Planning Minutes – 15th April 2024

Cllr A Mackie seconded:

No Objection, subject to the boundary information being correct and the management of surface water is effective as the property sits in flood zones 2 & 3.

Carried unanimously

Cllr D Dray seconded:

Object on the following grounds.

A previous application for a residential development was refused in 2014. The application was refused on flood risk, impact on amenity, design, highways and housing mix. Whilst the applicant has reduced proposed housing numbers by one, the remaining issues have not changed.

The reasons for objection to the current application are:

Flooding

The proposed development sits in flood zone 2. Please refer to the government flood mapping below;

See flood risk on a map – Check your long term flood risk – GOV.UK (check-long-term-flood-risk.service.gov.uk)

The NPPF, point 165 states, ‘Inappropriate development in areas at risk of flooding should be avoided by directing development away from areas at highest risk (whether existing or future).’  The Town Council shares residents concerns that this infill development will have on further flooding to this area. The Upper Medway Internal Drainage Board have previously stated that infill developments present the biggest risk of flooding from surface water in Paddock Wood. The Upper Medway Internal Drainage Boards response to this application clearly states ‘the applicant proposes to discharge surface water to a sewer, which is the least sustainable method of surface water disposal within the drainage hierarchy.’  Paddock Wood experiences problems during high rainfall periods with sewage discharges into the streets and this development will increase the risk in this area.

Impact on Amenity

The Town Council shares resident’s concerns about the over intensive design, resulting in a detrimental level of overlooking to neighbouring resident’s properties. The current properties that directly surround the plot will be over shadowed and overlooked by the proposed properties that will sit higher at 2.5 stories. The only attempt to stop this from the applicant is some of the proposed properties have opaque windows to stop overlooking into neighbouring properties. However, this will only work if the windows are not opened, which is not a realistic option as summers are becoming hotter.

Design

The Town Council feels the application is a poor design still. It is over intensive with limited space for cars to turn, no dedicated pedestrian routes and limited green space.

There does not appear to be any mention of the knotweed located on this plot of land and how this will be tackled.  Guidance relating to this invasive plant states:  ‘the presence of the plant should be declared and accounted for as part of the planning process’ https://www.knotweedhelp.com/japanese-knotweed-law/building-on-land-with-knotweed/. Failure to address this issue effectively produces a range of risks to any residents purchasing houses built on this area.

Highways

KCC Highways response to the application echoes the Town Council and residents’ concerns. The access to the development is narrow with exit from number 47 on this access road.

Maidstone Road is a busy road with cars parked on both sides of this entrance as there is no other parking available for existing residents in this area. Residents have reported regular damage to their cares including loss of wing mirrors. The parked cars make visibility from this entrance extremely difficult on a road that is busy all day as it is the main road through Paddock Wood.

Access for emergency vehicles and bin carts will be extremely difficult as the access road is very narrow. The turning zone allocated in the design is very small for either type of vehicle to manoeuvre. PWTC would recommend seeking the views of the Fire & Rescue Service.

This is no information about how vehicles will be prioritised if meeting in the entrance, as reversing back onto the very busy Maidstone Road will be dangerous.

The Council are concerned that bin lorries and delivery vehicles will not be able to access the site or park on the road, which risks obstructing the busy main road.

Housing Mix

The suggested properties are for 3/4 bed properties which does not offer a true mix of needed housing in Paddock Wood.

Suspended standing order for residents to speak

Residents attended the Planning meeting and raised the below concerns;

·         The refusal reasons from the 2014 application are still valid for this application

·         The highway splays show no parked cars in the design. This is not true of the area. There are always cars parked on both sides of the entrance and along this area of Maidstone Road. Traffic has grown in recent years with increased development on or near Maidstone Road (Auction car company and newly built residential flats) all use the main road for overspill with parking. This creates a very dangerous junction.

·         The application states only 1 accident in the last 5 years. As residents we are constantly seeing accidents on the road, wing mirrors broken off, carks scratched and hit etc. It is a constant, reconfirming how dangerous the road is becoming with the amount of cars it currently has on it.

·         The entrance width is only just 3.7 meters wide, but from building to building, the road area is narrower. A tight entrance that if an accident occurs a car will hit someone’s property.

·         The layout is still not suitable, some of the proposed homes are only 13feet away from current properties. The development will be overintense and affect our properties.

·         The properties to the rear (43 &45) lose their current rear access the plans mention the plot has been used for light industrial travel, but the access and plot has not been used for this in over 20 years.

·         The design of the houses is not in keeping with the surrounding area affected by the development, the design refers to properties further down the road in the centre of Paddock Wood. They tower over our properties to the side and rear.

·         The design is over intensive for the small site, overlooking our homes.

Standing order reinstated

Objection carried unanimously

Cllr D Kent seconded:

Object based on the plans not reflecting the onsite conditions correctly. Town Council are concerned the proposed wall will affect visibility splays for the main road. Please refer to the KCC Highways and Transportation comments, which support this.

Carried unanimously

Cllr A Mackie seconded:

Object due to the proximity of flood zones 2 and 3.

Carried unanimously