No apologies for absence were received.

The minutes of the meeting of the Planning Committee held on Wednesday, 2 February 2022 were signed by the Chair.

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.

Cllr Rice declared a pecuniary interest in item 5b, G and M Motors, as he is a Director of Rosherville and one of their operating services (Rosherville Vehicle Servicing Limited) provides Vehicle Serving and MOT services. Cllr Rice left the meeting during the discussion and voting on this item.  

Cllr Craske declared an other interest as he is a customer of G and M Motors but he informed the Committee that this would not have any effect on the decision.  

Resolved that application 2021529 be APPROVED with conditions:

Conditions

1.         The development hereby approved shall be begun not later than 3 years following the date of this permission.

Reason: In pursuance of Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2.         The development hereby permitted shall be carried out in precise accordance with the following approved plans and particulars:

Heritage Statement;

Design and Access Statement;

Drawing no. 25TA/A3/01 (Site Map and No Change to Elevations);

Drawing no. 25TA/A3/02 (Proposed Ground Floor Plan);

Drawing no. 25TA/A3/03 (Proposed First Floor Plan);

Drawing no. 25TA/A3/04 (Proposed Second Floor Plan);

Drawing no. 25TA/A3/05 (No Change to Block Plan); and

Drawing no. 25TA/A3/06 (Existing Floor Plans).

(All received 10 December 2021)

Application form received 14 December 2021.

Reason: For the avoidance of doubt and in the interests of proper planning.

3.         The development hereby approved shall not be occupied until a scheme of cycle storage facilities incorporating 3 cycle parking spaces within a secure and weatherproof enclosure has been submitted to and approved in writing by the Local Planning Authority. These facilities shall be made available for use prior to first occupation of the development hereby approved and retained for use by site users at all times thereafter.

Reason: In order to encourage options for sustainable travel in accordance with Policies CS11 and CS19 of the Gravesham Local Plan Core Strategy 2014.

4.         Prior to the first occupation of the development hereby permitted, details of security for the property to comply with the recommendations of Kent Police in their letter dated 29 January 2022, including access controls, lighting, alarms, and fire/security certified doors, shall be submitted to and approved in writing by the Local Planning Authority and the work shall be carried out in strict accordance with those details.

Reason: To ensure a safe living environment in the interests of amenity, and in accordance with Policy CS19 of the Local Plan Core Strategy 2014.

5.         The approved refuse storage facilities for the development hereby approved shall be provided prior to the first occupation of the development hereby permitted, and shall thereafter shall be retained for such purposes at all times.

Reason: In the interest of amenity and in accordance with Policy CS19 of the Gravesham Local Plan Core Strategy 2014.

6.         Notwithstanding the details submitted on the application form and in the approved plans, the number of bedrooms and occupants at the property shall at no time be more than 9.

Reason: To ensure the protection of the residential amenities of occupiers and neighbouring properties and in accordance with Policy CS19 of the Gravesham Local Plan Core Strategy 2014.

7.         No more than 2 residents' parking permits shall be sought in relation to the property at 25 The Avenue, Gravesend.

Reason: In the interests of amenity and parking pressures in the area, and in accordance with Policy CS19 of the Gravesham Local Plan Core Strategy 2014

INFORMATIVES:-

1          WORKS  ...  view the full decision text for item 47a

The Chair announced that although he is a Pelham Ward Councillor he had not had any involvement in this application and therefore had an open mind in the determination.

The Committee considered 20211529 in relation to 25 The Avenue, Gravesend, Kent, DA11 0NA. Theapplication isfor the change of use from dwelling house to a 9 bedroom house of multiple occupation (HMO).

The Team Leader (Development Management) introduced application 20211529 to the Committee and highlighted key points from the report.

• The site lies close to the town centre in a mixed residential area, and in the Pelham Road / The Avenue Conservation Area. The property is one of a group of large semi-detached houses of identical design. The area is mainly residential but includes a mix of residential uses, including supported accommodation, flats and bedsits and other HMOs.
• In terms of the existing HMOs, no recent planning permission have been granted, although there are historic permissions from late 80s and 90s:
  • Number 15 – share house since 1992
  • Number 4 – granted to use as bedsits in 1986
  • Number 5 – deemed lawful in 2007 through passage of time it was operating.

