Agenda, decisions and minutes

Venue: Civic Centre, Windmill Street, Gravesend, Kent

Contact: Email: committee.section@gravesham.gov.uk 

Items
No. Item

68.

Apologies for absence

Minutes:

An apology for absence was received from Cllr Jordan Meade and Cllr Frank Wardle attended as his substitute.

69.

To sign the Minutes of the previous meeting pdf icon PDF 90 KB

Minutes:

The minutes of the meeting held on 12 June 2019 were signed by the Chair.

70.

Declarations of Interest

To declare any interest members may have in the items contained on this agenda.   When declaring an interest a member must state what their interest is.  Any declared interest will fall into one of the following categories:

 

A Disclosable Pecuniary Interest which has been or should have been declared to the Monitoring Officer, and in respect of which the member must leave the chamber for the whole of the item in question;

 

An Other Significant Interest under the Code of Conduct and in respect of which the member must leave the chamber for the whole of the item in question unless exercising the right of public speaking extended to the general public;

 

A voluntary announcement of another interest not falling into the above categories, made for reasons of transparency.

 

Minutes:

Cllr John Burden declared an other significant (not pecuniary) interest in relation to application 20190503 – Amenity Space, St Patrick’s Gardens, Gravesend as he was the Leader of the Council and that the Borough Council was the applicant. Cllr Burden advised he would not speak or vote on this item.

Cllr John Burden declared an other significant (not pecuniary) interest in relation to application 20190252 – Land behind Tesco Express, Whitehill Parade, Whitehill Road, Gravesend. This application had been submitted by the same applicant as application 20190169 -  Cobham Lodge, Valley Drive.  20190169 had been deferred to enable negotiations with the applicant to address the Board’s concerns in regard to all five grounds of refusal. The fifth ground was the proposed development’s failure to make any provision for affordable housing, or any other developer contributions. Cllr Burden’s interest was related to two of the identified developer contributions. The first element was for the elderly and Cllr Burden was Chairman and Director of Age UK North West Kent and the second was for the youth and he was a Director and the Council’s representative for The Gr@nd. Cllr Burden advised that he would leave the meeting during the discussion and voting on this application.

Cllr Harold Craske declared an other interest in relation to application 20190503 – Amenity Space, St Patrick’s Gardens, Gravesend as he had been made aware of the application when he was a member of the Cabinet.

 

71.

To consider whether any items in Part A of the Agenda should be considered in private or the items in Part B (if any) in Public

Minutes:

None.

72.

Planning applications for determination by the Board

72a

20190503 - Amenity Space, St Patrick's Gardens, Gravesend DA12 4AN pdf icon PDF 5 MB

Additional documents:

Decision:

Resolved that application 20190503 be DELEGATED to the Assistant Director (Planning) and/or the Interim Planning Manager (Development Management) to grant Planning Permission, subject to:

(a)    Securing appropriate contributions in regard to requests from Kent County Council; and

(b)    The imposition of appropriate planning conditions as detailed in Appendix 1 of the report.

Minutes:

Cllr John Burden remained in the Council Chamber but took no part in the discussions or voting on this application.

The Board considered application reference 20190503 which proposed the erection of a block of flats with ancillary spaces, associated car parking, landscaping and improvements to existing children’s playground in the amenity green space at St Patrick’s Gardens, Gravesend DA12 4AN. The flat block would contain a total of 23 affordable units including 7 one bedroom rented flats and 16 two bedroom rented flats. The Principal Planner (Major Sites) advised that the building was 4 storeys in height which was considered to be in keeping with the character and appearance of the area. In addition, the loss of amenity greenspace which served the existing development known as St Patrick’s Gardens had been balanced with the proposed improvements to the remaining amenity greenspace (landscaping, redevelopment of the children’s play area and the planting of semi mature trees) and this was considered to offset the loss of part of the amenity greenspace including the loss of the mature trees.

The application had been referred for consideration by the Regulatory Board (Planning) as it was a major development proposal for 100% affordable housing and the Local Planning Authority was the applicant.

Members were advised that no objections to the proposal had been received from consultees. Four letters of objection had been received from neighbouring properties which have been carefully considered and none of the concerns raised in the objection letters raise any further issues which have not been already been considered during the planning application.

The following points were made during discussion on this application:

·         A question was raised on the definition of low quality open space in the 2016 Open Space Assessment in that open spaces considered attractive for development might be in danger of always being considered to be low quality.

·         The application was not considered to have any adverse impact on neighbouring properties as the proposal was a significant distance from them.

·         Concern was expressed that semi mature trees would not be as efficient as mature trees in absorbing carbon dioxide and other pollutants. Members were informed that 6 mature trees would be lost and a higher number of semi mature trees would be planted in replacement.

·         Following a question about the height of the building, it was confirmed that the 4 storey proposal was an efficient use of the site and was in keeping with the surrounding area.

·         The Board was advised that a “winter garden” was an enclosed balcony which provided ventilation when the windows were closed, but could be opened fully or partially using a slide and fold system on the top half of the balcony. This would enable residents to use their private amenity space in the winter as well as summer.

·         Concern was raised regarding the proximity of the play area to the road and the car park. It was confirmed that no supervision was to be provided. However, the play area would be fenced,  ...  view the full minutes text for item 72a

72b

20190252 - Land behind Tesco Express, Whitehill Parade, Whitehill Lane, Gravesend DA12 5LS pdf icon PDF 2 MB

Additional documents:

Decision:

Resolved that application 20190858 be REFUSED on the grounds of loss of amenity greenspace contrary to local and national planning policy, harm to the character of the area, overdevelopment and the height, mass and form of the development being inappropriate and due to the unneighbourly impact and potential overlooking particularly of/to properties adjoining the site at the rear in Ivy Close.

