Agenda, decisions and minutes

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

Items
No. Item

8.

Apologies for absence

Minutes:

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

9.

To sign the Minutes of the previous meeting pdf icon PDF 97 KB

Minutes:

The minutes of the meeting of the Planning Committee held on 17 June 2020 were signed by the Chair.

10.

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 Conrad Broadley made a voluntary announcement of an other interest in respect of his interest in nautical matters in that he owned several types of boats and was the Chairman of Dartford and Crayford Creek Restoration Trust, Chairman of Broadness Cruising Club, Secretary, Director of Northfleet Harbour Restoration Trust and a member of Gravesend Sailing Club.

 

11.

Planning applications for determination by the Board

11a

20190504 - Former Gravesend & North Kent Hospital (M Block), Bath Street, Gravesend, DA11 0DG - report herewith pdf icon PDF 359 KB

Decision:

Resolved that application 20190504 be DELEGATED to the Service Manager (Development Management) in consultation with the Chair, for the issue of planning PERMISSION subject to the conditions outlined in the report, and the completion of a Section 106 Legal Agreement.

Minutes:

Further to the meeting of the Committee on 17 June 2020, the Board considered an application reference 20190504 which proposed the conversion of the existing building with an 11 storey side extension and a single storey roof extension, the construction of a new residential building ranging from 3 to 6 storeys to provide 115 residential units consisting of 47 one bed units, 59 two bed units and 9 three bed units, together with associated parking for 69 cars, 6 motorcycles and 212 cycles, amenity space, private gymnasium and waste and a B1, D1 and D2 flexi use space.

The Senior Planner gave a brief recap of the proposal confirming the description had not changed since the last meeting of the Committee. The application had been deferred to enable negotiations with the applicant and/or applicant’s agent to address the Committee’s concerns with regard to the following subjects:

  • Green initiatives – The Sustainability Report had been expanded to take account of comments made at the last meeting.
  • Noise – The Committee was advised that a noise assessment had been carried out in 2019 and the noise as a result of the proposal had not been found to be excessive. Attention was drawn to Condition 17 which required a post completion report to be submitted, prior to occupation of the units, to ensure that the noise levels were not exceeded within the development.
  • Affordable Housing provision – The proposal provided 16 units and it had not been possible to increase this number. It was confirmed that to date, there had not been any successful discussions with affordable housing providers and ongoing discussions were continuing with other registered providers. Should a registered affordable housing provider not be secured, a commuted sum included in the Section 106 Agreement had been agreed as an alternative.
  • Overlooking – The degree of overlooking was considered to be appropriate for a town centre development and the design of the building had been staggered to ameliorate this issue.
  • Heritage and Archaeology – At the last meeting of the Committee a request had been made for a contribution to the heritage of the town centre, with a specific suggestion of restoring the hand on the statue of Queen Victoria. Members were advised that it was not considered that this suggestion could be taken forward as it did not meet the tests outlined in the report. In relation to archaeology, the officer advised that the site had the potential for remains all of which would be protected by conditions.
  • Parking – the comments raised by Design: South East in September 2019 has already been addressed with all car parking spaces fully accessible with sufficient turning areas. The parking provision is satisfactory given the sustainable location of the site.

In conclusion, the officer stated that the application was policy compliant and moved the recommendation as set out in the report.

The Committee heard the views of the public speaker in support of this application who answered questions from Members.

The following points were  ...  view the full minutes text for item 11a

11b

20200001 - Fleet Leisure, Nelson Road, Northfleet DA11 7EE pdf icon PDF 5 MB

Additional documents:

Decision:

Resolved that application 20200001 be PERMITTED subject to conditions as set out in the officer’s report with amendments as discussed by the committee relating to noise limits, hours of use, code of conduct and green credentials. 

Minutes:

The Committee considered an application reference 20200001 in relation to a new sports facility comprising mixed sized football pitches, including artificial playing pitches, a new clubhouse, play area and associated parking and lighting.

The Principal Planner introduced the application which had been submitted by EUFC Elite Ltd. The site was owned by the Borough Council and had been used for sporting activities since 1942. The site was enclosed and originally had grass pitches and a bowls green which had later partially been replaced with artificial pitches. A fire in 2017 had burned down the clubhouse and the site had closed. The Committee was shown various photos and diagrams demonstrating the proposed layout of the sports facilities, the clubhouse, the parking area and a boundary treatments including the continuous 2m high acoustic wall, tree and hedge planting etc. it was noted that the play space would be open for public use. The officer advised of public consultations that had been carried out and the main wish of the responders showed support for the retention of the sports ground together with some concern about the possible noise levels from events at the clubhouse and from football games.

