Hybrid application for the phased redevelopment of part of the Swanley Square Shopping Centre and land to the rear, comprising a detailed application for Blocks 1, 2 and 4 and an outline only application (with details relating to appearance and landscaping reserved) for Blocks 3, 5, 6 and 7.

Blocks 1, 2 and 4 comprise the erection of three buildings ranging between 3 and 11 storeys in height comprising 210 residential units (build to rent and market), 1,457sqm of retail/commercial floorspace (Use Class A1-A5, B1), a multi storey car park and associated public realm surface level parking, landscaping and access works.

Blocks 3, 5, 6 and 7 involves the demolition of existing buildings/structures and outline parameters for four new buildings which will comprise up to 93 residential units (market) and up to 2,861 sqm of commercial floorspace (use classes A1-A5, B1) up to 958 sqm of community floorspace; and associated public realm surface level car parking, landscaping and access works.

The proposal sought planning permission for a hybrid application for the phased redevelopment of part of the Swanley Square Shopping Centre and land to the rear, comprising a detailed application for Blocks 1, 2 and 4 and an outline only application (with details relating to appearance and landscaping reserved) for Blocks 3, 5, 6 and 7.  Blocks 1, 2 and 4 comprised the erection of three buildings ranging between 3 and 11 storeys in height comprising 210 residential units (build to rent and market), 1,457sqm of retail/commercial floorspace (Use Class A1-A5, B1), a multi storey car park and associated public realm surface level parking, landscaping and access works. Blocks 3, 5, 6 and 7 involved the demolition of existing buildings/structures and outline parameters for four new buildings which would comprise up to 93 residential units (market) and up to 2,861 sqm of commercial floorspace (use classes A1-A5, B1) up to 958 sqm of community floorspace; and associated public realm surface level car parking, landscaping and access works.

The application had been referred to Development Control Committee at the discretion of the Chief Planning Officer, as the development was of a significant nature.  Members’ attention was brought to the main agenda papers and amendments in the late observation sheet.

The Committee was addressed by the following speakers:

Against the Application:    Judith Brickell

For the Application:          Marcello Burbante (Agent)

Parish Representative:      Paul Darrington (Town Councillor)

Local Member:                 Cllr. Dyball

Members had questions of clarification for the speakers and the officers.   It was clarified that preventative fire measures were not a material planning consideration but were regulated by Building Control.  Queries were made to do with the parking provision and how it would operate and whether there was enough especially if supermarket car parks currently used were no longer free; the proposed transport scheme/ bus service; the need for the height.  It was stated that a viability assessment had been submitted and that it clearly demonstrated the need for the amount of residential units to make the project viable. It was clarified that the Council’s Housing Policy Team would be involved in discussions around the provision of accommodation to those with local connections.  Officers clarified the calculations used to work out parking provision.  There was no data on where people came from to access the market.

It was moved by the Chairman and duly seconded that the recommendations within the report as amended by the late observations, be agreed.

Members debated the item in full and discussed the need to regenerate Swanley town centre.  The need for denser residential units was acknowledged especially with regards to protecting the greenbelt, however there was concern as to the size bulk and height of this particular application.  There was concern that the height would be out of place and character of the area.  There was also concern expressed with regard to parking provision; traffic and air quality; infrastructure; and loss of light to neighbouring units.  .  *A Member was concerned that the proposed market day bus service only duplicated existing services and did not reach new areas.

The motion was put to the vote and it was lost.

Councillor Thornton proposed and Councillor Horwood seconded that the application be refused on the grounds of EN1, EN2, H2c, SP1, SP3, LO5, T1 and T2.  This was put to the vote and it was

Resolved:  That the Chief Planning Officer be delegated authority to draft the formal wording and planning permission be refused on the grounds of -

1)     Harm to the visual amenity of the local area, townscape and wider landscape.  Out of character, excessive height, bulk and scale – Policies EN1 and H2c of the ADMP.  SP1 and LO5 of the Core Strategy

2)     Loss of light and harm to residential amenity of Berkeley Court and Nightingale House residents.  Policy EN2 of the ADMP

3)     Insufficient parking provision to meet the needs the residential and commercial scheme. Mitigation measures are insufficient to address to the identified traffic harm.  Policies  EN1, T1 & T2 of the ADMP

4)     Lack of any affordable housing and concern over the viability of the development.  Policy SP3 of the Core Strategy.

*amended at the meeting on 14 December 2017