Agenda item

Gillingham North Ward

Hybrid planning application for a mixed-use development comprising full planning permission for the demolition of existing buildings and structures and the construction of a retail unit (Class E); replacement gas distribution company facilities to include new office, training facility and depot; internal access road, pedestrian / cycle access from Pier Road and revised access from Strand Approach Road; car parking; and alterations to the site layout to include drainage, infrastructure and hard and soft landscaping; and associated works; and outline planning permission (with all matters reserved) for the demolition of existing buildings and structures; the construction of up to 500 dwellinghouses; construction of a care home / later living (Class C2 and / or C3), erection of commercial, business and service units (Class E), provision of new sailing clubhouse and / or flexible Class E, provision of car parking and associated physical works including new access, utilities, drainage, infrastructure and hard and soft landscaping.

Discussion:

The Principal Planner brought Members’ attention to the supplementary agenda advice sheet which included a Site Map and informed Members that under appraisal the report title “Principle of Foodstore” should read “Principle of Foodstore and Class E Floorspace”.

The Principal Planner outlined the application in detail for a hybrid planning application for a mixed-use development comprising full planning permission for the demolition of existing buildings and structures and the construction of a retail unit (Class E); replacement gas distribution company facilities to include new office, training facility and depot; internal access road, pedestrian / cycle access from Pier Road and revised access from Strand Approach Road; car parking; and alterations to the site layout to include drainage, infrastructure and hard and soft landscaping; and associated works; and outline planning permission (with all matters reserved) for the demolition of existing buildings and structures; the construction of up to 500 dwellinghouses; construction of a care home / later living (Class C2 and / or C3), erection of commercial, business and service units (Class E), provision of new sailing clubhouse and / or flexible Class E, provision of car parking and associated physical works including new access, utilities, drainage, infrastructure and hard and soft landscaping. The Chief Planning Officer advised that he was also seeking delegated authority to deal with some minor amendments to the heads of agreement with Segas Sailing Club (SSC).

With the agreement of the Committee, Councillor Price addressed the Committee as Ward Councillor and outlined the following issues:

• That he, together with Councillor Mandaracas and Naushabah Khan MP had worked closely with Segas Sailing Club, Medway Watersports Trust, the Planning Department and the developer, Blueberry Homes.
• That he was in favour of supporting the application as homes were needed, as long as residents’ access to the River Medway could be secured through the continued activities of the sailing club and Medway Watersports Trust or their successors.
• That 10 conditions were agreed with Blueberry Homes but not all of them had been included in the report, in relation to the two organisations being able to deliver their services throughout the development stage, the provision of a new clubhouse during the early phase of development, multiple points of access to water and power within the new yard, and a new right of way for the transfer of boats from the entrance of the site to and around the creek and that these four conditions should be explicitly included in the conditions.

The Committee discussed the planning application noting the officer presentation, the report, the supplementary advice sheet and the Ward Councillor’s comments.

During the discussion, Members indicated general support for the provision of housing on this site, although there was some concern regarding the height of the buildings.

Assurances were sought that the four particular matters referred to by the Ward Councillor and not included in the report but agreed between the parties would be included in the conditions in relation to the remediation of the north wall and creek, the developer to provide approximately 34 ladders with small locked gates and riser poles to facilitate the mooring of craft around the creek wall, the maintenance of these ladders and poles would be the responsibility of Segas Sailing Club (SSC), the developer to provide access to water and power at the creek side and a lease or similar agreement with nominal/peppercorn rent allowing SSC/ Medway Watersports Trust (MWST) to operate from the creek, including land for the pillar crane, and for this lease to stand for the life of the respective clubs.

The Chief Planning Officer advised the Committee that whilst these agreements had been made in writing, the reason they were not included in the conditions were because SSC was a private company and it was difficult to address these types of issues in a S106 agreement. However, he was seeking delegated authority to secure a condition to address the above.

