Agenda item

Fort Pitt Ward

Conversion of the existing building to accommodate up to 11 residential units, (demolition of existing extensions), and the construction of an apartment block to the rear accommodating up to 12 units with associated works for access, parking and infrastructure.

Discussion:

The Senior Planner outlined the application in detail for the conversion of the existing building to accommodate up to 11 residential units, (demolition of existing extensions), and the construction of an apartment block to the rear accommodating up to 12 units with associated works for access, parking and infrastructure.

With the agreement of the Committee the Chief Planning Officer read out the points raised in the email by Councillor Campbell, Ward Councillor, who had not been able to attend:

·             The application would be a gross overdevelopment of this busy area.

·             The traffic assessment was not credible, as there would be far more coming and going into Maidstone Road than the assessment suggested.

·             There were several car parks, multiple road junctions, a pedestrian crossing and a bus stop all within a short stretch of road, which was hazardous.

·             Concerns about the impact of any emergency roadworks on accessibility or emergency vehicle access, given the congested nature of this stretch.

The Committee discussed the planning application noting the points raised by the Ward Councillor. Members discussed the unusual and attractive existing building and were surprised it had not been listed, the traffic concerns and parking.

The Highways Consultant advised that he was not aware of any traffic surveys relating to this development. However, the applicants had undertaken a trip generation assessment, which demonstrated that vehicle movements would be lower than those associated with the site's former use as a school. They had been unable to make a one-way entry and exit arrangement work within the constraints of the site. The proposal included lowering sections of the existing walls and installing fencing, which would improve visibility. The applicants had demonstrated that replacing part of the front wall with railings would enhance visibility from outside to inside the site and provide a safer arrangement.

The Senior Planner clarified the location of the bin storage and confirmed that the gardens of residents worried about overlooking in their back gardens, the gardens were on a lower level 6.5m away from the boundary. It was also clarified that it met daylight standards. It was also confirmed that the housing block opposite the site was not subject to a controlled paring zone. It was suggested that an informative could suggest the Applicant discuss possible use of the Aldi car park by their residents, outside of normal store opening hours.

Clarification was sought concerning the windows facing north with some potential overlooking and agreed that Condition 9 could be amended to request details of glazing types and openings in order to have obscure glazed panels.

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:

·             £7,985.37 towards sports facilities (£347.19 x 23 dwellings) – Medway Park sports hall equipment for club and community use;

·             £5,675.71 for waste and recycling (£246.77 x 23 dwellings);

·             £5,416.50 for libraries (£235.50 x 23 dwellings) – to improve equipment and facilities at Chatham Community Hub and/or Walderslade Hook Meadow and/or libraries in the vicinity;

·             £83,682.05 towards open space and outdoor formal sport (£3,638.35 x    23 dwellings) with:

o             £79,497.95 to enhance open space facilities within the vicinity of the development; and

o             £4,184.10 towards Medway’s Metropolitan Park - Great Lines

Heritage Park

·         £2,568.64 towards youth provision (£111.68 x 23 dwellings);

·         £6,009.67 towards community facilities (£261.29 x 23 dwellings);

·         £8,053.68 for bird disturbance mitigation in the North Kent

SPA/Ramsar sites (£350.16 x 23 dwellings);

·         £43,443.80 for education with:

o             £7,507.96 towards mainstream nursery education within a 2 mile radius from the development site, and/or SEND education within Medway;

o             £7,078.93 towards mainstream primary education within a 2 mile radius from the development site, and/or SEND education within Medway;

o             £21,641.10 towards mainstream or SEND secondary education within Medway;

o             £7,215.82 towards mainstream sixth form education within

Medway;

·         £19,112 for health (23 dwellings) – towards refurbishment,

reconfiguration and or extension to healthcare facilities, including general practices and Healthy Living Centres, within a 3-mile radius of the development site or towards new healthcare facility to be provided in the community in line with the healthcare infrastructure strategy for the area.

B.                  Conditions 1 to 8 and 10 to 29 as set out in the report for the reasons stated in the report.

C.                  Condition 9 being amended as follows:

Amended Condition

9        No development above ground floor slab level shall take place until details of the following have been submitted to and approved in writing by the Local Planning Authority:

·          Window frames and cills

·          Glazing types and openings for windows, including obscure glazing to secondary north facing windows to bedrooms at first and second floor

·          Doors and door frames

·          Fascias, capping, junctions of materials, soffits and rainwater goods

·          Balcony design (including screening).

The development shall be implemented in accordance with the approved details and retained as such thereafter. No windows or similar openings other than those herein approved shall be added to the building without the prior written approval of the Local Planning Authority.

Reason: To ensure that the appearance of the development is satisfactory and without prejudice to conditions of visual and residential amenity, in accordance with Policies BNE1, BNE2, BNE12 and BNE14 of the Medway Local Plan 2003.