Food retail store at St John Fisher School, Chatham

What was proposed

The application proposed demolishing the former school buildings and constructing a food store with access, parking, landscaping and associated works.

“Proposal: Demolition of existing buildings and structures and construction of a new food retail store (Use Class E(a)), with access, car and cycle parking, landscaping and associated works.”

Officer report

The site and its setting

The 0.74-hectare site was part of the former school, with the store, parking, new Maidstone Road access and replacement boundary wall proposed.

“The site is part of the former St John Fisher school site in Maidstone Road Chatham, the school having relocated to a new site off City Way, Rochester. It does not include 79 Maidstone Road and the hard surfaced play area behind this to the north, also formerly part of the school site, or the majority of the former school playing field to the east.”

“The proposals include changes to land levels, lowering the area of the majority of the proposed building. Trees would need to be removed as a result of the development, including to create the new access and within the main area of the site, and new landscaping is proposed mainly on the site perimeter.”

Officer report

Earlier applications

Earlier proposals included a withdrawn demolition notification, a refused scheme for homes and flats, and approved replacement school and sports facilities.

“MC/25/0203 Prior Notification under Schedule 2 Part 11 Class B of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) for demolition of part 2 and part 1 storey school building (not including the original school building at 79 Maidstone Road) Withdrawn 27 February 2025”

“MC/25/0345 Conversion of existing house recently used as a school to 11 residential apartments together with construction of 8 houses with parking area (demolition of existing extension) Refused 9 June 2025”

Officer report

What officers recommended

Officers recommended approval subject to Secretary of State referral, a Section 106 agreement and planning conditions.

“Contact Number: 01634 331700 ___________________________________________________________________Recommendation of Officers to the Planning Committee, to be considered and determined by the Planning Committee at a meeting to be held on 19th November 2025 .”

“A Referral to the Secretary of State (required due to the objection from Sport England)”

Officer report

Why officers supported it

Officers considered the sports contribution, retail sequential assessment, design, amenity, ecology, drainage and highway measures sufficient to make the development acceptable.

“The development would result in the loss of a number of trees, including along the Maidstone Road frontage, however as they are of limited quality, in the circumstances it is considered preferable to secure longer term more appropriate replacements. Ecology, lighting and BNG have been adequately addressed subject to conditions to secure suitable detailing. The site is in a low flood risk area and drainage details would be secured by conditions.”

“The development reasonably requires a new access onto Maidstone Road and the details of this are considered acceptable. Associated improvements to bus, pedestrian and cycle links, to improve the accessibility of the site, would be secured by S106 contributions, with a travel plan and the promotion of sustainable means of travel for customers to be secured by condition. Adequate onsite parking is proposed, including disabled and EV charging spaces and cycle parking.”

Officer report

Consultees’ views

Most consultees raised no objection or sought conditions, but Sport England maintained a statutory objection because playing-field loss was not justified.

“Sport England’s policy to protect playing fields covers the entire playing field site and not just the areas currently marked out with a pitch as the playing field is seen as a resource for pitches to be marked out, pitches can change from one pitch sport type to another, to allow areas to rest from over play and to allow potential for non-pitch sports such as athletics to be marked out.”

“The applicant has not provided any evidence by reference to a PPS that the playing field is surplus to both current and future sporting needs. This would not just be the pitch sports that are played, or last played on the playing field, but all pitch sports that could be accommodated on the site, as the playing field is a resource for different pitches to be marked out on.”

Officer report

Who spoke

Councillor Campbell spoke against the proposal as a ward councillor, while Councillor Maple spoke in support and suggested resident-engagement measures.

What members discussed

Members discussed traffic, sustainable transport, ecology, swift bricks, banking services, local employment, sports funding, resident meetings and Secretary of State referral.

“The Senior Planner confirmed that under condition 17, relating to sustainable transport and which required further details to be submitted, the number of EV chargers would be stipulated, and the Local Planning Authority could require them to be fast chargers. The condition also required further details on the promotion of cycle parking and local bus stops.”

“Some Members were concerned with the potential for increased traffic. The Highways Consultant clarified that analysis of the number of trips had been undertaken within the local network and confirmed that there would be very few new trips. Trips taken were likely to be ones that were diverted from elsewhere, vehicles that would have been going past the store that were already on the network and linked to other sites.”

Minutes

The committee’s decision

The committee approved the application subject to referral, Section 106 obligations, amended conditions, resident meetings and an informative about local banking services.

“C Conditions 1 to 36 as set out in the report for the reasons stated in the report with amendment to condition 11 to include reference to swift bricks. The Chief Planning Officer to liaise with the applicant regarding the regular meetings with local residents to be added to the Construction Environment Management Plan, and the possibility of quarterly meetings with residents after opening and an informative to be added regarding local banking services.”

Minutes