Agenda item

Fort Pitt Ward 

Demolition of existing buildings and structures retaining 340 and 346 Rochester High Street and construction of twenty-eight residential dwellings together with the provision of vehicular access, cycle and pedestrian access, public open space, sustainable drainage systems, landscaping, infrastructure, earthworks and all other associated works.

Discussion:

The Service Manager – Development Management presented the application which sought permission for the demolition of existing buildings and structures retaining 340 and 346 Rochester High Street and construction of twenty-eight residential dwellings together with the provision of vehicular access, cycle and pedestrian access, public open space, sustainable drainage systems, landscaping, infrastructure, earthworks and all other associated works.

Members attention was drawn to the supplementary agenda advice sheet which stated that the recommendation should be altered as follows: the addition of a missing Condition 14, Condition 22 being amended by the inclusion of the following wording - ‘or other appropriate means of ventilation’ and two add additional conditions 30 and 31 referred to in the main report but not reflected in the recommendation. Amendments to the Representations section and Appraisal section of the report were set out on the supplementary agenda.  

The Committee discussed the planning application noting the officer presentation, the report and the supplementary advice sheet.

During the discussion Members were reassured that discussions had taken place with the City of Rochester Society and residents. In response to a query whether some of the possible clawback funding could be used to assist with the relocation of the Hope Centre, Officers explained that if there were any clawback funding available in the future a broad range of options would be looked at including community facilities.

Decision:      

Approved subject to:

a)    A Section 106 being entered into to secure:

(i)             A contribution of £9,449.72. towards bird mitigation

(ii)            Amendments to the CPZ in relation to 3 parking spaces

(iii)          A Clawback clause in relation to viability

b)    Conditions 1 to 29 set out in the report for the reasons stated in the report and supplementary advice sheet including the amended Condition 22 to read as follows:

Condition 22 - Amendment

Prior to the commencement of the development hereby permitted, a

scheme of acoustic protection against transport noise shall be submitted and approved in writing by the Local Planning Authority. The scheme shall include details of acoustic protection sufficient to ensure internal noise levels (LAeq,T) no greater than 30dB in bedrooms and 35dB in living rooms with windows closed and a maximum noise level (LAmax) of no more than 45dB(A) with windows closed. Where the internal noise levels will be exceeded with windows open, the scheme shall incorporate appropriate acoustically screened mechanical ventilation or other appropriate means of ventilation. All works, which form part of the approved scheme, shall be completed before any part of the development is occupied and shall thereafter be maintained in

accordance with the approved details.

Reason: To protect the residential amenities of residents in compliance with Policy BNE2 of the Medway Local Plan 2003

c)    Additional Conditions 14, 30 and 31 as follows:

New Condition 14

No development shall commence until details of a Construction Surface Water Management Plan (CSWMP) detailing how surface water and storm water will be managed on the site during construction (including demolition and site clearance operations) is submitted to and agreed in writing by the local planning authority in consultation with the LLFA. The CSWMP shall be implemented and thereafter managed and maintained in accordance with the approved plan for the duration of construction. The approved CSWMP and shall include method statements, scaled and dimensioned plans and drawings detailing surface water management proposals to include:

i. Temporary drainage systems.

ii. Measures for managing pollution / water quality and protecting

controlled waters and watercourses.

iii. Measures for managing any on or offsite flood risk

The development shall be undertaken in accordance with the agreed details.

Reason: To manage surface water during and post construction and for the lifetime of the development as outlined at Paragraph 168 of NPPF.

New Condition 30

Notwithstanding the provisions of the Town and Country Planning

(General Permitted Development) Order 2015 (or any order amending,

revoking and re-enacting that Order with or without modification) all

dwellinghouses herein approved shall remain in use as a dwellinghouse falling within Class C3 of the Town and Country Planning (Use Classes) Order 1987 (as amended) (or any order amending, revoking and reenacting that Order with or without modification) and no change of use shall be carried out unless planning permission has been granted on an application relating thereto.

Reason: To enable the Local Planning Authority to control such development in the interests of amenity, in accordance with Policy BNE2 of the Medway Local Plan 2003.

New Condition 31

No demolition works shall take place until a detailed precautionary bat method statement as been submitted to and approved in writing by the Local Planning Authority in accordance with the recommendations of

paragraph 8.11 of the Ecological Assessment; Bakerwell; February 2025.

If works commence on or later than 15 July 2026 an updated bat

emergence survey must be carried out and (if necessary) an updated

mitigation and submitted to and approved in writing by the Local Planning Authority. The recommendations within the bat survey(s) must be implemented as detailed within the reports prior to any works

commencing after this date.

Reason: To prevent harm to protected species in accordance with paragraphs 187 and 193 of the NPPF (2024).