Crozer, Pearce and Sands

HOO PENINSULA PARISHES TAKE ON MEDWAY COUNCIL OVER INFRASTRUCTURE BID.

Two Hoo Peninsula Parish Councils have engaged top lawyers Leigh Day to issue a warning to Medway Council over their multi million road building “HIF” programme. The £170 million “Housing Infrastructure Fund” grant from the Government is intended to provide the extra road and rail capacity to allow the building of 12,500 houses mainly within two parishes on the Peninsula  – High Halstow and Hoo St Werburgh. The largest sum £86 million is for new roads, bringing at least a doubling of road traffic onto the Peninsula with its internationally recognised ecology and habitats.

Parish Councillors decided to use the top legal team of solicitors and barristers which successfully stopped the Heathrow expansion in its tracks earlier this year. Leigh Day have written to Medway Council, criticising their refusal to provide any information about the environmental impact of the massive road building proposals or to even tell local community any of the detail of their proposals. 

“ Medway Council seem to believe that they are entitled to plan our future in secret by agreeing to concrete over large parts of the Peninsula without telling us how it will affect our communities, our ecology and our living conditions.” says High Halstow Parish Council Chairman, George Crozer 

Both parish councils are concerned that Medway Council will enter into binding agreements with government housing agency Homes England to deliver specific infrastructure projects that will foreclose public debate about less harmful alternatives. This would be unlawful, says the letter, because of Medway’s failure to consult the Hoo Peninsula community,  or to assess the environmental impact before entering into the agreement. As a result both Parish Councils are unable to progress their neighbourhood plans while they are being being kept in the dark about Medway’s proposals.  

The entire reasoning behind the HIF programme is to expand the highway capacity to allow even more vehicle traffic onto local roads, to serve a massive house building programme on poorly located sites in the rural area. 

“This cannot be the way forward,” says Cllr Crozer, “Medway are refusing to give the Parish Councils  the information they need to understand how they will be affected, in terms of traffic, air quality and the effects of building thousands of new family homes on our treasured greenfield landscapes, with nothing in the HIF programme for  providing the local health, education, retail and other services that we need, forcing new residents to use their cars for all their daily needs. Anyone would be suspicious of Medway’s motives when they are so desperate that they won’t tell us what they are doing, leaving us with no alternative but to resort to the courts!”

See Solicitors letter below.Letter, LD to Medway Council (16-07-2020) (as sent)

The Jewel in the ecological crown of Hoo St Werburgh is the magnificent Medway Estuary and Marshes.  Seen from the foreshore the estuary forms a single tidal system with the Swale and joins the southern part of the Thames Estuary between the Isle of Grain and Sheerness forming the Northern section of the renowned North Kent Marshes.

The site has a unique complex arrangement of tidal channels, which drain around large islands of salt marsh and peninsulas of grazing marsh. There are large areas of mudflat, which have high densities of invertebrates providing a good food source for wading birds. Grazing marsh can also be found landward of some sea walls in the area. Small shell beaches occur too, particularly in the outer parts of the estuary. The area is very flat and low lying, with large expanses of uninterrupted views.

The complex and diverse mixes of coastal habitats support important numbers of waterbirds throughout the year. In summer, the estuary supports breeding waders and terns, whilst in winter it holds important numbers of geese, ducks, grebes and waders. The middle and outer parts of the estuary represent the most important areas for the birds. Important areas for birds include the Saltings and Hoo flats on the north side and the stretch from Copperhouse marshes eastwards towards Chetney marshes on the south side. The islands within the Medway also provide good habitat for protected birds, in particular some of the breeding species. The two main protection designations are the Medway Estuary and Marshes Ramsar site and Medway Estuary Marine Conservation Zone. These the whole foreshore and intertidal habitats from Upnor to Grain (and beyond) and across the medway to Gillingham and Rainhan and on to the Swale.

“Newt counting delays” in our planning system are a massive drag on productivity and prosperity of our country  says our Prime Minister Boris Johnson

It seems that having a go at the ecological protection our planning laws provide is the new blood sports of our prime minister. Challenging the value of ecological protection is nothing new.  In November 2011, George Osbourne, then Chancellor of the Exchequer,  launched a similar attack.  In its White Paper of 7 June 2011 entitled ‘The Natural Choice: securing the value of nature’ the Government stated its ambition:
“We want to improve the quality of our natural environment across England, moving to a net gain in the value of nature. We aim to arrest the decline in habitats and species and the degradation of landscapes. We will protect priority habitats and safeguard vulnerable no-renewable resources for futures generations. We will support natural systems to function more efficiently in town, in the country and at sea. We will achieve this through joined-up action at local and national levels to create an ecological network which is resilient to changing pressures.”
Less than six months later, Osbourne announced that he wanted to make sure that so called “gold plating”  rulesprotecting things like habitats was not putting “ridiculous costs on firms by burdening them with endless social and environmental goals”. DEFRA reviewed the impact of  the Habitats and Wild  Birds Directives and found that Natural England had actually objected to only 0.5 % of the 26,500 consultations on development it received each year.
If developers and Councils follow the rules, development is entirely possible whilst at the same time looking after our wildlife and most precious environment. The means of protection is already in place to protect our ecology for future generations to enjoy and is for the benefit of all. It just requires those charged with its protection to have the will to enforce it.
Both the PM and  Medway Council would seemingly disregard the crucial role that nature, wildlife and our environment has to play in keeping us both physically and mentally sound as we work and play. It is evident to the people of the Peninsula the importance our natural surroundings  – especially during this ongoing coronavirus pandemic.