 

Minutes:

Cllr John Burden left the Council Chamber during discussion and voting on this application.

The Board considered an application reference 20190252 which proposed the construction of a 3 storey building to the rear and side of the existing Tesco Express (formerly Whitehill Tavern Public House) to provide 12 flats comprising 10 x two bedroom and 2 x three bedroom units; provision of play/amenity areas and private amenity space; provision of bin store/bike store including replacement bin store for Tesco Express and relocation of retail store plant to the rear flat roof of the store; a change of use of part of the Whitehill Lane Open Space to a car park for commercial and residential purposes involving the construction of 27 car parking spaces with vehicle turning area and with vehicular access from Whitehill Parade and the removal of the existing layby parking.

The application was referred for consideration by the Regulatory Board (Planning) at the request to Cllr Brian Sangha to (i) allow the Board to assess the scale and nature of the development and whether or not it was consistent with the character and appearance of the area; (ii) to allow Members to consider whether or not on balance, the loss of amenity space was acceptable; and (iii) to consider the acceptability and layout of the design, including the adequacy of living and storage space standards for future occupants; and noting that the development scheme was finely balance and somewhat complex.

The Principal Planner advised that the application site comprised two separate areas (i) the customer car park and servicing area on the west side of the existing Tesco Express supermarket, and a grassed garden area at the rear and (ii) the southern part of the existing Whitehill Lane open space, which had not been classed as surplus to requirements, and was a grassed amenity area. The Board noted that planning permission had been refused on 6 November 2018 under officer delegated powers for an application (ref 20180867) submitted by the same applicant but was just for the change of use of part of Whitehill Lane Open Space to a car park involving the construction of 27 car parking spaces with vehicle turning area and with vehicular access from Whitehill Parade including removal of the existing lay by parking. The application had not included any associated residential development. The officer further advised that an appeal against the decision of the Borough Council to refuse permission for a proposed car park on the Whitehill Lane open space had been dismissed by the Planning Inspectorate in May 2019 with the appointed Planning Inspector agreed with the Borough Council that the proposed loss of designated amenity greenspace would have a materially harmful impact on the supply and provision of greenspace in the locality in conflict with local and national planning policies. The Board noted that the Whitehill Lane open space was part owned by the applicant and part owned by the Council who had, for a number of years, maintained the whole  ...  view the full minutes text for item 72b

72c

20190451 - 74 Parrock Street, Gravesend DA12 1HF - report herewith pdf icon PDF 188 KB

Additional documents:

Decision:

Resolved:

(a)  that application 20190451 be DEFERRED to enable negotiations with the applicant and/or the applicant’s agent to address the Board’s concerns in regard to the small size of the bathrooms and to confirm that they would be fit for purpose, and to provide further information regarding the adequacy of the kitchen/diner and the utility room; and

(b)  that the application be reported back to the Regulatory Board

(Planning) for determination of the application.

           

 

 

Minutes:

The Board considered an application reference 20190451 which proposed the change of use to Sui Generis House from an existing single family dwelling into Housing in Multiple Occupation (HMO) at 74 Parrock Street, Gravesend DA12 1HF.

 

The Principal Planner (Major Sites) advised that the application site comprised a four storey dwelling which was located on the west side of Parrock Street to the south of its junction with Homemead Close. The area lay within the most northern part of the Windmill Hill Conservation Area. The proposal was for the change of use of an existing single family dwelling into a HMO for 8 people. The conversion would provide 8 bedrooms with dedicated shower facilities for each room and a shared kitchen/diner and utility room. The rear garden would provide space for 2 vehicles to park, a bin store and cycle storage plus amenity space for future occupiers. Alterations that were proposed to the exterior of the building included the front boundary wall, piers and railings being re-instated along with the site frontage with new windows and doors being installed. The rear garden would be resurfaced in accordance with details to be controlled via a planning condition. The application was located on a busy arterial route into the town centre where most properties had already been converted into flats and maisonettes. Given the high levels of flatted development, this was considered to be an appropriate location for conversion in an accessible and sustainable location. The size and internal arrangement of the building would qualify as being appropriate for conversion pursuant to criteria set out in saved policy H5 of the Gravesham local Plan First Review and the emerging Development Management Policy DM29. The applicant had submitted a signed SAMMS Agreement form and payment towards the provision of appropriate mitigation. As such the proposal accords with Core Strategy policy CS12 (Green Infrastructure) which affords internationally important areas such as Ramsar sites and SPA’s the highest protection and addresses the comments raised by Natural England.

The application was before the Board on the request of Cllr Steve Thompson who considered that:

·         The number of HMOs on Parrock Street and surrounding streets was over saturation.

·         There was insufficient on-street parking for current residents.

·         The accumulation of refuse on the stretch of Parrock Street, due in part to the lack of refuse storage space in the HMOs and No 74 appeared to have no such storage space either.

·         There was a lack of space for the storage of bicycles.

Members were advised that in response to the publicity given to the application no representations had been received from members of the public.

The following points were made during discussion on this application:

·         Following a question in relation to the size of the shared kitchen/diner, the officer confirmed it would be 20 sqm and the national space standard was 27 sqm. However, the bedrooms would be slightly over the minimum  size which would compensate to a degree.

·         It was intended that 8 adults would  ...  view the full minutes text for item 72c

73.

Planning applications determined under delegated powers by the Director (Housing & Regeneration)

A copy of the schedule has been placed in the democracy web library and also in the Reception, Civic Centre: - http://bit.ly/1Uwy6bJ.

 

Minutes:

A schedule showing applications determined by the Director (Housing & Regeneration) under delegated powers had been published on the Council’s website.