Apologies for absence were received from Cllrs Brian Francis and Tony Rice. Cllrs Tony Rana and Leslie Hoskins attended as their substitutes.

The minutes of the meeting held on Wednesday 15 June 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.

No declarations of interest were made.

The Chair stated that he would deal with the planning applications in the following order:-

·         20211478 - Little Acres, Longfield Avenue, Gravesend, Longfield, Kent, DA3 7LA

·         20211215 - Hevercourt Residential Home Goodwood Crescent Gravesend Kent DA12 5EY

·         20211212 - Land Rear Of 2 - 3 Cobham Street Gravesend Kent DA11 0SB

Resolved that application 20211478 be REFUSED, for the following reasons:-

1. The site is within the approved Metropolitan Green Belt.  Within the Green Belt there is a strong presumption against permitting new development outside of the present defined extent of urban areas and the present extent of any village. National Planning Policy Framework 2021 Section 13 (Protecting Green Belt Land) indicates that the most important attribute of Green Belts is their openness. The development will not preserve the openness of the Green Belt through construction of 15 additional residential units occupied on a permanent basis, associated hardstanding, lighting, car parking and residential paraphernalia and will conflict with the purposes of including land within the Green Belt as it will encroach into the countryside and urbanise the site. In the absence of any 'very special circumstances' that may otherwise outweigh the harm by reason of inappropriateness, and any other harm, the proposed development is considered to be contrary to the advice in Section 13 (Protecting Green Belt Land) of the National Planning Policy Framework (NPPF) 2021, and Policy CS02 (Scale and Distribution of Development) of the Borough Council's adopted Gravesham Local Plan Core Strategy (September 2014).

2. The application site lies within the locally designated Istead Arable Farmlands Landscape Character Area, where local and national planning policy and guidance expect developments to conserve, restore and enhance the natural landscape.  The proposed development, if permitted, would be harmful to the landscape character when compared to the existing site.  The harm from the redevelopment of the site in this instance would be derived from the increase of 15 residential units, the associated hardstanding, lighting, car parking and residential paraphernalia.  The application is therefore contrary to Policy CS12 and CS19 of the Borough Council's adopted Gravesham Local Plan Core Strategy (September 2014) and Section 15 of the National Planning Policy Framework (NPPF) 2021.

3. The proposal would result in 16no. static homes, in an open plan site in an area that consists of single residential dwelling, within self-contained plots and as such the proposed development would be out of character with the area and would constitute an overdevelopment of the existing site and would be incongruous considering the existing pattern of development and the character of the surrounding area.  It is therefore harmful to the character and appearance of the site and the wider locality and would contravene Policies CS14, CS15 and CS19 of the Gravesham Local Plan Core Strategy September 2014 which ensure new development will integrate well with the surrounding local area.  At a national level the proposed development would also contravene paragraph 130 of the National Planning Policy Framework (2021) which states 'developments will add to the overall quality of the area; are visually attractive as a result of good architecture; and are sympathetic to the local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation of change (such as increased densities)'.

4. The proposed homes fail to offer the space required for adequate living  ...  view the full decision text for item 18a

The Committee considered planning application 20211478 in relation to Little Acres, Longfield Avenue, Gravesend, Longfield, Kent, DA3 7LA.

The application was for the demolition of all buildings and the erection of 16 static homes restricted to those aged 55 and above, with associated management office, internal vehicular access road and parking.

The Senior Planning Officer introduced the application to the Committee and highlighted key points from the report. The Committee was informed that an additional representation had been received however it did not raise additional areas they were not already included within the report.

The Senior Planning Officer advised that the site was located on the boundary of Gravesham and Dartford.  The site was within the Green Belt and locally designated Istead Arable Farmlands Landscape Character Area. The proposed development, if permitted, would not preserve the openness of the Green Belt and did not meet any of the  'very special circumstances' as set out in the National Planning Policy Framework. It would also be harmful to the landscape character when compared to the existing site. It was considered that the adverse impacts of the development would significantly and demonstrably outweigh the benefits and would provide a modest contribution towards the Council’s housing need.On that basis, the Officer’s recommendation was for refusal.

The Senior Planning Officer and Service Manager (Planning) set out a number of corrections to the report.

The Committee was invited to ask any questions for clarification.

The Committee heard the views of the registered speakers who answered questions from Members.

The Committee also heard from Cllr Dakota Dibben, Ward Councillor for Istead Rise.

The Committee expressed concern regarding:-

·         the impact the proposed development would have on the Metropolitan Green Belt and locally designated Istead Arable Farmlands Landscape Character Area;

·         the living conditions of occupants of the proposed static caravans which would fail to offer the space required for adequate living accommodation and would be occupied by over 55s on a permanent basis including the winter months; and

·         the suitability of the site for over 55s due to the access being via a narrow-unadopted road, there being a lack of local services/amenities (shops, doctors surgeries etc.), limited public transport and the walking distance to local services/public transport being excessive.

