Agenda item

River

Partial demolition of existing buildings and construction of a part 4 storey part 5 storey residential student accommodation building (Class C2) comprising 103 bedrooms (including 3 for staff), with parking, amenity space and associated infrastructure.

Discussion:

The Planning Manager outlined the planning application and suggested that if the Committee was minded to approve the application, the proposed conditions be amended as set out on the supplementary agenda advice sheet.

She also informed the Committee of an amendment to the proposal description on the first page of the committee report and the proposal section of the report, an update to the representation section of the report and an amendment to the planning appraisal section as it related to archaeology, details of which were all set out on the supplementary agenda advice sheet.

The Committee discussed the application and it was suggested that due to the location of the premises, it was disappointing that there had been no Section 106 funding requested for the Heritage Action Zone (HAZ). The Head of Planning advised that during consultation on the planning application, no request had been received for funding for the HAZ but if the Committee wished this to be pursued, he could investigate this further outside of the meeting and if it was decided that this could be added, this could be dealt with under delegated authority.

It was suggested that Ward Councillors be involved in the allocation of the proposed funding for public realm improvements.

The Committee expressed concern that if developments at this site came through piecemeal, any opportunity for securing Section 106 funding for improvements at the Star Hill junction would be missed. In response, the Head of Planning advised that the land was currently divided into two parcels and the current application related to the smallest parcel. He advised that pre-application discussions were proceeding for the remaining section of land and if that came forward as one development, then the issue of funding improvements at the Star Hill junction could be considered at that stage.  

Decision:

Approved subject to:

a)            Subject to the applicant entering into a legal agreement under the terms of Section 106 of the Town and Country Planning Act 1990 to secure:

• £27,707 towards health improvements in capacity in primary care premises.

• £10,000 towards public realm improvements to Rochester High Street.

• £19,798.74 towards strategic measures in respect of the coastal North Kent Special Protection Areas (SPAs)/Ramsar sites.

• Meeting the Council’s costs.

b)            Conditions 1, 3 – 5, 7 – 15, 17 – 20 as set out in the report for the reasons stated in the report with conditions 2, 6, 16 and 21 amended and replaced as follows:

2.      The development hereby permitted shall be carried out in accordance with the following approved plans:

Received 30 July 2021:

29826B_013                Proposed Site Plan

29826B_008                Demolition Ground Floor Plan

29826B_009                Demolition First Floor Plan

29826B_010                Demolition Second Floor Plan

29826B_011                Demolition North and West Elevations

29826B_012                Demolition South and East Elevations

29826B_105 Rev B     Proposed Roof Plan

29826B_201 Rev A     Proposed Sections

29826B_203                Proposed North Elevation Facade

29826B_206                Proposed East Elevation Facade

Received 6 August 2021:

29826B_101 Rev D     Proposed First Floor Plan

29826B_103 Rev D     Proposed Third Floor Plan

29826B_104 Rev D     Proposed Fourth Floor Plan

29826B_200 Rev D     Proposed North and West Elevations

29826B_204 Rev A     Proposed West Elevation Facade

Received 12 October 2021:

29826B_100 Rev F     Proposed Ground Floor Plan

29826B_201 Rev D    Proposed South and East Elevations

29826B_202 Rev C    Proposed Street Elevations

29826B_206               Proposed South Elevation Facade

Received 28 October 2021:

29826B_102 Rev F     Proposed Second Floor Plan

Reason: For the avoidance of doubt and in the interests of proper planning.

6.    No development including demolition works but other than archaeological works shall take place until a Construction Environmental Management Plan (CEMP) in relation to that phase has been submitted to and approved in writing by the Local Planning Authority. The Construction Environmental Management Plan shall include amongst other matters details of hours of construction working; measures to control noise and vibration affecting nearby residents; dust and air pollution control measures; pollution incident control, piling details, bat mitigation measures indicated within the ecology report and site contact details in case of complaints. The demolition and construction works shall be undertaken in accordance with the approved Construction Environmental Management Plan.

Reason: Required before commencement of development in order to minimise the impact of the construction period on the amenities of local residents, wildlife and habitat and with regard to Policies BNE2, BNE37 and BNE39 of the Medway Local Plan 2003.

16. No development shall take place above ground floor slab level until details of the provision of 2 electric vehicle charging points has been submitted to and approved in writing by the Local Planning Authority. Details shall include the location, charging type (power output and charging speed), associated infrastructure and timetable for installation. The development shall be implemented in accordance with the approved details and shall thereafter be maintained in working order.

Reason: In the interests of sustainability in accordance with paragraph 112E of the NPPF.

21. The proposed development shall not be occupied, until a Parking/Operation Management Plan, has been submitted to and approved by the Local Planning Authority in writing. The agreed details shall include measures for pupil’s arrivals and departures and how on-site parking will be managed. The development shall operate within accordance with the approved Parking/Operation Management Plan thereafter.

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.

c)            The Head of Planning be granted delegated authority to approve the final wording of the archaeological condition.