Agenda item

Develop land by the erection of up to 115 no. dwellings, form vehicular access from New Road and Lodden Lakes Phase 1, form public open space. (Outline application to determine access) (reserved matters application to determine appearance, landscaping, layout & scale following the grant of outline planning permission P/OUT/2020/00495)

The Committee considered application P/RES/2022/00263 for the development of land to the south east of Lodden Lakes New Road Gillingham  by the erection of up to 115 no. dwellings, form vehicular access from New Road and Lodden Lakes Phase 1, form public open space. (Outline application to determine access) (reserved matters application to determine appearance, landscaping, layout & scale following the grant of outline planning permission P/OUT/2020/00495) P/RES/2022/00263.

 

With the aid of a visual presentation, and taking account the detail in the report, officers provided context of what the main proposals, principles and planning issues of the development were; how these were to be progressed; how the development would contribute to meeting housing needs; and what this entailed. The presentation focused on not only what the development entailed and its detailed design, but what effect it would have on residential amenity and the character the area, taking into account the policies against which this application was being assessed.

 

Plans and photographs provided an illustration of the location, orientation,

dimensions – form, bulk, size and mass - and appearance of the development

and of the individual properties, with examples being given of how typical

properties would be designed, along with their ground floor plans; how it

would look; proposed street scenes; the materials to be used; access and

highway considerations; environmental considerations; drainage and water management considerations, the means of landscaping, screening and open space provision and its setting within that part of Gillingham and the wider landscape. Flooding and affordable housing issues were all given particular consideration.

 

Officers showed the development’s relationship with other adjacent residential

development and how the buildings were designed to be in keeping with the

characteristics of the established local environment. The characteristics and

topography of the site was shown and its relationship with the highway

network. Views into the site and around it was shown, which provided a satisfactory understanding of all that was necessary.

 

In summary, the officer’s assessment considered the acceptability of the proposal in relation to the Development Plan, and this formed the basis of the recommendation being made.

 

Simon Fife, agent, considered the application to be consistent with the Masterplan and would bring the benefit of 21 affordable homes, open space and environmental enhancements. Modifications had taken place to address issues that had been raised and what was now being proposed was designed to meet the needs of Gillingham.

 

The opportunity was then given for members to ask questions of the

presentation and what they had heard, in seeking clarification of aspects so

as to have a better understanding in coming to a decision.

Some important points raised were and which they considered still required clarification were :-

·        what prospect there was of installing additional electricity charging points and the delivery of other such environmental enhancements

·        what was the status of the bridge mentioned in the report and did it have a bearing on this application

·        that condition 4 - covering landscaping and trees – should be amended to allow for trees to be able to be replanted for up to a ten year period – instead of five – to more readily account for any condition that might befall it.

·        that any cladding to be used should be of satisfactory quality to not deteriorate other than what might be ordinarily expected.

 

Officers addressed the questions raised – and what clarification was needed - providing what they considered to be satisfactory answers, which the Committee understood to be, and saw, as generally acceptable. Officers confirmed that condition 4 could be amended in the terms the Committee had asked for. They also confirmed an Informative could satisfactorily cover the issue of cladding.

 

Gillingham Town Council were supportive of the recommendation, as were the three local Ward members - Cllrs Walsh, Ridout and Pothecary. Councillor Walsh addressed the Committee, endorsing the application wholeheartedly which he hoped the Committee would ratify. As the Master Plan Framework had been developed in consultation with the community it was important that this was now delivered as soon as practicable to acknowledge that local acceptance. The delays that had been experienced in getting to this stage were regrettable and had proved challenging by way of providing an opportunity for alternative speculative development to be ventured. However, what was now being proposed would satisfactorily achieve all that was necessary.

 

From debate, the Committee considered the proposal to be acceptable - understanding the fundamental issue of housing land supply, the need for accommodation of this sort and in making the best use of the land available – and considered that this development would significantly contribute to meeting the identified housing supply need within Dorset and should be seen to be beneficial.

 

Having had the opportunity to discuss the merits of the application and an

understanding of all this entailed; having taken into account the officer’s report

and presentation; the written representations; and what they had heard at the

meeting, in being proposed by Councillor Val Pothecary and seconded by

Councillor Belinda Ridout, on being put to the vote, the Committee agreed – unanimously, to grant permission, subject to the conditions set out in paragraph 17 of the officer’s report and to the modification of Condition 4, as set out above, and the inclusion of an informative note on cladding.

 

Resolved

That planning permission for application P/RES/2022/00263 be granted, subject to the conditions set out in paragraph 17 of the officer’s report and to the modification of Condition 4 - as set out above - and the inclusion of an informative note on cladding.

 

Reasons for Decision

· The principle of residential development on this site has already been
established
· Para 11 of the National Planning Policy Framework (NPPF) sets out that
permission should be granted for sustainable development unless specific
policies in the NPPF indicate otherwise
· The proposal is acceptable in its design, scale, layout and landscaping
· There is not considered to be any significant harm to residential amenity
· There are no material considerations which would warrant refusal of this
application.