Agenda, decisions and minutes

Venue: Civic Centre, Windmill Street, Gravesend, Kent

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

Note: Please note that capacity in the Council Chamber is limited and therefore general attendance will be on a first come first served basis. 

Items
No. Item

86.

Apologies for absence

Minutes:

Apologies for absence were received from Cllr Bob Lane and Cllr Brian Sangha. Cllr Aaron Elliott and Cllr Lee Croxton respectively attended as their substitutes.

87.

To sign the minutes of the previous meeting pdf icon PDF 82 KB

Minutes:

The minutes of the meeting of the Board held on 2 October 2019 were signed by the Chair.

88.

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 made an other significant interest in respect of application 20190169 – Cobham Lodge, Valley Drive, Gravesend DA12 5UE as a s106 legal agreement might potentially benefit the Gr@nd. Cllr Burden was a Director on the Board of The Gr@nd and as such would leave the Council Chamber during discussion and voting on this application.

Cllr Lauren Sullivan made an other significant interest in respect of application 20171245 – site of the former Battle of Britain Public House, Coldhardbour Road, Northfleet DA11 8NT as her aunt lived on New House Lane within sight of the site and advised she would leave the Council Chamber during discussion and voting on this application.

Cllr Lee Croxton made a voluntary announcement of another interest in respect of application 20140550 – Former Guru Nanak Darbar Gurdwara, Clarence Place, Gravesend DA12 1LD because he lived close to, but not in sight of, the application site.

Cllr Jordan Meade made a voluntary announcement of another interest in respect of application 20140550 – Former Guru Nanak Darbar Gurdwara, Clarence Place, Gravesend DA12 1LD and the Windmill Hill Conservation Area and he knew the registered public speakers, speaking against the application but not in a social capacity. Cllr Meade advised that this would not affect his decision making.

Cllr Jordan Meade made another voluntary announcement of another interest in respect of application 20190169 – Cobham Lodge, Valley Drive, Gravesend DA12 5UE and he knew the registered public speakers, speaking against the application in his capacity as a former governor on the school board for the Thamesview Secondary School. Cllr Meade advised that this would not affect his decision making.

Cllr Gary Harding made voluntary announcement of another interest in respect of application 20190169 – Cobham Lodge, Valley Drive, Gravesend DA12 5UE as he lived 10 minutes walk away from the site. Cllr Harding advised that this would not affect his decision making.

Following a question on declaring an interest from Cllr Conrad Broadley, the Board was advised that if Members of the Board knew anyone who had registered to speak on an application, then they had to make a voluntary announcement of another interest if they felt it would affect their decision making.

 

 

 

 

89.

Planning applications for determination by the Board

89a

20140550 - Former Guru Nanak Darbar Gurdwara, Clarence Place, Gravesend DA12 1LD pdf icon PDF 203 KB

Additional documents:

Decision:

Resolved that application 20140550 be REFUSED on the following ground -

The proposed application is accompanied by insufficient information to demonstrate that a sufficiently robust exercise regarding the use or re-use of the existing building has been undertaken. In the absence of such information there is not clear and convincing justification for the loss of the existing building which makes a positive contribution to the character and appearance of the Windmill Hill Conservation Area.  As such, the development would result in an excessive and inadequately justified harm to the character and appearance of the Conservation Area, to a level which is not sufficiently mitigated by the benefits of the proposed development, and the proposal is therefore contrary to Policies CS19 and CS20 of the Gravesham Local Plan Core Strategy 2014, saved Policy TC3 of the Gravesham Local Plan First Review (1994) and paragraph 11(d) and section 16 of the National Planning Policy Framework (2019).

Minutes:

Further to a meetings of the Board held on 12 April 2017 and 6 February 2019, the Board considered an application reference 20140550 in relation to the former Guru Nanak Darbar Gurdwara, Clarence Place, Gravesend DA12 1LD for the demolition of the existing building and the erection of a four/five storey building to accommodate 16 two bedroom and 2 one bedroom self-contained flats with 19 parking spaces, cycle storage provision and bin stores at basement level. At the meeting on 6 February 2019, the Board had recommended, with the supplementary report, to be approved, subject to conditions and completion of a Section 106 agreement. The Board resolved further resolved that the decision be delegated to the Planning Manager (Development Management) subject to “Further consideration of late representations received prior to the resolution of the Regulatory Board (Planning) and whether those representations raise any new issues with legal advice to be sought where appropriate” as well as the proposed conditions and s106 agreement.

