Agenda item

Rochester West

Demolition of the existing building and erection of a part 6, part 5 storey building to provide 44 residential units together with associated car parking, cycle parking, hard and soft landscaping, tree removal, boundary treatment, access, utilities and other associated works.

Discussion:  

The Head of Planning outlined the application in detail and suggested that if the Committee was minded to approve the application, proposed conditions 13, 14, 19 and 24 be replaced with revised wording on the supplementary agenda advice sheet along with a new condition 28 also set out on the supplementary agenda advice sheet.

In addition, he drew attention to further representations received since despatch of the agenda confirming that both Historic England and the Lead Local Flood Authority had no comments or objections to the application.

The Committee was informed that in submitting the current application, the developers had taken on board previous concerns and had reduced a section of the proposed development from 7 storey to 6 storey to reduce the visual impact and dominance of the building.

The Committee discussed the application and in particular the benefit of the developer working with Countrysideon the potential expansion of the Car Club Scheme in Rochester to enable residents of this development having access to the Car Club.

Concern was expressed as to the quality of the railings provided on a nearby development and it was suggested that the applicant be required to provide a better quality product at this development site. In response, the Head of Planning confirmed that this had already been the subject of discussion with the applicant and was covered by proposed condition 17.

It was further suggested that in the future, consideration be given to the expansion of the Car Club to include other residents of Rochester, particularly those living in the historic town centre who had very little access to car parking. The Head of Planning supported this suggestion.

Decision: 

Approved with conditions 1 – 12, 15 – 18, 20 – 23 and 25 – 27 as set out in the report for the reasons stated in the report and conditions 13, 14, 19 and 24 amended as follows and new condition 28 as follows:

13.       No development shall take place other than demolition, contamination investigation and remediation works, archaeological works and earthworks until a scheme showing details of the disposal of surface water, has been submitted to and approved in writing by the Local Planning Authority in consultation with the Lead Local Flood Authority.

Those details shall include (where applicable):

i.          Details of the design of the scheme (in conjunction with the landscaping plan where applicable).

ii.         A timetable for its implementation (including phased implementation).

iii.        Operational maintenance and management plan including access requirements for each sustainable drainage component.

iv.        Proposed arrangements for future adoption by any public body, statutory undertaker or management company.

The development shall be undertaken in accordance with the agreed scheme.

Reason: To manage surface water during and post construction and for the lifetime of the development as outlined at Paragraph 165 of NPPF.

14.       Prior to the first occupation of any building (or within an agreed implementation schedule) a signed verification report carried out by a qualified drainage engineer (or equivalent) must be submitted to and approved by the Local Planning Authority to confirm that the agreed surface water system has been constructed as per the agreed scheme and plans. The report shall include details and locations of critical drainage infrastructure (such as inlets, outlets and control structures) including as built drawings, and an operation and maintenance manual for the unadopted parts of the scheme as constructed.

Reason: This condition is sought in accordance with paragraph 165 of the NPPF to ensure that suitable surface water drainage scheme is designed and fully implemented so as to not increase flood risk onsite or elsewhere.

19        Notwithstanding submitted drawings, no development above ground floor slab level shall take place until full details of a hard and soft landscape scheme has been submitted to and approved in writing by the Local Planning Authority. Plans and information provided shall include:

-           details of existing and proposed finished ground levels, means of enclosure, car parking layouts, cycle parking for visitors, other vehicle and pedestrian access and circulation areas, all paving and external hard surfacing, lighting and services (including drainage), tree grilles, minor artefacts and structures (seating, refuse receptacles and raised planters). Soft landscape works, including details of planting plans, tree positions, planting build ups, written specifications (including cultivation and other operations associated with grass, tree and planting establishment, aftercare and maintenance); schedules of plants, noting species, plant sizes, root treatments and proposed numbers/densities where appropriate; and

-           a timetable for implementation.

The development shall be implemented in accordance with the approved details and timetable and any trees or plants which within 5 years of planting are removed, die, or become seriously damaged or diseased so as to impair their successful establishment, shall be replaced in the next planting season with others of a similar size and species.

Reason: To ensure a satisfactory external appearance and provision for landscaping in accordance with Policies BNE1 and BNE6 of the Medway Local Plan 2003.

24.       No part of the development shall be occupied until a Parking Management Plan has been submitted to and approved in writing by the Local Planning Authority. The Parking Management Plan shall contain details of how; the parking spaces within the development are to be provided, managed and preserved for use by future residents and their visitors; provision of annual membership for future residents to access a car club scheme in the vicinity; agreement that future residents will not be eligible for any residents’ parking permit schemes in operation in the local area. The Parking Management Plan shall be implemented in accordance with the approved details prior to the first occupation of the development and shall thereafter be retained.

Reason: To ensure that the development permitted does not prejudice conditions of highway safety or efficiency outside of the site and to accord with Policy T13 of the Medway Local Plan 2003.

28.       No development shall take place until details of flood resilience and resistance measures specific to the development have been submitted to and approved in writing by the Local Planning Authority. Such details shall include:

-           Demonstration that the finished floor levels will be a minimum of +900mm above current ground level.

-           Details of flood resilient building materials to be used.

-           Details of safe access and egress.

The development shall be undertaken in accordance with the agreed details.

Reason: This condition is sought in accordance with Paragraph 001 of National Planning Policy Guidance (NPPG): Flood and Coastal Change to ensure that the development is appropriately flood resilient and resistant for its users for the developments lifetime.