Agenda item

Rainham North Ward

Construction of thirty three dwellings with associated access road, landscaping and car parking.

Discussion:

 

The Senior Planner outlined the application in detail for the construction of

thirty-three dwellings with associated access road, landscaping and car parking.

 

The Senior Planner brought Member’s attention to the supplementary agenda advice sheet which amended some recommendations:  the S106 Libraries figure should read £7,285 not £7,634.22 and changes to Condition 21 should show the correct date as 25 February 2025 for the Climate Change Verification not 25 December 2025.  An additional condition regarding carports to be added along with an additional informative regarding Biodiversity Net Gain.  An amendment to the Flooding and Drainage section of the report under the Planning Appraisal was set out on the supplementary agenda. 

 

The Committee discussed the application in detail and the Senior Planner confirmed that refuse vehicles could access and move around the site easily and no objections had been received regarding this.

 

The Senior Planner confirmed that the hedgerows were located within the shared space, and he explained that the applicant would be reminded that hedgerows could not be cut or trimmed during the nesting bird season.  He also clarified that the management company would maintain the biodiversity on site, including bat boxes, and swift boxes installation could be included within the Ecology Report.

 

The Chief Planning Officer confirmed that previous S106 contributions secured in the area were being allocated to the Highways Team for investment in options to improve and widen the Lower Rainham Road on that section where there were traffic lights at the bottom of Berengrave Lane.

 

The Chief Planning Officer explained the purchase of biodiversity units through a habitat bank.  There were currently no approved habitat banks set up within Medway, the applicant had agreed to purchase these units in the nearest site which was currently in Harrietsham.  However, if Medway had habitat banks set up by the time the development commenced, those units could be purchased within Medway.   Members requested further training on biodiversity and habitat banks.

 

The Senior Planner and Chief Planning Officer clarified that an informative would be added to ensure compliance with Kent Police advice regarding the Secure by Design.  It was also discussed that Southern Water require a connection charge for all new properties connecting to mains drainage. 

 

The Highways Consultant confirmed that he was consulted regarding parking and had assessed the report and had no objections.  He stated he had modelled any additional vehicles and considered it would have no impact to the local traffic. 

 

Decision:      

 

Approved subject to:

 

A.            The applicants entering into agreement under Section 106 of the Town and Country Planning Act to secure:

 

i.               £7,285 to improve equipment and facilities at Rainham Library.

 

ii.              £10,741.17 towards Safety and long term protection for the new EV charging ports at Cozenton Leisure Centre.

 

iii.             £7,634.22 for the provision, improvement and promotion of waste and recycling services.

 

iv.            £112,561.68 towards improvements to open space and outdoor formal sport within the vicinity of the development, including Great Lines Heritage Park, broken down as follows:

 

a.    To enhance open space facilities within the vicinity of the development, including Riverside Country Park = £106,933.60

 

b.    Medway’s Metropolitan park - Great Lines Heritage Park = £5,628.08

 

v.              £12,559.47 to contribute towards interpretation at the Guildhall Museum.

 

vi.            £60,834.51 for nursery provision within a radius of 2 miles from the development site and/or SEND education within Medway.

 

vii.           £149,321.37 for primary provision within a radius of 2 miles from the development site and/or SEND education within Medway.

 

viii.          £118,312.26 for secondary provision within Medway.

 

ix.            £31,144.08 towards sixth form provision within Medway.

 

x.              £20,000.00To assist with development of new square/civic space in Rainham Precinct Shopping Centre and improvements to the Shopping Centre and town centre gateways.

 

xi.            £80,000.00 towards community facilities in Rainham, including but not limited to St Margarets Church, Millenium Centre and the Oast Community Centre.

xii.           £27,897.21 health contribution to support the creation of additional capacity in Health Care premises required as a result of the increase in housing and resulting patient registrations.

 

xiii.          £12,232.64 towards strategic measures in respect of the coastal North Kent Special Protection Area.

 

xiv.         Meeting the Council’s costs.

 

xv.           Clause to ensure the proposed S278 works proposed as part of Transport statement (Ref; 425.065471.00001) received 25 February 2025 are undertaken prior to the occupation of any units. The works shall include Pedestrian crossing improvements at Chalky Band Road, Berengrave Lane and Station Road; and Wheelchair accessible kissing gates at either end of Berengrave Nature Reserve.

 

B.             Conditions 1 to 24 as set out in the report for the reasons stated in the report, with an amendment to condition 21 and a new condition and informative added:

 

Condition 21 – Amendment

 

The development herein approved shall incorporate the measures as set out in the Energy and Sustainability Statement 2114L-06-01-03 Issue-3 (received 25 February 2025). Prior to occupation a verification report prepared by a suitably qualified professional shall be submitted to and approved in writing by the Local Planning Authority confirming that all the approved measures have been implemented.

 

Reason: In the interests of sustainability and to positively address concerns regarding climate change in accordance with paragraph 162 of the National Planning Policy Framework 2024.

 

New Condition 25

 

The approved carports shall not be enclosed, and no other permanent

development shall take place, within or to the car ports whether or not

permitted by the Town and Country Planning (General Permitted

Development) Order 2015 (or any order amending, revoking or reenacting that Order). The car port parking spaces shall remain available for parking.

 

Reason: Development without provision of adequate accommodation for the parking of vehicles is likely to lead to hazardous on-street parking and in accordance with Policy T13 of the Medway Local Plan 2003.

 

 

Additional Informative

 

When submitting the Biodiversity Gain Plan to discharge the Biodiversity Net Gain condition the applicant should look at whether relevant habitat banks have been created and have credits available within the Medway area prior to securing credits out of Medway.