The Principal Planner (Major Sites) introduced the application drew Members’ attention to paragraphs 4.8 to 4.23 of the report and advised the, following the February 2019 Regulatory Board (Planning) resolution, further intensive analysis of the late representations received had taken place and he summarised the key findings of the analysis.  The Principal Planner (Major Sites) also explained the disparities between the valuation undertaken by Caxtons (£500k) and that of Historic England (£300k) (paragraph 4.15 of the report). It was therefore concluded, in the absence of appropriate information, there was no clear and convincing justification for the loss of the existing building which makes a positive contribution to the character and appearance of the Windmill Hill Conservation Area.

The Officer advised that it could no longer be concluded that the marketing exercises had demonstrated that all reasonable reuses of the existing building had been fully explored by the applicant which was a requirement of paragraph 194 of the NPPF (2019) and demolition of the building at this point in time could not be considered acceptable. Based on the information accompanying this application it was therefore concluded that refusal be recommended as the proposal was contrary to local and national planning policy.

The application was before the Board at the discretion of Planning Manager (Development Management) who had taken into account the scale of Councillor and local interest in the site (as was the case for the 2017 and 2019 Board reports).

The Board heard the views of the public speakers who answered a number of Member questions.

The following points were made during discussion on this application:

·         Cllr Burden asked for clarification on the difference between the reasons for referral and the recommendation. The Principal Planner (Major Sites) confirmed that the reasons for referral outlined why the application was before the Board and the recommendation set out the officer’s recommendation to the Regulatory Board (Planning).

·         The Council had discussed the appropriate time period to market the site with the applicants after seeking advice from Historic England as  ...  view the full minutes text for item 89a

89b

20190169 - Cobham Lodge, Valley Drive, Gravesend DA12 5UE pdf icon PDF 12 MB

Additional documents:

Decision:

Resolved that application 20190169 be REFUSED on the following grounds:

1.         The proposal by virtue of its siting, size, bulk, massing and design would create an overly dominant development that would not relate well to the character of the street scene and would not integrate well with the surrounding local area. As such the proposed development would, if permitted, would fail to maintain the prevailing character of the area contrary to the objectives of Policies CS15 and CS19 of the Gravesham Local Plan Core Strategy (2014) and section 11 and 12 of the NPPF of the National Planning Policy Framework (2019);

2.         The proposed development, if permitted, would result in inadequate and unsatisfactory communal amenity space for future occupiers and would provide a poor layout which would be car dominated putting pedestrians into conflict with vehicles. The proposal would therefore be contrary to Section 12 of The National Planning Policy Framework (2019) and Policy CS19 of the Gravesham Local Plan Core Strategy (2014) and saved policy LT6 of Gravesham Local Plan First Review (1994) which sought to ensure that proposed developments provided a good standard of amenity for all existing and future occupants of land and buildings, as well as maintaining the amenity of surrounding properties; and

3.         The proposed development by virtue of its siting, size, bulk, massing and design would create an overly dominant addition and unneighbourly form of development that would adversely affect the outlook and the private amenity space of numerous surrounding dwellings. As such, it would be contrary to Policy CS19 (Development and Design Principles) of the Gravesham Local Plan Core Strategy (September 2014), which amongst other criteria requires new development safeguard the amenity of neighbouring properties and to integrate well with the surrounding area.

Minutes:

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

Further to a meeting of the Board held on 12 June 2019, the Board considered an application reference 20190169 in relation to Cobham Lodge, Valley Drive, Gravesend DA12 5UE for the demolition of the existing house and the erection of a part 4 storey and part 3 storey building for Build to Rent residential units (Use Class C3), comprising 20 one bedroom, 41 two bedroom and 3 three bedroom apartments with associated car parking.

The Principal Planner (Major Sites) advised of a procedural issues in that 180 letters had been sent out notifying third parties of the Board meeting. It was noted that 37 had been returned by the Royal Mail as “persons not known at this address”. In addition, residents had reported that they had received letters from the Planning Service that had not been addressed to the actual occupants. However, the Council still has to pay attention to the material planning considerations raised in correspondence. The Board was advised a total of 29 objections had been received by the Council together with a petition of 880 signatures.