In response to a question regarding the possibility of Napoleonic graves on the site, the Chief Planning Officer advised that the Council had been approached by a company which had provided burial facilities elsewhere, this information had been provided to the applicant.

In response to Members’ questions, the Principal Planner advised that the proposed 140 units for older persons was in addition to the proposed 500 units, the Chief Planning Officer advised that the Council and the applicant were discussing with Homes England the possibility of providing some affordable homes on site, the Chief Planning Officer advised that the retail unit was in the detailed part of the application and would provide funding to deliver the site, therefore, the foodstore would be delivered first and that it was understood that the developer had a provider in place for this.

Decision:      

Approved subject to:

A.            The applicant entering into a Section 106 agreement to secure the following:

i)               £168,745.00 towards Designated Habitats Mitigation.

ii)              £167,315.00 towards the complete refurbishment of the Strand Lido including new flooring.

iii)            £50,000 towards Commodores Hard surface improvements and introduction of a sea lane buoy system to separate watercraft from swimmers.

iv)            £78,940.00 towards open space enhancements within the vicinity of the development mainly The Strand.

v)        The construction of a new combined Club House facility on the adjacent Council?owned land currently occupied by the Medway Water Sports Trust. The new Club House will be fully constructed, fitted out and operational prior to the demolition and relocation of the existing Segas clubhouse facility. (Blueberry Homes to cover any cost over and above £1,000,000).

vi)      £15,000 towards a new bus shelter on Pier Road to include real time information.

vii)           To provide a new pillar crane capable of handling boats of up to 12.5 tonnes in weight and 43 feet in length and new hydraulic boat?moving trailer with a handling capacity of up to 15 tonnes.

viii)         To use reasonable endeavours to seek apprenticeships and entry level employment opportunities during the construction of the Development in accordance with a strategy to be submitted to and approved in writing by the Council prior to the Commencement of Development.

ix)       Unless otherwise agreed in writing by the Council, no dwelling shall be first occupied until details of the proposed Car Club Scheme, providing a minimum of 10 Car Club parking spaces, have been submitted to and approved in writing by the Council.

The Car Club Scheme shall:

•         Identify the location and layout of all Car Club parking

spaces;
•         Set out the discounts and incentives to be offered to

future residents; and
•         Include a strategy for monitoring use of the Car Club,

including the submission of annual monitoring reports for a period of two years following implementation.

The approved Car Club Scheme shall be implemented in accordance with a timetable that has been submitted to and approved in writing by the Council.

x)             The applicant/owner shall submit a Late?Stage Viability Review to the Council once 90% of the residential units within the Development have been disposed of, or prior to first occupation of the final residential unit, whichever is sooner.

a.              Assess the actual costs and revenues incurred/achieved

on the Development;

b.              identify the Actual Profit achieved;

c.              compare Actual Profit to the profit level assumed in the

Agreed Viability Position.

If the Late?Stage Viability Review identifies a Surplus Profit (being profit in excess of that assumed in the Agreed Viability Position) 50% of the Surplus Profit shall be paid to the Council as additional s106 contributions.

B.            Conditions 1 to 63 as set out in the report for the reasons stated in the report and that the requested delegated authority to the Chief Planning Officer, in consultation with the Chairperson, Vice-Chairperson and Opposition Spokespersons be granted to add a further condition to secure agreement covering the following matters between Segas Sailing Club, Medway Watersports Trust and the Bluebell Homes (the developer) covering: the remediation of the north wall and creek, the developer to provide approximately 34 ladders with small locked gates and riser poles to facilitate the mooring of craft around the creek wall, the maintenance of these ladders and poles would be the responsibility of SSC, the developer to provide access to water and power at the creek side and a lease or similar agreement with nominal/peppercorn rent allowing SSC/MWST to operate from the creek, including land for the pillar crane, and for this lease to stand for the life of the respective clubs, and any further amendments to the heads of terms to the S106 agreement.