Agenda item

Strood North and Frindsbury Ward

Demolition of the existing CCTV Building and other ancillary buildings on site and construction of residential units inclusive of a live/work unit (Use Class F1 or Class E) , cafe/bar (Use Class Eb), public open space, earthworks including flood defences, landscaping, drainage and associated infrastructure.

Discussion:

The Service Manager - Development Management outlined the application in detail for the demolition of the existing CCTV building and other ancillary buildings on site and the construction of residential units inclusive of a live/work unit (Use Class F1 or Class E), cafe/bar (Use Class Eb), public open space, earthworks including flood defences, landscaping, drainage and associated infrastructure.

The Service Manager – Development Management stated that following the submission of the initial masterplan, which had far more properties proposed, this planning application had evolved to produce a better design and layout.  This proposal reflected the surrounding character of the area, incorporated the views across the river and reflected the historic buildings that were previously on the site.

The Service Manager – Development Management clarified that on pages 39 - 42 of the agenda, the Rochester Bridge Trust accepted the principle of the development on the site, however, it had made a number of points with many of them relating to highways matters which had been dealt with as set out in the report.

The Service Manager – Development Management stated this was a well-designed scheme, providing 195 homes along with the 41 conditions to secure a high-quality finish and completion of the development. 

With the agreement of the Committee, Councillor Hubbard addressed the Committee as Ward Councillor and outlined the following points in support of the application. 

• He was impressed with the design which considered the history of the former buildings that occupied the site, the Invicta Engineering Works Factory, the Aveling and Porter and the former Civic Centre and the old Rochester Bridge Station.
• He was pleased to see that the architect took on board Members comments especially the brick colour of the former Aveling and Porter building, which was a very important design feature.
• He was glad to see that the scheme would incorporate Jane’s Creek.
• Although he was very disappointed that the Council had demolished the former Civic Centre, which was Strood’s dominate gateway building, this site needed to be developed

The Committee discussed the planning application in detail noting the points raised by the Ward Councillor and the good architectural design on a  site that had been waiting for development for some time.  Members were pleased to see the 25% of affordable housing and the café/bar and terrace in the planning application which would provide stunning views across the river and towards Rochester.

As the River Medway was a tidal river and with rising sea levels, due to climate change, Members were concerned with flooding especially along the Esplanade.  The Chief Planning Officer confirmed that officers had liaised closely with the Environment Agency regarding flood protection and stated that new flood walls had been constructed and the land raised behind them to protect the proposed development from flooding.

The Chief Planning Officer advised that, following concerns from Members regarding traffic, this would be one of the most sustainable sites in Medway due to its proximity to two train stations, the bus station and improved cycle and pedestrian routes.  A reduction in car parking spaces from the Council’s standards was appropriate based on the sustainability of the site and its location and this in turn would reduce the impact on the local highway network. 

The Chief Planning Officer confirmed that a percentage of the affordable housing would be accessible for anyone with a disability.

Following a discussion that there would be no S106 contributions as the development was providing affordable housing, the Chief Planning Officer confirmed that following a viability assessment it was deemed that even reduced S106 contributions would not be viable. 

Although Medway Development Company Ltd (MDC) was the applicant, which was owned by Medway Council, their role was to appoint an architect to work closely with officers to produce this scheme.  MDC had not been given favourable treatment and developing a high-quality scheme that would stand the best chance of getting planning permission was the extent of their instruction at present.  The site had previously been to market and no developer had come forward to deliver a satisfactory, viable scheme.  MDC had produced a well worked out scheme and had considered the history and the heritage of the site and the surrounding area. 

It was, therefore, considered that the substantial benefits of the scheme demonstrably outweighed any harm which arose from the development being unable to support both S106 contributions and affordable housing provision, especially given that there was an agreement to deliver the affordable housing outside of any legal agreement.  

Members acknowledged and were pleased to see, within the landscaping of the site, a statue of Isaac Newell would be erected along with interpretation board showing the history of the site. Isaac Newell was born on the site and founded both the Colegio Commercial Anglicano Argentino and the football club Newell’s Old Boys.

Members requested that the foundation stone and commemorative plaque that was removed from site when it was cleared, be returned and placed somewhere within the development.

Decision:      

Approved subject to:

A.             The applicant paying the Strategic Access Management and Monitoring Strategy (SAMMS) contribution of £328.17 per dwelling (excluding legal and monitoring officer’s costs).

B.             Conditions 1 to 41 as set out in the report for the reasons stated in the report.