At the meeting of the Board in June 2019 a decision on the application had been deferred to enable negotiations with the applicant and/or the applicant’s agent to address the Board’s concerns in regard to all five grounds of refusal. The application proposals had been amended to address these concerns with the green walls and roofing extended to disguise the bulk and mas of the building; car parking had been reduced to expand the amenity space; louvered balconies and adjusted sight lines for windows would assist in protecting the privacy of neighbouring properties;

The Board was further advised that whilst a significant amount of objections have been received to the revised plans, it was considered that the amended plans had adequately dealt with the issues relating to the previously suggested grounds of refusal 2,3,4 and 5 as set out in the 12 June 2019 officer’s report to the Regulatory Boar (Planning). However, notwithstanding the amendments made following the June meeting, the physical siting, size, bulk, massing have not changed and whilst elements of the external finishes of development have been amended the proposal would still create an overly dominant development that would not relate well to the character of the street scene and would not integrate well with the surrounding local area. As such the proposal was considered to remain contrary to the objectives of Policies CS15 and CS19 of the Gravesham Local Plan Core Strategy (2014) and section 11 and 12 of the National Planning Policy Framework (2019). It was therefore considered that the advantages provided by the application were outweighed by the disadvantages.

The application was before the Board as it was a major development proposal which had been deferred from the meeting of the Regulatory Board (Planning) held on 12 June 2019.

The Board heard the views of the public speakers who answered questions  ...  view the full minutes text for item 89b

89c

20171245 - Site of Battle of Britain, Coldharbour Road, Northfleet DA11 8NT pdf icon PDF 2 MB

Additional documents:

Decision:

Resolved that application 20171245 be DEFERRED to a future meeting of the Regulatory Board (Planning) to enable officers to liaise with the applicant to gain clarity of the s106 legal agreement in respect of the affordable housing offer, further details relating to the content, delivery and maintenance of the public art proposal on the site, to reduce the potential overlooking of the adjoining primary school and to address the Board’s concerns regarding the use of suggested external facing materials such as wood cladding.

 

Minutes:

Cllr Lauren Sullivan, the Chair left the Council Chamber during discussion and voting on this application. Cllr Harold Craske took the Chair.

The Board considered an application reference 20171245 in relation the site of the former Battle of Britain public house, Coldharbour Road, Northfleet DA11 8NT for the construction of 20 residential units comprising 6 three bedroom houses, 9 two bedroom flats and 5 one bedroom flats, laying out of the access road, provision of 32 parking spaces, refuse and cycle storage, private and communal gardens and construction of vehicular access onto New House Lane.  The supplementary report contained further revised drawings of the hard and soft landscaping proposals for the site.

The Principal Planner introduced the application which had undergone a significant period of assessment and scrutiny and gave a detailed description of the site and advised that the former public house had been demolished before the Council had given demolition approval. However, it was noted that the Council would have given this permission given the time to do so. The site was now an overgrown area protected by hoardings. The Board was shown diagrams of the proposals and the elevations and noted that the design of the dwellings had gone from traditional to contemporary and back to a more traditional appearance. Local residents had wanted a community use of the site but these uses had not been tested and therefore this application should be considered on its planning merits. The application was served by local transport routes, had local amenities such as shops nearby and accorded with the Core Strategy and the NPPF. The density of the scheme at 44 dwellings accorded with the Core Strategy and integrated well with the Coldharbour Road area. The meeting was informed that the scheme had been amended to move it further from the residences in St Clement’s Close. This scheme was supported by the New Homes Strategy Development Manager and the Leisure Manager had requested a contribution to off-site leisure access. Access to the site complied with Highways rules and all other impacts could be dealt with by planning conditions as set out in the supplementary report.  However, the officer recommended an additional condition requiring the submission to the Council of full details of the sustainability measures on site before the construction commenced and the applicant had agreed to this.

The application was before the Board at the request of Cllr Shane Mochrie-Cox and it was a major development.

The Board heard the views of the public speaker who answered questions from Members.

The following points were made during discussion on this application:

·         Following a question on whether the Council should require the former Public House to be rebuilt so that it could be legally demolished, the Principal Planner reiterated that whilst the demolition required prior approval, the method of demolition and proposed restoration of the site had been appropriate although the building had been demolished before the Council had made that decision. However, it was noted that approval of this  ...  view the full minutes text for item 89c

89d

20181271 - Land South of Coldharbour Road, Northfleet DA11 8AB pdf icon PDF 3 MB

Additional documents:

Decision:

Resolved that, subject to referral to the Secretary of State as a departure from the development plan, application 20181271 be PERMITTED subject to the planning conditions as set out in the supplementary report, subject to minor modification regarding condition 7 (subdivision to exclude independent concessionary stores),  the sustainability measures set out in condition 39 (sustainability) to include solar panels, and to a condition to the effect summarised in condition no.45 to ensure delivery of both elements of the development as set out in the decision notice issued by the Planning Department and made available on the following link:

https://www.gravesham.gov.uk/planning-search.