Resolved that application 20211478 be REFUSED, for the following reasons:-

1. The site is within the approved Metropolitan Green Belt.  Within the Green Belt there is a strong presumption against permitting new development outside of the present defined extent of urban areas and the present extent of any village. National Planning Policy Framework 2021 Section 13 (Protecting Green Belt Land) indicates that the most important attribute of Green Belts is their openness. The development will not preserve the openness of the Green Belt through construction of 15 additional residential units occupied on a permanent basis, associated hardstanding, lighting, car parking and residential paraphernalia and will conflict with the purposes of including land within the Green Belt as it will encroach into the countryside and urbanise the site. In the  ...  view the full minutes text for item 18a

Resolved that application 20211215 be APPROVED subject to the following conditions and informatives:-

Conditions

Time Limit

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.

Approved Plans

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

Application form received 4 October 2021;

Planning Statement received 4 October 2021;

Design and Access Statement received 4 October 2021;

Tree Survey received 4 October 2021;

Surface Water Storage Requirements for Sites received 4 October 2021;

UKsuds Attenuation Storage Analysis Received 4 October 2021;

Drawing no. 01 (Site Location Plan) received 4 October 2021;

Drawing no. 04 (Proposed Site Plan) (excluding trees) received 4 October 2021;

Drawing no. 05 Rev. C (Proposed Ground Floor Plan) (excluding trees) received 4 October 2021;

Drawing no. 06 (Proposed Roof Plan) (excluding trees) received 4 October 2021;

Drawing no. 10 (Proposed Elevations) received 4 October 2021;

Drawing no. 11 (Proposed Courtyard Sections) received 4 October 2021;

Drawing no. 20 (Existing Site Plan) received 7 October 2021;

Drawing no. 21 (Existing Floor Plans) received 7 October 2021;

Drawing no. 25 (Existing Elevations) received 7 October 2021;

Drawing no. 26 (Existing Sections) received 7 October 2021; and

Surface Water Drainage Strategy (ref. no. 531921 dated 22 February 2022) received 28 February 2022.

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

Prior to Commencement

Tree Protection Details

3.    Notwithstanding the submitted plans and particulars, no site clearance or development shall take place until there has been submitted to and approved in writing by the Local Planning Authority details of all trees to be retained and removed in the form of an arboricultural impact and method statement and detailed drawings, including:

(a) the specification and position of fencing and other measures such as temporary surfacing, for the protection of the roots and crown spread of trees, groups of trees and other vegetation to be retained on and adjoining the site (including in the north-east corner of the application site). Protective fencing should accord with the recommendations of BS 5837:2005 'Trees in Relation to Construction';

(b) the programme for the erection and maintenance of protective fencing and the installation of any other protective measures; such programme will include details of supervision by an arboriculturist;

(c) details of any proposed alterations in existing ground levels and of the position of any proposed excavation and constructional details of any drainage, hard surfacing, foundations, walls and similar works within the protected area;

(d) details of contractors’ compounds and areas for storage; and

(e) schedule of proposed tree works.

The details contained in the approved arboricultural impact and method statements shall be thereafter implemented on site and the protective fencing and other protective measures shall be maintained during the course of construction.

Reason: To ensure that  ...  view the full decision text for item 18b

The Committee considered planning application 20211215 in relation to Hevercourt Residential Home, Goodwood Crescent, Gravesend, Kent DA12 5EY.

The application was for single storey 'wing' extensions to north, east, south and west elevations to provide 21 new ground floor ensuite bedrooms, increasing the total number of ground floor bedrooms by 23 (including converting 2 existing staff rooms to bedrooms) from 11 to 34 (and from 41 bedrooms in total to 64), plus additional care home facilities, together with internal and external alterations including a new entrance and entrance canopy to the south elevation, external courtyards, a new compound area, 7 additional car parking spaces and landscaping.

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

The Senior Planning Officer stated that planning permission had previously been granted on the site in 2018 for single storey extensions to the north, west and south with a focus around two internal courtyards and remodelling of the ground floor to provide 27 bedrooms, which was an increase of 16 bedrooms at ground floor. Car parking on the site was also increased from 24 to 30 spaces. Kent County Council’s accommodation strategy for social care projects, set out that by 2021, Gravesham required an additional capacity of 56 residential dementia care units and that the proposal at that time would meet that required need. The current proposals would continue to be within the confines of the existing care home site and relatively low in scale. They would not be out of context or character with the existing buildings on the site and within the surrounding area. The proposed extensions would be located a sufficient distance away from the site boundaries to retain a sense of space around the site. Overall, it was considered that the proposed amendments to the previously approved proposal would be acceptable in design terms and would respect the character and appearance of the site itself and the surrounding area. Therefore, on that basis, the Officer’s recommendation was for permission.

The Committee was invited to ask any questions for clarification.

The Committee heard the views of the registered speaker who answered questions from Members.

The Committee also heard from Cllr Gurjit Bains, Ward Councillor for Woodlands. 

The Committee welcomed the application and the additional capacity that would be offered to social care within the Borough but raised the following points:-

·         existing trees should be retained where possible and suitable hard and soft landscaping provided in order to mitigate the potential impact of overlooking on neighbouring properties/residents of the care home;

·         consideration be given to minimising external lighting in order to mitigate the potential impact on neighbouring properties; and

·         consideration be given to the external facing materials in order to mitigate the potential impact on the character and appearance of surrounding area.