The proposals had been designed to reinforce the sporting uses which accorded with policies CS12 and CS13 and also conformed to the Council’s Corporate Objectives. The proposals had also attracted the support of Sport England following the alterations in the application to include community use which were also supported by the Council’s Leisure Manager. No highways objections had been received in relation to possible traffic or parking issues. The removal of a number of trees was needed as some specimens had been heavily pollarded, some were unhealthy and a few would need to be removed to permit the proposed layout and these would be replaced with other appropriate species. The officer confirmed that reptiles had not been found on the site.

In conclusion, the officer stated that the application was policy compliant and moved the recommendation as set out in the report.

The application had been referred for consideration as a major development at the request of Cllr. Lauren Sullivan – Chair of the Committee.

The Committee heard the views of the public speakers in support of and against this application who answered questions from Members.

The Committee heard the views of the Ward Member, Cllr Shane Mochrie-Cox.

The following points were made during discussion on this application:

·         Following a request that the green agenda be considered and to include such measures as rain water harvesting, the use of solar panels on the roof of the clubhouse and the installation of cables for the charging of electric vehicles. The officer advised that condition 24 in the recommendation required the incorporation of sustainable measured in the development in accordance with the applicant’s Energy and Sustainability Statement although they were objectives at this stage and the condition could be amended to be more specific. It was noted that electric vehicle cabling was already a requirement of  ...  view the full minutes text for item 11b

11c

20200478 - 100C Wrotham Road, Gravesend DA11 0GH pdf icon PDF 4 MB

Decision:

Resolved that application 20200478 be REFUSED.

Minutes:

The Committee considered an application reference 20200478 at 100C Wrotham Road, Gravesend DA11 0QH for the continued use of the two outbuildings in the rear garden as two separate residential dwellings along with minor alternations to the existing buildings and garage.

The Service Manager (Development Management) reported that the two outbuildings had been continuous residential use and had undergone minor alternations with access being via the garage.  Members were shown the site plan and the ad hoc relationship of the application site with surrounding residences. The officer confirmed that there was an Enforcement Notice on the site in relation to the unauthorised change of use of the two outbuildings for residential use. The Enforcement Notice was not under appeal for planning merits of the case however. The planning history had highlighted refusals for continued use. The Council’s Private Sector Housing Service had expressed concern in relation to the access which was the only means of escape in the event of a fire, the internal arrangements of the proposed dwelling and the parking arrangements. The officer noted that whilst the 2 one bed units had a good floor area, the minor contribution to housing numbers was outweigh by the poor design and the lack of integration with the local area. 

In conclusion, the officer stated that the application was contrary to Policy CS12 and moved the recommendation as set out in the report.

The application had been referred for consideration at the request of Cllr Jenny Wallace.

The Committee heard the views of the public speakers in support of and against this application who answered questions from Members.

The following points were made during discussion on this application:

·         Members noted that the garage had been split to provide separate entrances to the two units.

·         A member of the Committee advised that he had received an email from the applicant’s agent and had read it out of courtesy but had not predetermined the application.

·         Following a question from a Member, it was confirmed that over 50% of the landlord’s portfolio was for this business model and the landlord was now seeking to regularise the site.

·         It was confirmed that the internal space available in the two units complied with the space standards of the Government and the Borough Council.

·         Further concern was raised in relation to escape in the event of a fire. However, the applicant’s agent confirmed that Unit 1 had a protected hallway and it would be simple of make a small amendment to the layout.

·         The Committee was advised that numerous complaints had been received with regard to this site since 2012 and had included parking problems, noise nuisance, rubbish etc.

·         It was noted that the parking of vehicle by occupiers of the units had blocked the access of emergency vehicles.

Resolved that application 20200478 be REFUSED.

 

(The Committee took a break at 21:00hrs and reconvened at 21:10hrs.)

11d

20200343 - The Charter, Land at Market Square and Horn Yard Car Parks, New Swan Yard, Gravesend DA12 2EN pdf icon PDF 22 MB

Additional documents:

Decision:

Resolved that application 20200343 be DELEGATED to the Service Manager (Development Management) in consultation with the Chair of the Planning Committee, for the issue of planning permission subject planning conditions as set out in the report and the completion of a Section 106 Legal Agreement.

Minutes:

The Committee considered application reference 20200343 for land at Market Square and Horn Yard car parks, New Swan Yard, Gravesend for the erection of 242 residential units for Build to Rent (C3 Use Class), with three blocks ranging from three to ten storeys, together with a multi-storey car park as well as access, pedestrian landscaping, highways and other associated works.

