14 flats with raised building at The Builders Yard, Lower Range Road, Gravesend

“The application site is located at the eastern end and on the southern side of Lower Range Road. It is irregular in shape and measures 1,727m 2 in area. The site was formally in use as a builder’s yard. It does not contain any permanent buildings. The site is hardsurfaced in a variety of materials including concrete, tarmac and paving.”

“To the west of the site lies a recent development comprising a terrace of two-storey residential properties with accommodation within the roof space known as ‘Old School Yard’. The public highway lies to the north of the site beyond which lie residential properties fronting Lower Range Road including another flatted development referred to as ‘Markers Lodge’. To the south of the site lie residential units which face onto Havengore Avenue. Open land lies to the east.”

“This application is a variation of condition application to allow for the increase in height of the building to protect the habitable living accommodation from flood risk and for the construction of a ramp and stepped access to the building. Condition 1 is proposed to be removed as the development has already commenced. Condition 2 is proposed to be varied to allow for amended plans.”

“The proposed increase in height, steps and ramped access is not considered to have any detrimental impact on the character and appearance of the street scene, amenity, flood risk, parking or highway safety and therefore accords with the Development Plan and material considerations, and the application is recommended for approval. ____________________________________________________________________________”

“The reason for the requested change is due to condition 17 requiring finished floor levels no lower than 5.64m AOD. To comply with this, the finished floor levels would be 1.64m above general existing levels and therefore the applicant is seeking to address this by including a new ramped and stepped approach to both Stair 1 and 2, the principle entrance, along with omitting private gardens to units 2, 3, 4 and 5 which, due to the finished floor level, would require a…”

“The design changes involve an increase in height of the building by approximately 1.6m. It would not involve an additional floor but will create a void under the building to allow for the flow of flood water. It will also result in the front and rear doors being raised, meaning they cannot access the proposed rear gardens.”

“We have reviewed the proposed plans and have no objections to the removal of these conditions as long as the proposed piling methodology is maintained.”

“Kent County Council as Lead Local Flood Authority has reviewed the Planning Statement (March 2025) regarding condition 17 and can inform the LPA that we raise no objections to the proposals from a surface water management perspective.”

“The application has been advertised by site notice and press notice and individual letters to 31 properties. One letter of objection has been received. Main concerns:”

“Overlooking of 15 gardens and flats • Concerns if balconies are proposed • Increase in noise • Construction noise • Impact on value of properties (not a material planning consideration) • Loss of biodiversity • No mention of parking • Pressure on water supply and waste • Do not wish to live next door to an uncompleted project (not a material planning consideration) • Will compensation be provided (not a material planning consideration)”

“RESOLVED that the application be granted PERMISSION subject to the conditions set out in the report and to DELEGATE authority to the Head of Planning to make any necessary modifications, deletion or addition to the proposed conditions.”