Agenda item

Strood Rural Ward

Outline application with some matters reserved (appearance, landscaping, layout and scale) for construction of up to 100 residential dwellings including affordable housing with provision of vehicular, pedestrian and cycle access from Higham Road, public open spaces, sustainable urban drainage systems, landscaping, infrastructure and earthworks.

Discussion:

The Principal Planner from Consultants, EnPlan, discussed the outline planning application with some matters reserved (appearance, landscaping, layout and scale) for the construction of up to 100 residential dwellings including affordable housing with provision of vehicular, pedestrian and cycle access from Higham Road, public open spaces, sustainable urban drainage systems, landscaping, infrastructure and earthworks.

Members noted that a supplementary agenda advice sheet had been published following publication of the updated NPPF on 17 August 2026. The reasons for refusal had been amended to reflect the updated NPPF and an additional reason for refusal (Reason 6) had been included.

Further representations had been received from the Independent Group.  These were set out in the supplementary agenda advice sheet. 

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

• Speaking on behalf of local residents and the other Ward Councillor, Councillor Williams, she objected to the application and urged Members to support the officer’s recommendation of refusal.
• The site was located outside the developed area of Cliffe, resulting in the loss of agricultural land and an orchard, which was contrary to the adopted Local Plan policies and the direction of the emerging Local Plan. She expressed concern that the loss of agricultural land would reduce opportunities for local food production at a time when increased emphasis was being placed on addressing the climate emergency.
• The proposal would lead to increased traffic on the already congested B2000 and local road network, which was subject to significant HGV movements.
• The limited availability of footpaths and infrequent public transport would make future residents heavily reliant on private vehicles.
• Existing approved housing developments in the area have yet to be constructed and would place further pressure on local highways and infrastructure.
• Concerns were raised regarding the capacity of local services, including GP surgeries, primary schools and access to secondary education.
• The adequacy of the existing drainage and sewerage infrastructure was questioned, given previous issues experienced in the area.
• The development would harm the rural character and landscape of the area and could adversely affect nearby environmentally sensitive areas and wildlife habitat.

In discussing the application, Members noted concern regarding the availability of school places. It was stated that 67 applications had been received for 30 available spaces at the local primary school, and that oversubscription could result in children having to travel further to school, increasing pressure on local roads and transport infrastructure.

Decision:      

Refused for the reasons 1 to 5 as set out in the report and amended in the supplementary agenda advice sheet, and for the following additional reason for refusal (Reason 6):

Amended Reasons

1               The proposed development would be contrary to the spatial strategy of the adopted Development Plan. The development of an unallocated, greenfield site outside of settlement boundaries for a use which does not require a countryside location is contrary to Policies S1, S2, BNE25 and H11 of the Medway Local Plan 2003. It would also be contrary to the Spatial Development Strategy of the emerging Medway Local Plan 2041, which, through the allocation of sites, promotes urban regeneration, as well the planned expansion of identified suburban neighbourhoods and rural villages which includes Cliffe but not this site. The proposed development is also contrary to National Planning Policy Framework (2026) Policy S5.1 (h), (i) and (j) and S5.4.

2               The proposed footpaths at Higham Road and displacement of parking to the on-site car park would result in a negative impact on the residential amenity of existing residents and would adversely impact the rural nature of the street. This is contrary to policies BNE1 and BNE2 of the Medway Local Plan 2003; and National Planning Policy Framework (2026) policies TR4.1 (c) and DP3.2 (a) and (f).

3               The proposed development would result in unacceptable landscape and visual impacts through the loss of the agricultural surrounds of Cliffe, detachment of village from its rural setting and urbanisation of the settlement edge. It would give rise to a wide range of significant adverse landscape and visual effects that would not maintain the character, amenity of functioning of the countryside contrary to policies BNE25 and S4 of the Medway Local Plan 2003; policies S2 and S4 of the emerging Medway Local Plan 2041; Policy SUSDEV4 of the Neighbourhood Plan and National Planning Policy Framework (2026) policies DP3.1 and N2.1 (a).

4               The proposed development would result in the loss of 5.18ha of Grade 3a Best and Most Versatile (BMV) agricultural land, in circumstances where there is not an overriding need to develop the site, and it has not been demonstrated that the development has been proposed on poorer quality land contrary to National Planning Policy Framework (2026) Policy N2.1 (b).

5               In the absence of a completed Section 106 Agreement, the development will not provide the necessary affordable housing or infrastructure contributions contrary to policies S6, H3, L4, T3, T4, T6, CF2, CF4 and CF6 of the Medway Local Plan 2003, Policy S24 of the emerging Local Plan and National Planning Policy Framework (2026) Policy DM6.

Additional Reason:

6        The application fails to address the impact of the proposal on the Special Protection Areas of the Thames Estuary and Marshes and the Medway Estuary and Marshes through either the submission of details to allow the undertaking of an Appropriate Assessment or via a contribution towards strategic mitigation measures. In the absence of such information or contribution, the proposal fails to comply with the requirement of the Conservation of Habitat and Species Regulations 2010 and is contrary to policies S6 and BNE35 of the Medway Local Plan 2003 and National Planning Policy Framework (2026) policies N2.2 and N6.