If permitted, the Chair and Vice-Chair of the Planning Committee, to be consulted on conditions 3, 6 and 13 prior to planning application(s) for these conditions being determined by the Local Planning  ...  view the full minutes text for item 18b

Resolved that application 20211212 be DELEGATED to the Service Manager (Planning) for APPROVAL subject to the SAMMS payment being made in full, and the following conditions and informatives:-

1.             The development to which this permission relates must be begun not later than the expiration of three years beginning with the date on which this permission is granted.

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 only in precise accordance with the following schedule of approved plans and details, unless alternative details are approved pursuant to the conditions imposed on this decision notice:

Application form

Contaminated Land Report

Heritage Design and Access Statement

Drawing no. 211 rev G (existing and proposed block plans)

Drawing no. 108 rev B (site location plan)

Drawing no. 206 rev B (proposed street scene)

Drawing no. 203 rev C (proposed first and second floor plans)

Drawing no. 202 rev B (proposed basement and ground floor plans)

Drawing no. 207 (details of eaves, stone coping and windows)

Drawing no. 211 rev D (existing and proposed block plans)

Drawing no. 205 rev E (proposed side and rear elevations)

Drawing no. 208 (details of front walling, railings and front door surround)

Drawing no. 204 rev C (proposed front elevation)

Drawing no. 209 (cycle enclosure)

Drawing no. 210 (refuse enclosure)

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

3.             No development above ground shall commence until details or samples of the gable coping stone using reconstructed stone are submitted to and approved in writing by the Local Planning Authority.  The development shall thereafter be carried out in accordance with the approved details.

Reason:  In order to ensure an acceptable standard of development upon completion, in accordance with Policies CS19 and CS20 of the Gravesham local Plan Core Strategy (September 2014).

4.             The facing materials of the building shall be finished in terca smeed dean weathered yellow stock brick with ibstock parham red stock quions and canadian glendyne slate roof tiles and retained thereafter unless otherwise agreed in writing by the Local Planning Authority.

Reason:  In order to ensure an acceptable standard of development upon completion, in accordance with Policies CS19 and CS20 of the Gravesham local Plan Core Strategy (September 2014).

5.             No development above ground shall commence until details of the external joinery colour has been submitted to and approved in writing by the Local Planning Authority.  The development shall thereafter be carried out in accordance with the approved details.

Reason:  In order to ensure an acceptable standard of development upon completion, in accordance with Policies CS19 and CS20 of the Gravesham local Plan Core Strategy (September 2014).

6.             Brick arches must be gauged and rubbed brick with a mortar joint of 3mm unless otherwise agreed in writing by the Local Planning Authority.

Reason:  In order to ensure an acceptable standard of development upon completion,  ...  view the full decision text for item 18c

The Committee considered planning application 20211212 in relation to Land rear of 2 - 3 Cobham Street, Gravesend, Kent DA11 0SB.

The application was for the erection of 3 storey plus basement level building to create 8 no. 1 bedroom flats.

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

The Senior Planning Officer stated that the site in its present form was a combination of two sites previously granted planning permission, the western part of this site had an extant permission (20190497) for a block of flats and the eastern part of the site a recently expired permission (20190096) for a block of flats subject to demolition of the rear outrigger of no. 2 Cobham Street. The current applicant had now obtained ownership of both sites and was therefore seeking permission for one block of no. 8, 1 bedroom flats. At present, the site was unkempt with overgrown foliage. As the proposal was of a similar design of the application previously approved on the western plot, albeit larger, the principle of the development was considered acceptable. A key issue was the impact of the proposed development on the neighbouring properties with regard to loss of privacy. The applicant proposed to overcome this with obscure glass in the rear windows closest to the rear properties. Overlooking will occur to the rear gardens of those dwellings however, this was not considered significant. As this was a town centre location, car free parking was acceptable. The site also laid within the Darnley Road Conservation Area and it was felt that the proposal would preserve the special interest of the Darnley Road Conservation Area. It was also felt that the current unkempt appearance of the site did not make a positive contribution to the Conservation Area or the street scene.  

The proposal would offer a modest contribution towards the Council’s housing need. Therefore, on that basis, the Officer’s recommendation was that the application be delegated to the Service Manager (Planning) for approval subject to the Strategic Access Management and Monitoring Strategy (SAMMS) payment being made in full.

The Committee was invited to ask any questions for clarification.

The Committee welcomed the application as it was currently an unkempt town centre site which was readily accessible to public transport links and a good range of local facilities. The Committee requested that, if permitted, construction/working hours be restricted on weekends due to it being a town centre site.

Resolved that application 20211212 be DELEGATED to the Service Manager (Planning) for APPROVAL subject to the SAMMS payment being made in full, and the following conditions and informatives:-

1.             The development to which this permission relates must be begun not later than the expiration of three years beginning with the date on which this permission is granted.

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  ...  view the full minutes text for item 18c

A copy of the schedule has been placed in the democracy web library and also in the Reception, Civic Centre: -

Document library - Gravesham Borough Council

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