• Due to the size of the property, its sustainable location and the existing mixed residential use of the area, an HMO use is considered appropriate for this site and complies with the requirements of saved Policy H5 of the 1994 Local Plan and Policy CS14 of the 2014 Core Strategy.
• A previous application for an 11-bedroom HMO at the property was recently refused by the Planning Committee in November 2021. The first refusal grounds related to the proposed development failing to comply with the Council’s HMO Amenity Standards guidance, particularly in relation to unacceptable living and bedroom spaces, and the failure to provide a high standard of amenity for future users. The second refusal related to the lack of a SAMMS contribution. The current application proposes a 9 (single) bedroom HMO, with an increased kitchen / dining / sitting space provision. A SAMMS contribution agreement has also been signed and the appropriate tariff paid.
• There are no external alterations to the building and the front and rear gardens will be retained as existing.
• The proposal is considered to preserve the character and appearance of the application site and surrounding Conservation Area.
• The site had permission last year for a single storey rear extension, which will now be used to provide a bedroom and part of the communal space.
• On the ground floor, there will be 3 bedrooms with a shared kitchen / dining / sitting space and two separate WC / shower rooms.
• On the first floor there are three further bedrooms together with a communal room and separate bathroom and WC / shower room.
• There will be three further bedrooms in the roof space of the house.
• The main concern with the previous proposal related to the impact on the amenity of the future occupiers of the HMO. The Council has a Guidance to Amenity Standards  ...  view the full minutes text for item 47a

Resolved that the application 20211309 for outline planning permission be REFUSED on the following grounds:-

1.         The application fails to demonstrate sufficient parking provision to serve the development or reprovision of existing parking provision which would be displaced, without having an unacceptable impact on the surrounding highway network. The proposal is therefore contrary to the requirements of Policy CS11 (Transport) of the Gravesham Local Plan Core Strategy 2014 and the provisions of Section 9 (Promoting Sustainable Transport) of the National Planning Policy Framework 2021.

Cllr Rice left the meeting during the discussion and voting on this item.

The Committee considered 20211309 in relation to G And M Motors 85 Milton Road Gravesend Kent. Theapplication was for outline planning permission with all matters reserved and being for demolition of existing workshop and erection of a single storey

building with valet booth, video/photographic studio and parts store together with the laying out of 6 car parking spaces.

The Planning Officer introduced application 20211309 to the Committee and highlighted key points from the report.

• The application site is located to the rear (north) of the site and within the urban area of Gravesend on the outskirts of town. To the east is St Peter and St Paul Church, a Grade 2* Listed Building. The remaining street scene is very mixed.  
• The proposed elevations are indicative only. As this is an outline application, details such as design, materials and finish would be dealt with under a later reserved matters application.
• The proposed floor plans are indicative but highlighted the proposed use as the replacement building ancillary to the existing showroom.
• A proposed parking plan showed the outline of the replacement building and the surrounding parking, again this would be assessed under reserved matters.
• Planning balance – in paragraph 11 of the NPPF applies presumption in favour of sustainable development that accord with development plan policies.
• The proposed development supports an existing business and commercial use of the showroom and preserves the character of the area.
• The proposal would accord with local and national policies, in particular Local Plan CS07 which states that particular support will be given to the refurbishment and upgrading of existing commercial premises.

In response to Members questions on the clarification of the application, the Planning Officer explained that:

• The applicant did not give a reason as to why they were seeking outline planning permission.
• This application is just for a single storey ancillary use to the showroom in comparison to similar applications that have been previously rejected. If they were planning on a two-storey building, a separate planning application would need to be submitted.
• The Chair asked if outline planning applications were frequently used and why they took this route rather than submitting normal planning applications. The Service Manager (Planning) explained that maybe they are seeking approval of use and consent before the applicant spends additional funds on the application.
• The Service Manager (Planning) confirmed that if the Committee did grant permission, they could condition the application under the Scheme of Delegation that the application be brought back to a future Committee.
• Due to the proximity of the railway, the applicant would need to engage with Network Rail as to how they would get construction materials onto site which would not have a detrimental impact on the railway.
• The proposal will incorporate the provision for 6 parking spaces for staff.
• There will be no detrimental impact on the residents of Elm Cottage.
• The actual footprint would be increased by 105m².
• The  ...  view the full minutes text for item 47b

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

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

There is no other business.