Agenda item

Hoo St Werburgh and High Halstow Ward

Approval of the Reserved Matters of appearance, landscaping, layout and scale for the erection of 100 dwellings alongside associated landscape, works and infrastructure, and the discharge of conditions 5, 6, 7, 8, 9, 10, 12, 18, 20, 23, 24 and 27 in relation to planning permission MC/19/3129.

Councillor Pearce left the meeting for this item to speak as Ward Councillor.

Discussion:

The Senior Planner outlined the application in detail for the approval of the Reserved Matters of appearance, landscaping, layout and scale for the erection of 100 dwellings alongside associated landscape, works and infrastructure, and the discharge of conditions 5, 6, 7, 8, 9, 10, 12, 18, 20, 23, 24 and 27 in relation to planning permission MC/19/3129.

The Senior Planner brought Member’s attention to the supplementary agenda advice sheet which removed condition 4, renumbered the remaining conditions and added a new condition which related to landscape maintenance and management.

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

• Walter Brice Surgery was not a GP surgery, it was a medical centre run by the NHS.  There were only two surgeries in Hoo and they were:  Elms Medical Practice, next to the Walter Brice Centre and St Werburgh Medical Practice.
• This development would be car reliant as the nearest bus stop and shops were ¾ mile away.  Although it could be walked to within 13 minutes, it could take up to 45 mins for others and the footpath on Stoke Road was dangerous. 
• Concerns were raised regarding the poor health care facilities in the area.  There were only 2 pharmacies in the whole of the Hoo Peninsula.  If more houses were built, they would not be able to cope as they were struggling now.
• Hoo St Werbugh and Chattenden Parish Council and Ward Councillors had grave concerns regarding the play area, which they considered was an inferior play area compared to others on the Peninsula.  It was of poor quality and the proposed floor treatment was considered dangerous.  Young children needed somewhere safe to play.
• Regarding the creation of a new community orchard, it seemed strange that the site that would be built on was the last ancient wood orchard on the Hoo Peninsula.  

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

• The outline planning application was agreed in 2022, and the reserved matters application was submitted in November 2024 which was just a few weeks before the outline permission expired.  The original application was intended to be modular housing; this revised application would provide a better scheme of development.
• Medway Council had not yet carried out a Road Safety Audit of Stoke Road.  There were narrow sections of footpath that were not compliant for wheelchair users or prams which did not provide safe walking.  This audit should be submitted before the development commenced.
• There were no bus routes on Stoke Road and into the Kingsnorth employment area.
• There were no primary school places for families moving in. They were at full capacity.  Increasing the primary school capacity after the houses were approved and built, would mean the residents would have to suffer in the interim.
• An appropriate assessment concerning the impacts on nearby habitats should be submitted as the proposal had the potential to have a harmful effect on Sites of Special Scientific Interest (SSSIs).  There could be a negative disturbance from people and the predation of wildlife by pets. 

The Committee discussed the planning application noting the concerns outlined by the Ward Councillors and were concerned with the poor condition of the footpaths especially as children would use them to walk to school.  The Chief Planning Officer recognised that improvements to the footpaths were required immediately and that in places the verges that ran along Stoke Road restricted pedestrian movement.  A S106 contribution of £100,000 had been allocated for the improvement of footpaths and the provision of bridal ways and further discussions need to take place on where that money could be best spent.

The Chief Planning Officer explained, following concerns regarding the play area, that the Play Team had reviewed the play facilities and deemed them to be satisfactory.  The floor surfacing could be looked at in more detail and further discussions could be had with the applicant regarding improving the play areas.

Following concerns regarding the local buses, the Chief Planning Officer stated that there were inadequacies with the bus services in the area.  He stated that he was in consultation with employers at Kingsnorth and Arriva Buses on provision of a public bus service that would travel along Stoke Road.

The Senior Planner clarified that Southern Water had a duty to provide water to all new dwellings.  An informative had been added for the applicant to liaise with Southern Water.  The Chief Planning Officer added that each developer must pay the Water Authority a connection charge for each dwelling to provide and improve the water supply.

The Chief Planning Officer noted that no drainage assessment had been undertaken, however, he was working closely with the Drainage Boards and as there were some flooding issues on the Peninsula, those issues were being taken forward into the Local Plan.

Concerns were raised regarding the health services on the Peninsula and the Chief Planning Officer acknowledged the pressures on the health infrastructure.  Conversations took place with the health authorities who continued to explore measures to address the improvements needed in the Peninsula and Strood area, as a priority.

The Chief Planning Officer confirmed that the approved outline planning permission would provide good public rights of way, walkable links to the village and play facilities on site.  The development would also provide good measures for moving around the local area without using motorised vehicles.  The development would be constructed by a small/medium house builder.  

Members discussed the application in front of them was for reserved matters, the outline planning application had already been approved.  Members discussed sustainable transport and they requested more investment and infrastructure for buses, cycling and walking.  Should this corridor be part of the Medway Local Cycle and Walking Plan?  The Chief Planning Officer confirmed that he was working with the Public Transport Team and would discuss this along with bus services and bus stops. 

Decision:      

Approved with conditions 1 to 7 as set out in the report for the reasons stated in the report with condition 4 being removed and the remaining conditions being renumbered and the inclusion of an additional condition which related to landscape maintenance and management.  The Chief Planning Officer would have further discussions with the applicant regarding the safety of the footpaths.

New Condition 7

Landscape maintenance and management

Prior to any handover of the maintenance of the public landscape areas to a management company, there must be a site visit involving the Local Planning Authority, the proposed landscape management company and the developer. The site visit will include a review of the site area proposed to be transferred to the management company and will assess whether the approved landscape plans had been implemented as approved, the condition and maintenance of all planting and what measures were necessary prior to a handover to the management company. The results of the site visit/walk over shall be submitted to and approved in writing by the Local Planning Authority and the agreed requirements in terms of re-planting/maintenance shall be undertaken prior to any hand over to the management company.

Reason: To ensure a satisfactory external appearance and provision for landscaping in accordance with Policies BNE1 and BNE6 of the Medway Local Plan 2003.

Councillor Pearce returned to the meeting.