Agenda item

River

Full planning permission for the change of use and conversion of Mountbatten House to provide 108 apartments together with the construction of a 12 storey extension to provide a further 56 apartments with 3no. flexible commercial floorspace at ground floor level, following demolition of the access ramps to/from the former bus station. Change of use and conversion of former bus station to provide car parking for the residential units. Change of use of part of the third floor level roof area of Mountbatten House to provide residential facilities (waste and recycling), cycle parking. Construction of rooftop restaurant on Mountbatten House together with public and residential roof gardens. The construction of a feature entrance to the Pentagon Shopping Centre. Construction/installation of pop up containers for shops, kiosks and cafe outlets in the lower level of the former bus station facing the new public square. Installation of flag/banner facade to taxi rank and former bus station fronting The Brook. Public realm and landscaping works including provision of a public square.

Discussion:

The Head of Planning drew attention to the supplementary agenda advice sheet and suggested that if the Committee was minded to approve the application, reference to the proposed Section 106 be deleted and replaced with two new conditions numbered 41 and 42. He explained that as owner of the site, it was not possible for the Council to enter into a Section 106 agreement with itself.

He also drew attention to a replacement condition 22 also set out on the supplementary agenda advice sheet.

Other additions/amendments on the supplementary agenda advice sheet included one further representation received since despatch of the agenda, an amendment to the relevant planning history and an addition to the planning appraisal.

The Head of Planning outlined the planning application in detail and displayed indicative plans for the site. He reminded the Committee that prior approval had been granted on 1 May 2018 to convert the offices to 112 residential dwellings but these works had not commenced.

He advised the Committee that the current proposed development had been drawn up following a design competition and had been considered and supported by Medway’s Design Review Panel and Heritage England. In addition, the application had undergone detailed pre-application discussions with officers. It was considered that the proposed development would be a significant improvement to the existing site and complement other residential developments being progressed at Chatham Waterfront.

The Head of Planning confirmed that although parking provision would be included within the development, this site was in a sustainable location having regard to its close proximity to both the bus and railway station.

It was confirmed that 25% affordable housing would be provided with an element of affordable housing within the development and the remainder being located off site in Chatham. He advised that had the Council decided to proceed with this development through either the prior approval scheme or by using vacant building credits, if would have been possible to reduce the level of affordable housing but it was considered important that the scheme should deliver 25% affordable housing.

The Committee discussed the application and in response to questions, the Head of Planning further advised upon the following:

•           The landlord (i.e. the Council) would be responsible for maintaining public residential open space areas but maintenance of the roof top restaurant/bar area would be the responsibility of the operator under a management agreement.

•           The provision and location of air conditioning units and telecommunication/satellite facilities would be subject to proposed conditions.

•           Specific laundry areas were not included within the development and therefore the occupier of each flat would have responsibility for their own laundry.

•           The temporary banners should only be in place for 5 years from the date of the planning permission.

•           The timeline for the development would depend upon completion of the Compulsory Purchase Order, Building Regulations and the procurement process.

•           Although only 22 electric vehicle charging points would initially be provided, the remaining 85% could be readily provided when needed in the future. However, it was also noted that the changes to the sale of petrol vehicles would only affect the sale of new vehicles purchased from 2030 and not second-hand vehicles.

The Committee discussed the application having regard to its prominent position in the town centre and its visibility, due to its height, and whilst there was general support for the development, some Members considered the existing building to be ugly, outdated and a blight to the area and suggested that it be demolished. The Head of Planning informed the Committee that demolition of the building was not an option. He advised that the site had been vacant for many years and the current proposal sought to improve the building, bring it into use and provide much needed residential accommodation which would help to revitalise and regenerate the town centre.

Decision:

Approved subject to conditions 1 – 21 and 23 – 40 as set out in the report for the reasons stated in the report and replacement condition 22 and new conditions 41 and 42 as set out below:

22.       Notwithstanding the submitted details, no dwelling herein approved shall be occupied until the location of 147no. parking spaces within the former bus station and/or Pentagon rooftop area has been submitted to and agreed in writing by the Local Planning Authority.  The approved parking spaces shall be provided, surfaced and drained in accordance with details submitted to and approved in writing by the Local Planning Authority prior to the first occupation of any residential dwelling herein approved. Thereafter these parking spaces 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 2015 (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 reserved parking space.

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 Policy T13 of the Medway Local Plan 2003.

41.       No development shall commence until a scheme to address the impact of the Development on the Special Protection Areas of the Thames Estuary and Marshes and the Medway Estuary and Marshes through a contribution towards strategic mitigation measures of £41,063.96 towards SAMMS (bird contribution) has been submitted to and agreed in writing with the Local Planning Authority. The payment shall be made in full in accordance with the agreed payment method before any development shall commence on the site.

Reason:  To ensure adequate measures are in place to mitigate potential significant adverse effects on the Medway Estuary and Marshes SSSI, SPA and RAMSAR in accordance with Policy BNE35 of the Local Plan and paragraphs 175 and 176 of the National Planning Policy Framework 2019.

42.       No development shall commence until details of an Affordable Housing Scheme has been submitted to and approved in writing by the Local Planning Authority for the provision of 25% affordable housing units in accordance with tenures and types of affordable housing to be agreed in advance with the Local Planning Authority. In the case of there being any off-site provision of affordable housing units those off-site units shall be practically complete prior to the first occupation of any of the dwellinghouses hereby permitted. A timetable for the delivery of the on-site affordable housing units and future management shall be included within the approved Affordable Housing Scheme. The affordable housing units shall thereafter be delivered in accordance with the approved Affordable Housing Scheme.

Reason:  To ensure the development provides affordable housing in accordance with Policies H3 and S6 of the Medway Local Plan 2003.