Agenda item

Hoo St Werburgh & High Halstow Ward

Outline application with all matters reserved for construction of up to 75 dwellings with associated works and infrastructure - demolition of existing buildings and structures.

Discussion:

The Senior Planner presented the application which sought outline planning permission with all matters reserved for the construction of 75 residential units, with associated works and infrastructure. Alongside the demolition of the existing equestrian and VHF Transmitter buildings and structures onsite. Members’ attention was drawn to the supplementary agenda advice sheet which set out 10 further objections received in relation to the application. However it was noted that the matters raised had been dealt with in the main report or would be addressed at the Reserved Matters stage, therefore the recommendations remained unchanged.

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

·                 Overdevelopment - Stoke Road had previously been a quiet rural lane, characterised by farming activity and orchards on both sides but had experienced significant loss of local character due to large?scale housing developments since 2016, and the extensive development had fundamentally altered what was once the centre of the local farming community. Mirroring the experience on nearby Bells Lane, now considered unsafe for pedestrians and motorists due to overdevelopment and insufficient road improvements.

·                 Highway safety - despite repeated concerns raised with Medway Council, no meaningful highway safety improvements had been delivered for Stoke Road. Sections of the road had a footpath on only one side, and other stretches had footpaths too narrow for prams or wheelchairs, which was unacceptable and potentially non?compliant. A road safety audit had been requested, but no update or assurance had been provided. Many residents considered the situation to be ‘an accident waiting to happen.’

·                 Ash tree – Jones Homes had felled a mature English ash tree opposite the site, despite having previously stated in writing that it would be retained. The tree had been valued by residents, and its removal caused concern about the reliability of commitments made by the applicant.

The Committee discussed the planning application noting the officer presentation, the report, the supplementary advice sheet and the points raised by the Ward Councillor.

In response to some concerns raised during the discussion and by the Ward Councillor, the Senior Planner firstly advised that the applicant was not Jones Homes which was a different site and incident. With reference to air quality, the proposed condition 26 required submission of an emissions mitigation statement. The Senior Planner had visited the footpath which appeared wide enough for a pushchair and person overtaking and deemed it adequate.

Decision: 

APPROVED subject to:    

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

i.                 A minimum of 25% affordable housing.

ii.                £17,023.50 to improve equipment and facilities at Hoo Library.

iii.              £23,354.25 towards improvements at Hoo Leisure Centre.

iv.              £17,838 for the provision, improvement and promotion of waste and recycling services.

v.               £83.995.22 towards improvements to open space and outdoor formal sport within the Hoo area.

vi.                    £142,143.00 for mainstream nursery provision within 2 miles of development site and /or SEND Education in Medway.

vii.            £318,991.54 for mainstream primary provision within 2 miles of development site and/or SEND Education within Medway.

viii.            £276,443.25 for mainstream or SEND secondary provision within Medway.

ix.              £51,978.21 for mainstream or SEND Sixth form provision within Medway.

x.               £65,183.25 health contribution towards extension/refurbishment or upgrading of existing proactive premises within the vicinity or contribution to a new facility.

xi.              £5,625 for PROW and £3,750 towards the England Coast Path improvements within the vicinity of the site.

xii.            £224,000 towards Public Transport provision improvements.

xiii.           £308,000 Off site highways improvements.

xiv.          £ 18,375 towards public realm improvements in Hoo centre.

xv.            £25,311.75 towards strategic measures in respect of the coastal North Kent Special Protection Area.

xvi.          £62,448.41 towards the provision of a replacement community centre in Hoo.

xvii.         Offer the Pill box on site to the Parish Council for £1.

xviii.       Meeting the Council’s costs.

B.              Conditions 1 to 31 as set out in the report for the reasons stated in the report.