Agenda item

Rochester West & Borstal Ward

Residential-led mixed use development comprising of residential units (Class C3) and commercial/community floorspace (Classes E and F) together with vehicular access off High Street and Bardell Terrace, vehicle (including on site and on street spaces), cycle parking provision, private amenity space, landscaping, engineering works, public realm, and associated works.

Discussion:

The Senior Planner outlined the application in detail for a residential-led mixed use development comprising of residential units (Class C3) and commercial/community floorspace (Classes E and F) together with vehicular access off High Street and Bardell Terrace, vehicle (including on site and on street spaces), cycle parking provision, private amenity space, landscaping, engineering works, public realm, and associated works.

The Senior Planner brought Members’ attention to the supplementary agenda advice sheet which stated amendments to conditions 17, 32 and 37. 

With the agreement of the Committee, Councillor Paterson addressed the Committee as Ward Councillor and raised the following concerns:

• Objections from residents were raised which included massing and the height and scale of the development.
• Concerns were raised regarding the loss of views of Rochester Cathedral and Rochester Castle.
• The 4-way crossing would be the beating heart of this development, and it was important to get the crossing right. 
• Once details of the wayfinding and interpretation of the scheme were submitted, as referenced in condition 36, could the relevant Ward Councillors be consulted.

The Committee discussed the application in detail and Members were pleased to acknowledge that the developer had taken account of Members concerns, that had been discussed at various meetings they had attended, with this revised plan.  Members were in favour of the reduction of massing and the  improvements to public spaces. 

Concerns were raised that the 4-way junction would cost approximately

£1 million, however, the S106 contribution was only a fifth of that total amount.  The remainder of the works would need to be funded from other future developments in the area.  This would be a complex junction and if the total funding could not be secured then the developer would build out a more scaled back crossing. 

The Senior Planner explained that the public realm and open spaces would be maintained by the management company on site and future maintenance fees would be covered within the rental costs.  Medway Council would not have to adopt these areas as they would be covered within the development. 

The Senior Planner clarified that a viability assessment had been submitted and it demonstrated that although the scheme was not viable for affordable housing, the applicant had agreed to provide 10% affordable housing. 

Decision:      

Approved to grant delegated powers to approve, subject to the resolution of the remaining highway/parking negotiations to the satisfaction of the Chief Planning Officer (including any required additions or amendments to relevant conditions or clauses in the Section 106) and the completion of a Section 106 and subject to the conditions in the agenda.

A.       Section 106 agreement to secure the following:

i.               £97,167.92 towards strategic measures in respect of the coastal North Kent Special Protection Areas (SPAs)/Ramsar sites.

ii.              The provision of 10% affordable housing.

iii.             £200,000 towards the wider Star Hill Junction improvements

Or

Provision of lesser junction works under s278 works up to the same value.

B.       With conditions 1 to 47 as set out in the report for the reasons stated in the report, with amendments to conditions 17, 32 and 37 as follows:

Amendment to Condition 17

No development shall take place above slab level within a phase or sub-phase until a scheme of acoustic protection against transport noise within that phase or sub-phase has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of acoustic protection sufficient to ensure internal noise levels (LAeq,T) no greater than 30dB in bedrooms and 35dB in living rooms with windows closed. Where the internal noise levels will be exceeded with windows open, the scheme shall incorporate appropriate acoustically attenuated mechanical ventilation. The scheme shall include details of acoustic protection sufficient to ensure that some areas of amenity/garden achieve a noise level of 55dB (LAeq,T). The development shall be implemented in accordance with the relevant approved details prior within each phase or sub-phase to the occupation of any part of that phase or sub-phase to which the approved details relate and shall thereafter be retained.

Reason: To safeguard conditions of amenity in accordance with Policy BNE2 of the Medway Local Plan 2003.

Amendment to Condition 32

Prior to the occupation of the use class E/F unit a scheme to minimise the transmission of noise from the use of the premises, shall be submitted to and approved in writing by the Local Planning Authority. Noise from the premises should be controlled, such that the noise rating level (LAr,Tr) emitted from the development shall be at least 10dB below the background noise level (LA90,T) at the nearest residential facade. All measurements shall be defined and derived in accordance with BS4142: 2014. All works which, form part of the approved scheme shall be completed before any part of the development is occupied and shall thereafter be maintained in accordance with the approved details.

Reason: To ensure no long-term detrimental harm to conditions of amenity in accordance with Policy BNE2 of the Medway Local Plan 2003.

Amendment to Condition 37

A scheme of sound insulation shall be presented to the Council to demonstrate that noise intrusion levels to the apartments above do not exceed 17 dB LAeq (5 minutes) at any time.

Reason: To safeguard conditions of amenity in accordance with Policy BNE2 of the Medway Local Plan 2003.