Agenda item

Strood Rural Ward

Demolition of existing buildings and construction of two new buildings to provide 31 no. apartments (Use Class C3) including landscaping, parking, access and associated infrastructure.

Discussion:

 

The Principal Planner outlined the application in detail for demolition of existing buildings and construction of two new buildings to provide 31 apartments (Use Class C3) including landscaping, parking, access and associated infrastructure.

 

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 8, 10, 15, 18, 21 and 24 had been amended to ensure consistency with the updated NPPF paragraphs and policies.

 

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

 

• He was speaking on behalf of local residents and his fellow Ward Councillor, Councillor Mrs Turpin, and although he supported the principle of developing the brownfield site he objected to the proposed scheme in its current form.
• Concern was expressed that the development represented an overdevelopment and was out of keeping with the character of Upnor due to its scale, density, height and impact on local infrastructure.
• He considered that the design failed to reflect the established architectural character of the village and was not sympathetic to its surroundings.
• Concerns were raised regarding the use of Section 106 contributions, with a request that funding be directed towards projects within Upnor for the benefit of local residents. Specific projects suggested by Frindsbury Extra Parish Council included improvements to the Upnor car park with the installation of additional lighting and measures to address anti-social behaviour.
• Reference was made to highway safety concerns, including speeding and traffic management issues, with a request that contributions be used to support traffic-calming measures in the area.
• While supporting brownfield regeneration in principle, he urged the Committee to refuse the application in its current form and encourage the submission of a revised scheme that would better respect the character of Upnor.

 

Members considered the viability assessment, which identified a scheme for the provision of on-site affordable housing would not be viable but one with no on-site affordable housing and £265,000 would be viable.

 

The Service Manager – Development Management advised that the independent viability assessor had not recommended a clawback clause, indicating that due to the number of units there was unlikely to be sufficient uplift in future development values to alter the viability position. It was also noted due to the homes being contained in two block a late stage clawback could affect the applicant’s ability to secure funding for the development. 

 

In response to a question regarding the SAMMS contribution, the Service Manager – Development Management confirmed that Natural England had raised no objection to the proposal, subject to the completion of an appropriate assessment and the securing of the required bird mitigation contribution.

 

Following questions regarding the height of the development, the Service Manager – Development Management advised that the Council’s Conservation Officer reviewed the proposal and was satisfied that the building design and approach were appropriate in the context of the site and surrounding area with regard to the numerous nearby Heritage Assets.

 

Decision:      

 

Approved subject to:

 

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

 

i)               £10,762.89 towards the development of a gender-neutral changing area including improved shower facilities with increased accessibility for families, schools and disability users which will enable the help and supervision of carers. Plus an additional well-being studio for classes such as yoga, pilates, meditation at Hoo Sports Centre.

ii)              £7,649.56 towards the provision, improvement and promotion of waste and recycling services to cover the impact of the development.

iii)            £58,462.66 towards Mainstream nursery/primary education within a radius of 2 miles from the development site, and/or SEND education within Medway and Mainstream or SEND secondary education within Medway.

 

a.             £10,189.36 towards the provision of nursery education within a radius of 2 miles from the development site and/or SEND Education within Medway

b.             £25,327.89 towards the provision of primary education within a radius of 2 miles from the development site and/or SEND Education within Medway

c.              £22,945.41 towards the provision of mainstream or SEND secondary within Medway

iv)        £11,894.39 towards the development of improved civic space and gateways to Strood town centre or Hoo centre (greening projects, bollards and signage).

v)          £12,584.76 towards interpretation at Upnor Castle.

vi)        £7,300.50 towards improvement of equipment and facilities at Hoo Library and/or Strood Library and/or libraries in the vicinity.

vii)       £27,953.32 towards the creation of additional capacity in Health Care premises required as a result of the increase in housing and resulting patient registrations.

viii)      £106,024.86 towards enhancing open space facilities within the vicinity of the development, including Deangate Country Park.

ix)        £8,099.99 towards a community facility to benefit residents of the development and the local community.

x)          £2,412.11 towards the improvements of RS127 including but not limited to signage, lighting, furniture and accessibility enhancements.

xi)        £1,000 towards enhancing the National Trail between Cockham Fort and the foreshore at Upchat Road/ Tower Hill.

xii)       £10,854.96 towards mitigation measures to protect wintering birds habitat areas from the additional footfall/visitors that would result from the development.

B.                Conditions 1 to 29 as set out in the report for the reasons stated in the report with conditions 8, 10, 15, 18, 21, 24 amended as stated in the supplementary agenda.

 

Amended Conditions

 

8        No development shall take place 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 approved in writing by the Local Planning Authority in consultation with the Lead Local Flood Authority (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 approved

details.

 

Reason: Required prior to commencement of development to manage surface water during construction and for the lifetime of the development as outlined at Policy F7 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: Required prior to commencement of the development to manage surface water post construction and for the lifetime of the development as outlined at Policy F7 of National Planning Policy Framework 2026.

 

15       Prior to first occupation of the development, a lighting design plan(s) for biodiversity shall be submitted to and approved in writing by the local planning authority. The plan(s) shall include the following:

 

·                The identification of areas/features on-site where disturbance could occur to biodiversity features such as invertebrates, hazel dormice and bat roosting sites and/or foraging/commuting routes;

·                The provision of appropriate, scaled plan(s) to show how and where external lighting shall be installed;

·                The provision of technical specifications for the external lighting;

·                The provision of lighting contour plans to show expected lux levels on both the horizontal and vertical planes (as appropriate), so that it can be clearly demonstrated that areas to be lit shall not disturb the activity of relevant ecological receptors.

         

All external lighting shall be installed prior to first occupation of the development in accordance with the specifications and locations set out in the plan(s), and these shall be maintained thereafter in accordance with the plan(s).

         

Reason: Required prior to occupation of the development to limit the impact of light pollution from artificial light in accordance with Policy P3 of the National Planning Policy Framework 2026. With consideration for bats and other nocturnal wildlife in accordance with Policy N2 of the National Planning Policy Framework 2026.

 

18       Prior to first occupation of the development, a drawing showing the location and details of the flood defence barrier shall be submitted to and approved by the Local Planning Authority. The approved flood defence barrier shall be installed prior to first occupation and retained in good working order for the life of the development.

         

Reason: In order to protect the future occupants of the building from flooding in accordance with paragraph F7 of the National Planning Policy Framework 2026.

 

21       No flat herein approved shall be occupied until (or within an implementation schedule agreed by the Local Planning Authority) a signed verification report carried out by a qualified drainage engineer (or equivalent) must be submitted to and approved 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 F7 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 on site or elsewhere.

 

24       The development herein approved shall incorporate the measures to address energy efficiency and climate change as set out within the energy statement by NRG Consulting, dated September 2024 (report reference: PP2438/FA/ES/202409-RT). 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 CC3 of the National Planning Policy Framework 2026.