Mixed-use waterfront development at Old Gas Works, Gillingham

What was proposed

The application sought a food store, replacement gas facilities, access works and outline permission for up to 500 homes, later living, commercial space and a sailing clubhouse.

“(i) Full Planning Application for the demolition of existing structures and ancillary buildings relating to the former gas works, and the construction of a food retail store (Class E) and reprovision of a new SGN facility.”

“The Outline Component comprises up to 500 dwellings (Class C3) and up to 140 beds for either a Care Home and / or Later Living (Class C2 and / or C3). Although indicative a total of 312 residential parking spaces, including 10 car club spaces are proposed for the apartment blocks alongside 27 parking spaces, including 6 disabled bays and a pickup/drop off layby/ambulance bay in connection with the later living.”

Officer report

Earlier planning history

An earlier request for an environmental impact assessment screening opinion concluded that an environmental impact assessment was not required.

“MC/24/2167 Town and Country Planning Act (Environmental Impact Assessment) Regulations 2017 (as amended) request for an EIA screening opinion for a mixed use development comprising of up to 510 residential units, a food store, a care home/retirement living (Class C2/C3) and smaller ground floor Class E units, including the reprovision of a new SGN facility and provision of a new sailing clubhouse. Decision: EIA not required Decided: November 2024”

Officer report

What officers recommended

Officers recommended approval because the redevelopment would provide housing, regenerate brownfield land, support local activity and deliver environmental and infrastructure benefits subject to controls.

“Given the site’s urban location, with good access to services, facilities and employment opportunities, the introduction of up to 500 new homes would increase local demand and support existing services. This uplift in spending would contribute positively to the local economy. In addition, the proposed commercial floorspace would generate further employment opportunities and enhance the economic activity of the surrounding area.”

“Environmental benefits would also be realised through the delivery of Biodiversity Net Gain (BNG). The applicant proposes on-site enhancements equating to a gain of 2.97 habitat units (58.34%) and 2.03 hedgerow units (242.06%). This represents an environmental benefit of important (moderate) weight.”

Officer report

What people said

Twenty-five objections cited density, building heights, infrastructure, traffic, retail need, flooding, contamination, parking, environmental effects and loss of the sailing club.

“Development is too dense, and residential blocks are too high; • Impact of development on existing infrastructure such as GP surgeries, Dentists, Schools, Public Transport; • Increased traffic congestion; • Retail unit is not required given prevalence of similar uses in the vicinity; • No provision for affordable housing; • Construction Impacts; • Flood risks; • Contamination Risks; • Insufficient parking is being provided; • No benefit in providing access to Marina and…”

“The requirement for housing should be prioritised for young people; • The application should safeguard Segas Sailing Club and Medway Water Sports operations; • Due care should be taken during excavation.”

Officer report

Consultation responses

The Environment Agency withdrew its objection after additional flood information, while consultees generally raised no objection subject to conditions and mitigation.

“The Environment Agency initially objected to the application on the grounds that vulnerable land uses were proposed within Flood Zone 3b, contrary to national policy. In response to these concerns, the applicant undertook additional flood modelling and submitted further technical information.”

“KCC Archaeology initially requested further archaeological information. In response, the applicant submitted an updated Archaeological Desk-Based Assessment along with a specialist geoarchaeological assessment of the site’s potential. KCC has confirmed that these reports provide sufficient information to satisfy paragraph 207 of the NPPF and, subject to appropriate conditions, they raise no objection.”

Officer report

Who spoke

Councillor Price supported the application if river access and the sailing and watersports organisations’ continued operation were secured.

Members’ discussion

Members generally supported the housing but expressed concern about building height and sought assurances about creek access, facilities, leases and sailing-club operations.

“During the discussion, Members indicated general support for the provision of housing on this site, although there was some concern regarding the height of the buildings.”

“Assurances were sought that the four particular matters referred to by the Ward Councillor, and not included in the report but agreed between the parties, would be included in the conditions in relation to the remediation of the north wall and creek, the developer to provide approximately 34 ladders with small locked gates and riser poles to facilitate the mooring of craft around the creek wall, the maintenance of these ladders and poles would be the responsibility of Segas…”

Minutes

The decision

The committee approved the application subject to the listed Section 106 obligations, conditions and delegated authority to secure further agreements for the sailing and watersports organisations.

“B. Conditions 1 to 63 as set out in the report for the reasons stated in the report and that the requested delegated authority to the Chief Planning Officer, in consultation with the Chairperson, Vice-Chairperson and Opposition Spokespersons be granted to add a further condition to…”

“This record is available on our website – www.medway.gov.uk secure agreement covering the following matters between Segas Sailing Club, Medway Watersports Trust and the Blueberry Homes (the developer) covering: the remediation of the north wall and creek, the developer to provide approximately 34 ladders with small locked gates and riser poles to facilitate the mooring of craft around the creek wall, the maintenance of these ladders and poles would be the responsibility of…”

Minutes