Agenda item

20211309 - G And M Motors 85 Milton Road Gravesend Kent

Decision:

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.

Minutes:

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 trees to the north of the site are outside the properties boundary and are currently a buffer created by Network Rail. The Service Manager (Planning) confirmed that those trees are not covered by a tree preservation order and the applicant would be able to cut the trees back to their boundary, if required.

 

The Committee heard from Cllr Lee Croxton, a Ward Councillor for Riverside Ward. Cllr Croxton’s concerns are that as this is for outline planning permission with all matters reserved, the detailed information is not included in this proposal and would be difficult to determine without this information. There have been issues with parking generally in that area and this will increase. This area is one of the densest of housing in the entire borough. 

 

The Committee heard from Cllr Lenny Rolles, who is also a Ward Councillor for Riverside Ward. He reiterated Cllr Croxton’s comments about issues regarding parking and there have been complaints with dealership cars being parked on the pavement and with the reduction of spaces this will become an issue. Cllr L Rolles was concerned about the proximity to Elm Cottage and the necessity of outdoor space for those residents and if this development goes close that will be impacted. This site, if outline planning permission was given, parking spaces would be reduced with a serious impact on residents living in that area.  

 

The Chair confirmed that parking and the impact on residents is a material planning consideration.

 

The Planning Officer confirmed that Gravesham’s Highway Officer assessed the outline planning application and highlighted issues with parking. Currently there are no parking restrictions in place but if granted, Condition 4 of the Reserved Matters could be brought to the Committee to provide an opportunity for the management of the parking spaces to be put into place.

 

Members expressed with the lack of information in the outline planning application they were minded to reject this application. The Service Manager (Planning) clarified that Members would need to refuse the application on specific items.

 

The Chair and Cllr Mulheran recommended planning permission was not granted due to the impact on highways and the local highway network and this was seconded by Cllr Craske.

 

Resolved that the application 20211309 for outline planning permission be REFUSED on the following ground;

 

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.

 

Refusal:           Unanimous

                        Cllr Rice was not present for this item and, therefore, not voting

 

Note:   (a) Ward Councillor Lee Croxton spoke with the leave of the Chair

            (b) Ward Councillor Lenny Rolles spoke with the leave of the Chair

 

Supporting documents: