EV charging hub and petrol station at Former Tollgate Hotel, Gravesend

What was proposed

The application proposed demolishing the former hotel buildings for an EV charging hub, petrol station, shop and café, parking, landscaping and related infrastructure.

“SUMMARY REPORT Application Ref: 20240856 Site Address: Former Tollgate Hotel, Watling Street, Gravesend. Application Description: Demolition of existing buildings to provide an EV charging hub and petrol filling station, including 24 charging bays and supporting electrical infrastructure (12 charging upstands, three substations and two network cabinets), six pump islands with canopy above, a forecourt shop/amenity building, customer parking, two air and water spaces and…”

“This planning application is for the demolition of the existing buildings to provide an EV charging hub and petrol filling station, including 24 charging bays and supporting electrical infrastructure (12 charging upstands, three substations and two network cabinets), six pump islands with canopy above, a forecourt shop/amenity building, customer parking, two air and water spaces and associated hardstanding and landscaping, accessed from the Wrotham Road/eastbound A2…”

Officer report

The site and surroundings

The site contained neglected hotel, restaurant and function buildings, hardstanding and landscaping beside the A2, with homes further north.

“A part two storey, part single storey pitched roof, mock-Tudor building, to the north west (which comprised a former public house, before the site was converted to a hotel and restaurant); • A large two storey L shape building framing the northern and eastern boundaries (comprising hotel rooms); • Two centrally located single storey buildings (including a function room), and • Hardstanding to accommodate car parking, and areas of hard and soft landscaping.”

“To the north of the site is the former A2 which has been largely removed and resurfaced to form a footpath and cycleway leading to the Cyclopark to the northwest. Beyond this is a petrol filling station with some hot food takeaway, sandwich shops and car washing facilities. Further beyond this to the north are residential properties. To the east there is a field, to the south is the A2 and to the west are the access roads to the site.”

Officer report

Earlier applications

Earlier proposals for petrol stations and restaurant uses were withdrawn after committee resolutions, legal challenges or an appeal against non-determination.

“An earlier planning application (ref 20131018) for both a BP Connect petrol filling station and a restaurant/drive thru was the subject of Committee resolutions to grant conditional planning permission on 15 January 2014 and subsequently on 22 July 2015. However Judicial Review (JR) claims were brought against the decisions of the Council, with the application being ultimately withdrawn by the applicant.”

“In regard to the 2016 planning application (20160215) for a BP Connect filling station only, following the Committee’s resolution to grant planning permission on 7 th February, after which a decision notice was issued the following day, this decision was also the subject of a legal challenge which was successful and required the application to be redetermined.”

Officer report

What officers recommended

Officers recommended permission subject to conditions because the redevelopment would reduce built form, improve the site and avoid unacceptable environmental, amenity and highway effects.

“It is recommended that the proposed demolition of existing buildings to provide an EV charging hub and petrol filling station, including 24 charging bays and supporting electrical infrastructure (12 charging upstands, three substations and two network cabinets), six pump islands with canopy above, a forecourt shop/amenity building, customer parking, two air and water spaces and associated hardstanding and landscaping, accessed from the Wrotham Road/eastbound A2…”

“That the application be DELEGATED to the Head of Planning to grant Planning PERMISSION subject to the finalisation of planning conditions (including making any necessary modification, deletion or addition to the proposed conditions).”

Officer report

Consultation and public comments

National Highways and the county highways authority accepted the proposal subject to conditions, while concerns about competition were not treated as planning grounds for refusal.

“Trip generation and traffic flows have been assessed drawing on data from comparable EV schemes, and the proposal's impact on the existing highways network. The Transport Assessment summarises that the proposed development would not have an undue highways impact and this view is shared by the county highway authority and National Highways. The proposal is therefore acceptable in transport terms.”

“In addition to matters raised by National Highways and KCC Highways, the Council’s Senior Economic Development Officer has raised concerns about the proposal limiting the ability of businesses elsewhere in the urban area, being able to bring forward other development that may bring forward beneficial economic benefits through the delivery of commercial floorspace that serves the needs of local business and residents.”

Officer report

Who spoke

Two registered speakers spoke in favour, addressing local employment, future charging provision, the lower canopy, renewable energy and orchard planting.

What members discussed

Members discussed noise, securing highway and emergency conditions, competition, the site’s derelict condition, historic identity, design and fire safety.

“Members expressed their preference for employment to be offered to the local community. The speaker advised that BP’s policy was to offer employment to the local community in the first instance. • Members wondered if there would be room on site for more EV chargers if needed in the future. The speaker confirmed there would be sufficient space, noting that the proposal of 24 EV chargers was led by current demand.”

“Members praised the artistic projections noting the low level design efforts to obscure the structures and blend into the landscape. • The Committee acknowledged the need for redevelopment of the site and noted the land had been derelict for some time. • It was highlighted that historically an inn had been located on the site since the 1820’s and felt it would be fitting if this was acknowledged within the site.”

Minutes

The committee vote

The committee resolved to delegate permission to the Head of Planning, subject to planning conditions agreed with the Chair and Vice Chair.

“RESOLVED that the application be DELEGATED to the Head of Planning to GRANT PERMISSION subject to the imposition of Planning Conditions to be agreed in consultation with the Chair and Vice Chair.”

Minutes