Agenda item

Gillingham South Ward

Construction of 16 dwellings, new parking, landscaping, amenity space, sustainable urban drainage system (SuDS), and associated works.

Discussion:

 

The Principal Planner outlined the application in detail for the construction of 16 dwellings, new parking, landscaping, amenity space, sustainable urban drainage system (SuDS), and associated works.

 

The Principal Planner brought Members’ attention to the supplementary agenda advice sheet which included updates to the report following publication of the revised National Planning Police Framework (NPPF) on 17 August 2026. The recommended conditions 4, 10, 11, 14, 17, 19, 23 had been amended to align with the updated NPPF, and that an additional condition (Condition 26) had been proposed.

 

Members were informed of corrections within the supplementary agenda advice sheet, including an amendment to the Climate Change and Energy Efficiency section of the report to reference paragraph 164 rather than paragraph 154, and the replacement of the word “refusal” with “approval” within the Recommendation section.   

 

During the debate, Members raised concerns regarding the level of parking provision proposed within the development. In response, the Service Manager – Development Management advised that service bays had been incorporated into the scheme to accommodate deliveries and servicing requirements. 

 

Decision:  

   

Approved subject to:

 

A.     Subject to the applicant entering into a legal agreement under the terms of Section 106 of the Town and Country Planning Act 1990 to secure the following contributions:

 

i.                   £58,213.60 towards green space contribution towards improvements to the local area.

ii.                 £101,664.68 towards education broken down to:

a)      £31,462.04 for Nursery,

b)      £4,412.81 towards the provision of primary education within a radius of 2 miles from the development site and/or SEND Education within Medway,

c)      £61,187.89 towards the provision of mainstream or SEND secondary within Medway and

d)      £4,601.94 for sixth form provision within Medway.

 

iii.            £4,180.64 towards community facilities within the vicinity.

iv.            £3,768 towards libraries within the vicinity.

v.             £3,920 towards public realm to Chatham Centre.

vi.            £3,948.16 towards waste improvements.

vii.           £5,555.04 towards sports provision in the vicinity.

viii.         £5,602.56 towards strategic measures in respect of the coastal North Kent Special Protection Areas (SPAs)/Ramsar sites.

ix.            Meeting the Council’s costs.

B.             Conditions 1 to 25 as set out in the report for the reasons stated in the report with conditions 4, 10, 11, 14, 17,19 and 23 being amended in the supplementary agenda advice sheet and an additional condition (26) being added.

 

Amended Conditions

 

4        No development shall take place until an Air Quality Emissions Mitigation Statement has been submitted to and approved in writing by the Local Planning Authority. The Statement shall include full details of the following standard air quality mitigation measures:

 

·       All gas fired boilers to meet a minimum standard of <40mgNOx/kWh;

·       The provision of one electric vehicle charging point per dwelling.

 

The development shall be implemented, and thereafter maintained, entirely in accordance with the measures set out in the approved Mitigation Statement.

 

Reason: To ensure appropriate air quality mitigation in accordance with Policy BNE24 of the Medway Local Plan 2003 and Policy P3 of the National Planning Policy Framework 2026.

 

10       No development shall take place until a scheme based on sustainable drainage principles, has been submitted to and approved in writing by the Local Planning Authority in consultation with the Lead Local Flood Authority.

 

The scheme shall include (where applicable):

 

i.         Details of the design of the scheme (in conjunction with the landscaping plan where applicable);

ii.        A timetable for its implementation (including phased implementation);

iii.       Operational maintenance and management plan including access requirements for each sustainable drainage component;

iv.       Proposed arrangements for future adoption by any public body, statutory undertaker or management company;

 

The development shall be undertaken in accordance with the agreed

scheme.

 

Reason: To manage surface water during and post construction and for the lifetime of the development as outlined at Policy F8 of the National Planning Policy Framework 2026.

 

11       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 Policy F8 of the National Planning Policy Framework 2026.

 

14       No development shall take place above ground floor slab level until details of the provision of 1 electric vehicle charging point per dwelling has been submitted to and approved in writing by the Local Planning Authority. Details shall include the location, charging type (power output and charging speed), associated infrastructure and timetable for installation. The development shall be implemented in accordance with the approved details and shall thereafter be maintained in working order.

 

Reason: In the interests of sustainability in accordance with Policy TR4 of the National Planning Policy Framework 2026.

 

17       Prior to the first occupation of any dwelling herein approved, details of the detailed locations, specifications and long-term management proposals of the ecological enhancement measures, including but not limited to swift and bat bricks, shall be submitted to and approved in writing by the Local Planning Authority. The approved details will be implemented and thereafter retained in accordance with the agreed management strategy.

 

Reason: To provide ecological enhancement with regards to Policy N2 of the National Planning Policy Framework 2026.

 

19       The development herein approved shall incorporate the measures to address energy efficiency and climate change as set out within the Environmental Statement. The development shall not be occupied until a verification report prepared by a suitably qualified professional has been 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 Policy CC2 of the National Planning Policy Framework 2026.

 

23       Prior to occupation (or within an agreed implementation schedule) a signed verification report carried out by a qualified drainage engineer (or equivalent) shall be submitted to and approved in writing by the Local Planning Authority to confirm that the agreed surface water system has been constructed as per the agreed scheme and plans.  The report shall include details and locations of critical drainage infrastructure (such as inlets, outlets and control structures) including as built drawings, and an operation and maintenance manual for the unadopted parts of the scheme as constructed.

 

Reason: This condition is sought in accordance with Policy F8 of the National Planning Policy Framework 2026 to ensure that suitable surface water drainage scheme is designed and fully implemented so as to not increase flood risk onsite or elsewhere.

 

Additional Condition

 

26       No development including any site clearance or excavation works shall take place until updated tree details have been submitted to and approved in writing by the Local Planning Authority.

 

a)       A plan showing the location of all existing trees on site with a reference number for each tree and shall identify which trees are to be retained and the crown spread of each retained tree;

b)       Any proposed alterations in existing ground levels and the position of any proposed excavation within the crown spread of any retained tree or of any tree on land adjacent to the site where the alterations and/or excavations, or any tree on land adjacent to the site, equivalent to half the height of that tree;

c)       The specification and position of fencing and of any other measures to be taken for the protection of any retained tree from damage before or during the course of development.

 

In this Condition "retained tree" means an existing tree which is to be retained in accordance with paragraph a) above.

 

Reason: Required prior to development to ensure protected trees are retained to enhance the appearance and character of the site and locality, in accordance with Policies BNE1 and BNE43 of the Medway Local Plan 2003.