The Principal Planner (Major Sites) advised that the Market Square and Horn Yard car parks had been built in the 1980s and he described the layout of the roads adjacent to the site together with the location of the nearby public gardens. The Committee was reminded that the principal of development had already been accepted as set out in paragraphs 5.8 to 5.11 of the main report. This stated planning permission 20120931 had been lawfully implemented. Notwithstanding this, the site was allocated as a key development site under policy CS05 (LPCS) with the site being allocated for development. The site was in the company of a number of high profile schemes in the town centre area including the M Block and Clifton Slipways. The proposed scheme had been the subject of extensive pre-application discussions and the proposal had not resulted in an objection from Historic England. 

The Committee was shown various CGI Images of the proposed development including the new pedestrian link to Crooked Lane from New Swan Yard. Concern had been highlighted about the loss of views of the River Thames but the officer noted that these views had only become available with the construction of the open air car parks in the late 1980’s  The development had been designed to fit in with the urban streetscape and St Andrew’s Gardens. Paragraphs 8.1 to 8.33 of the report detailed the mitigations and developer contributions and advised that some subjects do not meet the test for example, social services.

In conclusion, the officer stated that the application was policy compliant and moved the recommendation as set out in the report.

The application had been referred for consideration as a major development proposal.

The Committee heard the views of the public speakers in support of and against this application who answered questions from Members.

The following points were made during discussion on this application:

·         Following a question in relation to the St George’s Centre, Members were reminded that the Committee should only consider the application that was before them.

·         A question was asked about the possible consideration of the applicants about the town’s links with the River Thames. The Committee was advised that the applicant recognised that the river was a key attribute of the town and it was hoped that the development would increase activity in relation to the river in this area of the town and he undertook to consider this matter.

·         A concern was highlighted in t the initial pre-application plans had included long dark corridors which were likened to those at large hotels. It was noted that a great deal of work had been done on the  ...  view the full minutes text for item 11d

11e

20191122 - Clifton Slipways, West Street, Gravesend DA11 OBW pdf icon PDF 19 MB

Additional documents:

Decision:

Resolved that application 20191122 be DELEGATED to the Service Manager (Development Management) in consultation with the Chair of the Planning Committee, for the issue of planning permission subject to planning conditions and informatives and the completion of a Section 106 Legal Agreement.

 

Minutes:

The Committee considered an application reference 20191122 and noted the revised description which included the erection of two buildings to provide a total of 227 dwellings with associated vehicle parking, cycle storage, highway works, and landscaping. Building 1 to comprise the  erection of a 23 storey tower on the north side of West Street to provide 121  dwellings with one business unit (B1a) comprising 90m² of floor space at ground floor level; and Building 2 from four storeys to twelve storeys on the south side of West Street which will provide 106 dwellings. The proposal to include the restoration and adaptation of the existing pier structure to provide public and private amenity space to include the erection of 16 business units (B1a) comprising a total of 510 m² of floor space and a cafe (A1/A3) comprising up to 60 m² of floor space.

The Principal Planner (Major Sites) introduced the application and went through the key points of the revised description. One late objection had been received with regard to the overshadowing of a garden and the officer confirmed neither the extant scheme nor the current scheme would cause any material harm to that property.  It was noted that the principle of development had been accepted and the planning permission granted in 2016 would be extant until April 2021. 

There were two parcels of land included in this application the first being the Victorian pier which had been built in the later part of the 19th century. The pier, which was classed as a non-designated heritage asset, had been built to serve the railway terminus which closed in the late 1960’s.

The proposed architecture of the extant scheme had been improved upon as it had been considered blocky and consultations had been undertaken with the public and other stakeholders prior to the application being submitted. The southern end of the site was overgrown and the viaduct linking both sites had been demolished in 2006. The external finish to the development would be dealt with by condition and neighbours would be consulted on the relevant discharge of condition applications. The caste-iron pier would be restored and would be carefully managed in relation to the safety of children and the avoidance of anti-social behaviour and it was intended that a management plan be introduced. The management plan would be secured through the S106 Agreement.

The building to the south of West Street would have no greater impact on the surrounding properties in regard to overshadowing.  Following the submission of a viability report which was independently reviewed through negotiations with the applicant, they had agreed £160k towards S106 contributions and 22 x one bedroom apartments for Discounted Market Rent. This would result in 10% of the scheme being delivered as affordable housing.

In conclusion, the officer stated that the application was broadly policy compliant and moved the recommendation as set out in the report.

The application had been referred for consideration as a major development proposal.

The Committee heard the views of  ...  view the full minutes text for item 11e

12.

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