns regarding traffic generation, the applicants had offered to make financial contributions for improvements to the Medway City Estate roundabout and a Medway City Estate wide travel plan.

The Committee discussed the planning application and, in particular, the proposed traffic and ecological measures. It was confirmed that both the Council’s ecologist and the applicant’s ecologist had confirmed that reptiles had not re-colonised at the site. However, the Head of Planning agreed to speak to the ecologists again and if an additional condition or a new survey was required, this could be added under his delegated authority

In response to the Committee’s concerns, the Head of Planning suggested that under delegated authority, he review the proposed wording of condition 19 to see if the issue of landscape maintenance could be added, if not, he would add a further condition.

Both the ecological and landscape maintenance issues would be agreed in consultation with the Chairman, Vice Chairman and Opposition Spokesperson before a decision notice was issued.

Decision:

Approved subject to:

a)            A unilateral undertaking for the following contributions:

·          £90,805 to be secured for the improvements on the Medway City Estate Roundabout.

·         £29,195 to be secured for a Medway City Estate wide travel plan.

b)            Conditions 1 –12 as set out in the report for the reasons stated in the report, conditions 13 and 14 amended as set out below, the deletion of proposed condition 17 resulting in proposed conditions 18, 19 and 20 being renumbered 17, 18 and 19 subject to revised number 18 being amended as set out below:

13        No development above slab level shall take place until full details of the following highway improvements as shown on the approved plans have been submitted to and approved in writing by the Local Planning Authority:

a)         relocation of bus stop

b)         implementation of pedestrian informal crossing

c)         additional footpath to the front of the site

The approved details shall thereafter be implemented in full prior to first occupation of the development

Reason: to ensure the development preserves conditions of highway safety, pedestrian safety and the free flow of traffic, in accordance with Policies T1, T2 and T3 of the Medway Local Plan.

14        No commercial unit/building herein approved shall be occupied until the area shown on the submitted layout as vehicle parking space for that unit/building has been provided, surfaced and drained.  Thereafter it shall be kept available for such use and no permanent development, whether or not permitted by the Town and Country Planning (General Permitted Development) Order 2018 (or any order amending, revoking or re-enacting that Order) shall be carried out on the land so shown or in such a position as to preclude vehicular access to this parking.

Reason:  Development without provision of adequate accommodation for the parking of vehicles is likely to lead to hazardous on-street parking and in accordance with Policies T1 and T13 of the Medway Local Plan 2003.

18.      Prior to first occupation, electrical infrastructure for the provision of a minimum of 10% of parking spaces to be Electric Vehicle Charging Points shall be provided. Charging points for 5% of parking spaces shall be provided prior to first occupation of the development.  Details of the type and location of the points and the phasing of the remaining 5% provision shall be submitted to and approved by the Local Planning Authority prior to first occupation of the development and implemented as approved.

            Resolved: In the interests of improving air quality and to comply with Policy BNE24 of the Medway Local Plan 2003.

c)            It be noted that the Head of Planning will discuss with ecologists the possible re-colonisation of reptiles at the application site and if necessary add a further condition or require a further ecological survey under delegated authority in consultation with Chairman, Vice Chairman and Opposition Spokesperson.

d)            The Head of Planning will also review the wording of condition 19

to including reference to landscape maintenance. If this cannot be added to condition 19, under delegated authority the Head of Planning  will add a further condition in consultation with the Chairman, Vice Chairman and Opposition Spokesperson.