760-home mixed-use development at Land To The East Of High Halstow

What was proposed

The hybrid application proposed 270 detailed homes, up to 490 outline homes, a local centre, a primary school, open space and supporting infrastructure.

“The proposal is submitted as part detailed and part outline within a Hybrid Planning Application for:”

“Full Planning Application (Phase 1) for the construction of 270 residential units (including affordable housing) and a local centre (up to 1000 sqm Use Classes E and F) with open space, associated vehicle, cycle and pedestrian access off Christmas Lane, upgrade of existing Public Right of Way, associated services and infrastructure, public realm, landscaping and SuDS.”

Officer report

The site and its setting

The site comprised about 40.69 hectares of open arable farmland east of High Halstow, beside existing homes, roads and ancient woodland.

“The site is located to the east of the village of High Halstow, and directly adjacent to the edge of the existing settlement boundary (Cardigan Close). It is situated on the Hoo Peninsula, which lies between the River Thames to the north and River Medway to the south. The large built-up area of Hoo is located approx. 2km to the south.”

“The site is bound by the village to the west, Britannia Road to the north, Christmas Lane to the south and ancient woodland and the rear boundaries of properties fronting Sharnal Street to the east. Residential properties lie immediately to the west, and the wider countryside containing some scattered and ribbon development lies to the south, east and west. The site boundary wraps around a small pocket of ancient woodland (Fisher’s Wood) to the east.”

Officer report

Earlier planning history

Earlier applications sought environmental scoping and clarification for up to 790 homes, a primary school, retail or health facilities and associated infrastructure.

“MC/20/0721 Town and Country Planning Act (Environmental Impact Assessment) (England and Wales) Regulations 2017 (as amended) - request for a scoping opinion for provision of up to 790 dwellings (use class C3); 2-Form Entry (2FE) primary school; provision of a retail unit or GP/pharmacy (use class A1/D1); new vehicular access points, car and cycle facilities and provision of public open space, public realm, sustainable drainage and landscaping works.”

“MC/21/1086 Town and Country Planning Act (Environmental Impact Assessment) (England and Wales) Regulations 2017 (as amended) - Request for clarification and some additional information in relation to socio- economics and health, ecology, archaeology, green infrastructure strategy, lighting assessment, contamination and cumulative assessment update to previous scoping opinion - MC/20/0721 for provision of up to 790 dwellings (use class C3); 2-Form Entry (2FE) primary school;…”

Officer report

Who spoke at the meeting

Three ward councillors and one adjoining ward councillor addressed the committee, raising concerns about sustainability, infrastructure, ecology, procedure and the emerging Local Plan.

What members debated

Members considered the objections, drainage, housing mix, education provision, infrastructure contributions, highway mitigation and the timing of the emerging Local Plan.

“This record is available on our website – www.medway.gov.uk that the emerging Local Plan was concerned with delivering housing needs across Medway, therefore, a mix of housing was required and the proposed mix was in keeping with a rural setting, with 25% affordable housing for this part of Medway.”

“In response to issues raised around school provision including primary and secondary, the Chief Planning Officer advised that the Council’s Education Team had looked at the allocation in the Local Plan and that the existing 1FE primary school would be replaced by a new 2FE primary school.”

Minutes