Industrial estate redevelopment at Nuralite Industrial Estate, Higham, Rochester

What was proposed

The application sought changes to conditions covering passing places, traffic controls, archaeology and a temporary one-way route for all traffic.

“This application seeks the removal of conditions 4 (Passing Places), 6 (Traffic Controls), 12 (Archaeology) and variation of condition 7 (Traffic Regulation Order).”

“The amount of HGV movements is the same as the original approval, both in volume and the route proposed.”

Officer report

The site and surroundings

The site is in the Green Belt near Lower Higham, beside the Thames Estuary Marshes, Canal Road, public rights of way and National Cycle Route 1.

“The application site is located within the Green Belt to the northwest of the settlement of Lower Higham. The site is in close proximity to the Thames Estuary Marshes, which are a designated RAMSAR and Site of Special Scientific Interest (SSSI) with the top strip / section of the site (the former canal) being within the SSSI and Ramsar site.”

“Access to the site is via a rural road known as Canal Road and is around 1 mile in length extending from the junction with Lower Rochester Road, Church Street and Chequer Street in Lower Higham. In addition to serving the application site, the road also provides access to a smaller number of residential dwellings. Beckley Hill Works industrial estate, small holding and the Hoo Junction railway Yard.”

Officer report

What officers recommended

Officers recommended approval because the temporary traffic order would reduce vehicle conflicts and the contaminated site made archaeological excavation unsafe.

“The removal of condition 4 has been deemed acceptable, as the variation of condition 7 (Traffic Regulation Order) has been deemed acceptable. Condition 7 was included to ensure there is no adverse impact on the highway network during the development's construction phase.”

“Condition 12 required archaeological works to be undertaken on site. Due to the highly contaminated nature of the site, which has a strict ‘no dig policy’, it would not be safe to have archaeologists on site who could be exposed to asbestos. KCC Heritage accept this approach and are happy for the removal of the condition, subject to condition 15 (Historical Survey of Existing Buildings) not being removed or varied. The applicant is not proposing to vary condition 15.”

Officer report

What residents said

Most residents’ comments objected to traffic, HGVs, noise, journey delays, highway safety and removing the existing conditions; one letter supported redevelopment.

“The application has been advertised by displaying of a site notice, press notice with letters sent to surrounding properties with two rounds of consultation undertaken resulting in a total of 129 comments being received. Objections • Adverse impact on children in regard to highway safety. • Traffic chaos on the roads. • massive inconvenience to all local residents and users of this route. • One way system not suitable for lorries.”

“Bus routes would be adversely impacted by the development. • Adverse impact on Medway allocated sites. • People need to get to Cliffe for the surgery and the proposed TRO would delay journeys. • Traffic will increase through the village. • Removal of conditions is premature . • Danger to pedestrians especially younger children. • Concern the TRO will become permanent. • Lower Rochester Road should be widened to a two-way road.”

Officer report

Who spoke

Two speakers supported the application, three opposed it, and councillors and other speakers addressed the committee.

What members discussed

Members discussed daily HGV numbers, Medway’s role, temporary traffic orders, highway safety, asbestos risks and increased journey times.

“The condition from the initial permission ensuring a HGV wheel washing provision would be retained. • The condition for the enforcement of traffic flow was for the construction stage only and temporary. The Highways Authorities could issue a temporary TRO for 18 months at one time, any request for an extension to this would need to be sent to the Secretary of State.”

“Members raised concern that the journey time increased for a proportion of local residents, highlighting the climate emergency and increased traffic. The Team Leader informed Members that when giving consideration to the application, the health risk attached to the asbestos contamination outweighed the increase to journey time and traffic concerns.”

Minutes

The committee’s decision

The committee delegated approval subject to amended wording, final conditions, Medway Council’s response and further highway safety engagement near the B2000 junctions.

“RESOLVED that the application be DELEGATED to the Head of Planning to grant Planning PERMISSION subject to the description being amended to remove reference to condition 6 (Traffic Controls), the finalisation of planning conditions (including making any necessary modification, deletion or addition to the proposed conditions) Informatives and the consideration of Medway Council’s response and engagement with the Highways Authorities in regard to highway safety matters at the…”

Minutes