Up to 100 homes at Buckland Road, Cliffe, Rochester

What was proposed

An outline scheme proposed up to 100 homes, including affordable housing, with access, open space, drainage, landscaping and infrastructure.

“Proposal: Outline application with some matters reserved (appearance, landscaping, layout and scale) for the construction of up to 100 residential dwellings including affordable housing with provision of vehicular, pedestrian and cycle access from Higham Road, public open spaces, sustainable urban drainage systems, landscaping, infrastructure and earthworks.”

“The application is in outline with all matters reserved except for vehicular, pedestrian and cycle access from Higham Road. The proposal is for the erection of up to 100 dwellings (C3) (including 25% affordable housing); public open space; sustainable urban drainage systems; landscaping; infrastructure and earthworks.”

Officer report

The site and surroundings

The site was a 5.18-hectare commercial pear orchard outside Cliffe, beside narrow roads, agricultural land, a nature reserve and protected habitats.

“The application site is a 5.18 hectare, rectangular parcel of agricultural land to the south-west of Cliffe, a village on the Hoo Peninsula. The site is currently in use as a commercial orchard and comprises rows of farmed pear trees.”

“The field immediately to the south, also a commercial orchard, is in the same ownership and is shown as remaining in agricultural use with access through the development site. Further agricultural fields are to the south-east. PRoW RS58A runs diagonally (north-east to south-west) through the field to the south and continues across Buckland Road to the western side of the nature reserve. Immediately west of the nature reserve is the Brett Aggregates site.”

Officer report

What consultees said

Highways and several technical consultees raised no objection subject to measures, while the RSPB, CPRE and parish councils objected on environmental, sustainability and infrastructure grounds.

“National Highways have no objection from a Strategic Road Network perspective subject to the imposition of a condition requiring a Construction Traffic Management Plan.”

“CPRE have objected to the application on the grounds that the proposed housing estate will constitute unsustainable development in the countryside, specifically: it is not Plan-led development; is not in a sustainable location; highway impacts; loss of best and most versatile agricultural land; and impact on biodiversity and the Eternal Lakes Nature Reserve, which is part of the South Thames Estuary and Marches SSSI and SPA.”

Officer report

Who spoke

Councillor Turpin addressed the committee as ward councillor, speaking for local residents and Councillor Williams, and urged refusal.

What members discussed

Members were concerned about school places, including reported oversubscription at the local primary school and resulting pressure on roads and transport.

“In discussing the application, Members noted concern regarding the availability of school places. It was stated that 67 applications had been received for 30 available spaces at the local primary school, and that oversubscription could result in children having to travel further to school, increasing pressure on local roads and transport infrastructure.”

Minutes

The committee’s decision

The committee refused the application for five amended reasons and an additional reason concerning protected habitats, assessment information and strategic mitigation.

“Refused for the reasons 1 to 5 as set out in the report and amended in the supplementary agenda advice sheet, and for the following additional reason for refusal (Reason 6):”

“The application fails to address the impact of the proposal on the Special Protection Areas of the Thames Estuary and Marshes and the Medway Estuary and Marshes through either the submission of details to allow the undertaking of an Appropriate Assessment or via a contribution towards strategic mitigation measures.”

Minutes