Agenda item

Peninsula Ward

Outline planning application with all matters reserved except access (to be taken from Eschol Road) for the construction of flexible EG (iii)/B2/B8 use class buildings, sui generis uses for energy uses and a lorry park, together with servicing, parking, landscaping, drainage, remediation, demolition and earthworks.

Discussion:

The Planning Consultant explained this was an outline planning application with all matters reserved except access (to be taken from Eschol Road) for the construction of flexible EG (iii)/B2/B8 use class buildings, sui generis uses for energy uses and a lorry park, together with servicing, parking, landscaping, drainage, remediation, demolition and earthworks.

The Planning Consultant clarified this proposal was for a large development of a former major coal-fired power station which was decommissioned in 2012.  The jetty on site would be retained, however, was not part of the application.

The Planning Consultant discussed the additional supplementary agenda and two further conditions to ensure that the energy waste element of the application did not have a significant adverse impact on the waste hierarchy. 

The waste strategy, which was set out in the report, explained that any excess heat generated by the plant would be used for the site only, however not as a commercial entity.  It may be possible to expand to provide energy for new homes if proposed in the area but that would be considered in the future.

The application would require improvements to the local roads to ensure that there would be no severe harm to the highway network or a worsening of the air quality in the vicinity. The Head of Planning would be given delegated powers to negotiate suitable payments to be secured by a section 106 agreement towards improvements to key highway infrastructures.

The applicant had provided significant information relating to the potential impact of the proposal on the ecological value of the application site and surrounding area.

The Committee considered the application noting that:

• Whether the 2,055 jobs, mentioned in the report, would be on site when completed or would the number include the construction works? The Planning Consultant confirmed the numbers were indicative as this was an outline application with the final numbers clarified as development of the site proceeded through reserved matters applications.
• Under Condition 20, a Landscape and Ecological Management Plan (LEMP), the Planning Consultant suggested adding a 10% net gain for biodiversity as the site was of international importance.
• Members asked whether to include “a requirement for alternative methods of travel” rather than just encourage alternative methods of travel.
• Could parking be future proofed and significantly more electric charging points be added. 
• Although it was discussed that the jetty was not included in the current application, it was questioned, could the jetty, if viable, be used in the future for delivery of goods or supplies rather than be transported by road.
• Recommendations A and B on page 37 of the report – a Member requested a deferral to be able to see where the S106 monies were being distributed rather than it just being delegated to the Head of Planning.
• The Planning Consultant confirmed that the Housing Infrastructure Fund (HIF) process was underway and although the HIF was for housing, those residents living in the area would need sustainable and local employment. 
• As the proposed train station would be approximately a 45-minute walk from/to the site, it was asked whether a shuttle bus proposal be added to the conditions.  
• Concerns were given regarding the increased amounts of traffic and lorries in the local area and on the highways network.

Members noted this site was allocated for employment development, including power generation, in the 2003 Local Plan and there had been discussions for almost 20 years to try and bring this forward.  They welcomed the job opportunities and acknowledged the implications it had on the traffic in the local area.

Decision:      

Approved subject to additional delegation to the Head of Planning for minor changes to the conditions and to reflect the comments from Members

1. 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 contributions towards the necessary highway improvements.

2. Delegated Powers be given to the Head of Planning to negotiate suitable payments towards the improvements to key highway infrastructure from the site towards Medway and the M2. Such contributions sought shall be proportionate to the level of traffic generated by the scheme when assessed against other commitments within the Peninsula. The outcome of the negotiations to be reported back to Planning Committee for agreement.

3. Conditions 1 to 55 as set out in the report for the reasons stated in the report and to add two further conditions as set out in the supplementary agenda advice sheet no 3.

56. Prior to the commencement of the energy production facility, the undertaker must submit to the relevant planning authority for approval a scheme, which sets out arrangements for maintenance of the waste hierarchy in priority order and which aims to minimise recyclable and reusable waste received at the authorised development during the commissioning and operational period of the authorised development (the “waste hierarchy scheme”).

The waste hierarchy scheme must include details of:

(a)  the type of information that must be collected and retained on the sources of the residual waste after recyclable and reusable waste has been removed;

(b)  the arrangements that must be put in place for ensuring that as much reusable and recyclable waste as is reasonably possible is removed from waste to be received at the authorised development, including contractual measures to encourage as much reusable and recyclable waste being removed as far as possible;

(c)  the arrangements that must be put in place for ensuring that commercial suppliers of residual waste operate a written environmental management system which includes establishing a baseline for recyclable and reusable waste removed from residual waste and specific targets for improving the percentage of such removed reusable and recyclable waste;

(d)  the arrangements that must be put in place for suspending and/or discontinuing supply arrangements from commercial suppliers who fail to retain or comply with any environmental management systems;

(e)  the arrangements that must be put in place for the provision of an annual waste composition analysis undertaken by the undertaker, with the findings submitted to the relevant planning authority within one month of the sampling being undertaken; and

(f)    the form of records that must be kept for the purpose of demonstrating compliance with (a) to (e) and the arrangements in place for allowing inspection of such records by the relevant planning authority.

The waste hierarchy scheme must be implemented as approved under the requirements as set out above.

Reason: To ensure that the proposal is designed in such a way as to protect the waste hierarchy, and to provide a sustainable form of development within the site.

57. The Energy from Waste plant hereby permitted shall not be functional without a suitable level of heat being supplied to the proposed units within the Medway One Estate. A report providing details of the heat production, and the level of heat to be supplied to the future units within the site shall be submitted to the local planning authority and agreed in writing prior to the first occupation of any unit or phase.

Reason: To ensure that the proposal is designed in such a way as to protect the waste hierarchy, and to provide a sustainable form of development within the site.