Agenda item

Luton Ward

Demolition of a two-storey building (E Class and C3 Class) and single storey building (E-Class) and construction of a four-storey building comprising 24 x self-contained flats (13 x 1-bedroom and 11 x 2-bedroom flats), 3 x commercial units and 3 x offices with associated refuse/recycling and cycle store.

Discussion:

The Service Manager - Development Management outlined the application in detail for the demolition of a two-storey building (E Class and C3 Class) and single storey building (E-Class) and the construction of a four-storey building comprising 24 x self-contained flats (13 x 1-bedroom and 11 x 2-bedroom flats), 3 x commercial units and 3 x offices with associated refuse/recycling and cycle store.

The Committee considered the application noting that it was overbearing and an overdevelopment of the site, out of character with the surrounding buildings and area and would fail to meet the needs of future occupants including unacceptable low levels of daylight, which could be harmful for residents’ wellbeing. 

Members stated the site was suitable for development, however, this planning application was unacceptable.  They suggested that as the area needed regeneration, if a better scheme could be submitted, it could be brought back to this Planning Committee for consideration. The Chief Planning Officer confirmed he would discuss this further with the developer. 

Decision:      

Refused for the following reasons: 

1          The proposed development would represent an overdevelopment of the site, that would result in a dominant building, out of character with the surrounding built form, by virtue of its design, scale, mass, height and relationship to the neighbouring non-designated heritage asset and is considered to be contrary of Policy BNE1 of the Medway Local Plan 2003 and paragraphs 131, 135 and 209 of the National Planning Policy Framework 2023 (December).

2          The proposed development fails to meet the needs of future occupants as it would result in unacceptable levels of daylight to some habitable room windows. The development is considered to be contrary to Policy BNE2 of the Medway Local Plan 2003 and paragraph 135 of the National Planning Policy Framework 2023 (December).

3          The development would result in unacceptable overlooking to the neighbouring property and would be viewed as a dominant form of development from neighbouring property windows and garden area. The development is considered to be contrary to Policy BNE2 of the Medway Local Plan 2003 and paragraph 135 of the National Planning Policy Framework 2023 (December).

4          The application fails to address the impact of the proposal on the Special Protection Areas of the Thames Estuary and Marshes and the Medway Estuary and Marshes through either the submission of details to allow the undertaking of an Appropriate Assessment or via a contribution towards strategic mitigation measures.  In the absence of such information or contribution, the proposal fails to comply with the requirement of the Conservation of Habitat and Species Regulations 2010 and is contrary to Policies S6 and BNE35 of the Local Plan and paragraphs 186 and 187 of the NPPF.

5          In the absence of a suitably worded legal agreement, the application fails to mitigate the additional demand from development, with regard to the services provided within the Medway area, through the lack of secured contributions in line with the Medway Council's Developer Contributions Guide 2019 and is contrary to Policy S6 of the Local Plan and paragraph 57 of the NPPF.

The Chairperson thanked George Stow, Highways Consultant, for his hard work as this was his last Planning Committee and wished him all the best for his future and welcomed Steven Ward who would be the Highways Consultant at future Planning Committee meetings.