Minutes:

The Board considered an application reference 20181271 in relation to land south of Coldharbour Road, Northfleet DA11 8AB  of Britain, Coldharbour Road, Northfleet DA11 8NT for the erection of a Foodstore (Use Class A1 - Retail) and business units providing employment floorspace (to be used flexibly within Use Classes B1(c), B2 and B8 - light industrial, general industrial and storage and distribution including the provision for ancillary retail sales to facilitate specialist, trade counter operations); creation of new infrastructure including a pedestrian footway / cycleway and 'toucan' crossing on Coldharbour Road, access, car parking and servicing; hard and soft landscaping and associated retaining structures and ground works. The Principal Planner introduced the application and gave a description of the site and advised that it was currently an uncultivated field with an access already built into the hammerhead roundabout serving Morrisons as the application site had been previously earmarked for development and Lidl, who was the intended occupier of the food retail unit, would be trading as a limited discount trader.

The Board was advised that there had been three previous planning permissions, the first in 2007 which had been renewed in 2010 and the last in 2018 which had included a recommended legal agreement for £50k to be spent on transport measures. Members’ attention was drawn to paragraph 4.8.14 of the report and that this was a sustainable location which fulfilled the requirements of the Local Plan but was contrary to the Development Plan. The report had sought to include specialist advice on retail policies and viability of the out of centre retail site and also any possible effect on town centre viability and there was evidence to support additional retail space in the Borough.  Visual improvements to the design had been made on the request of a Ward Councillor.

The Principal Planner set out the improvements to the transport and parking impacts and the highways mitigations that had been offered by the applicant as set out in the report. Traffic modelling predictions had noted that the traffic impact could be worse without the development and its transport mitigations which included a footway and cycleway on the south side of Coldharbour Road; a footpath around the Morrison’s dumbbell access road; a toucan crossing linking the site with the residential development on the north side of Coldharbour Road ; junction widening at the Wrotham Road roundabout ; the relocation of the poorly positioned bus layby in the underpass; and the approach to the A2 slip road to be split into two lanes with the inclusion of a pedestrian and cycle crossing. It was also the intention to prioritise the vehicles leaving from Morrisons on the hammerhead access roundabout. It was therefore considered that no harm would be caused to local amenity by the application.

In conclusion, the Board’s attention was drawn to the letter from the applicant which had been circulated to Members which contained an additional condition that the foodstore should not be built and occupied before  ...  view the full minutes text for item 89d

89e

20191047 - Longreach, 27 The Russets, Meopham, Gravesend DA13 0HH pdf icon PDF 134 KB

Additional documents:

Decision:

Resolved that application 20191047 be PERMITTED subject to the planning conditions to be set out in the decision notice issued by the Planning department and made available on the following link: https://www.gravesham.gov.uk/planning-search.

Minutes:

The Board considered application reference 20191047 which proposed the demolition of a first floor extension above the ground floor integral garage and utility room to provide a replacement master bedroom, en-suite and hobby room. The Principal Planner (Major Sites) deemed the design of the extension acceptable and that the proposal would not have an adverse impact on the amenity of surrounding properties or the adjacent heritage assets. In addition there was no conflict with local or national planning policy. There would be no adverse impact on the surrounding highway network and no consultee or neighbour objections had been received

The application was before the Board because the application was a Gravesham Borough Councillor.

Resolved that application 20191047 be PERMITTED subject to the planning conditions to be set out in the decision notice issued by the Planning department and made available on the following link:

https://www.gravesham.gov.uk/planning-search.

89f

20191027 - 12B Lennox Road, Gravesend DA11 0EP pdf icon PDF 87 KB

Additional documents:

Decision:

Resolved that application 20181027 be PERMITTED subject to the planning conditions to be set out in the decision notice issued by the Planning department and made available on the following link: https://www.gravesham.gov.uk/planning-search.

Minutes:

The Board considered application reference 20191027 which proposed the demolition of an existing conservatory and two outbuildings, and the erection of a single storey rear extension and detached outbuilding. The Principal Planner (Major Sites) deemed the design of both the rear extension and outbuilding acceptable and that the proposal would not have an adverse impact on the amenity of surrounding properties as the extension and outbuilding would be single storey and of a modest size. In addition there was no conflict with local or national planning policy. There would be no adverse impact on the surrounding highway network and no consultee or neighbour objections had been received

The application was before the Board because the application was a Gravesham Borough Councillor.

Resolved that application 20181027 be PERMITTED subject to the planning conditions to be set out in the decision notice issued by the Planning department and made available on the following link:

https://www.gravesham.gov.uk/planning-search.

90.

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

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 determined by the Director (Planning & Development) under delegated powers had been published on the Council’s website.