Nature has provided people with much solace during this coronavirus crisis and we know that we need nature not just for health and wellbeing but also because restored natural habitats can capture carbon.  The government plans Investing in roads will put more cars on the road. And investing in  unsustainable developments and undermining vital environmental protections, will mean nature continues to lose out and will leave us open to the catastrophic impacts of climate change.

The facts are that healthy ecosystems on the land and better understanding of the role nature based solutions can play to absorb more carbon will help us deal with climate change something Medway Council declared in the Climate change emergency in 2019.”making Medway a place to be proud of the key outcome of becoming a “clean and green environment “

And now especially as the slow recovery from lockdown begins we are in place a quite unique place to start to deliver a green recovery to bring back lost habitats,protect our beautiful places and to ask planners and developers to design places where people and nature thrive together,preserving,protecting and promoting our natural green spaces.

 We do not believe Medway Council knows what the effect will be on our ecology of building 12,500 homes on the Hoo Peninsula. We do not believe they have done the simplest of ecological assessments or paid any attention to the Paris Accord on Climate Change in their submissions to the HiF bid. They are leading us blindly into an unsustainable future.
We must  DEMAND  Medway confirm that the HIF bid conform to the Paris accord on Climate Control and that a thorough Ecological assessment has been undertaken with positive results.  Or  pull out of the HiF agreement and rethink development on the Hoo Peninsula.

Why  is the Hoo Peninsula not  treated as an equal part of Medway?  Do you get the feeling we are being treated unfairly by our Local authority? Do Medway Councillors look across the water at the  Hoo Peninsula and  see it at as an industrial waste land ripe for development.?

Medway Council have just refused outline planning on the AC Goathams, Pump Lane development in Rainham after 1000s of objections to build 1250 houses.

Medway’s Labour Party said… “A very sensible decision, we need housing in Medway but it’s got to be the right housing in the right place and this proposal was not that” ….. We hope we can rely on the Labour Party for support when  applications come forward for 12,000 houses on the wholly inappropriate Hoo Peninsula Medway’s most internationally protected asset.

MP Kelly Tolhurst said in response to a recent letter from a resident… “I have also been following the Council’s progress with their Local Plan closely, and have been disappointed that they have kept pushing the date when they will release the draft plan as this is integral to shaping our future in Medway. I know that the threat of development hangs over the Peninsula and at a time when we are without a Local Plan, it is important that we continue to come together as a community to fight proposals that will only damage the fabric and environment of our area and strain our local infrastructure and services. I fully agree with your concerns about the existing traffic congestion on the Peninsula and the difficulties this already causes to residents across the area, even without the addition of more homes.”

Medway Cabinet

In the meantime  Medway Council’s Cabinet is keeping the people of the Hoo Peninsula totally  in the dark about its HIF Bid. It is completely unacceptable that Medway Cabinet are pressing ahead with proposals for major transport infrastructure to serve 12,000 new homes on greenfield sites on the Hoo Peninsula without being willing to tell us :-

The environmental impact

The effect of traffic emissions, even though the Four Elms area is an air quality action area.
The location and alignment of the new roads and roundabouts.
Whether they considered the need for new development and infrastructure to be zero carbon by 2050.

Refusal to answer questions

They have refused to answer questions about what they are doing and say they will not tell us until after the deal with Homes England is signed and sealed.
This is entirely contrary to the principles of democratic decision making. The Council’s plans, being cooked up without consultation, behind closed doors, in the town hall will cause immense damge to the rural character of the Hoo Peninsula.  The Cabinet is keeping it secret from those most likely to be most affected by this massive and damaging project. We demand to see a masterplan for the project and it should be shown to the people of Hoo before the Council commits itself to this project.

Four  specific questions for Medway Council

Why has the Council refused to answer the questions asked by HHPC about the  Environmental Impact Assessment?

Why will you not answer questions of the HHPC about  the location and alignment of the proposed new roads and roundabouts?

Why will you not answer questions of HHPC about emissions from the extra  traffic to be generated by the massive new development?

Why has the Council refused to say  whether they took account of the Paris Accord on reaching zero carbon by 2015 in making the  HIF bid ?

Re-opening our High Streets Safely

As you will be aware as from Monday 15 June 2020 non-essential shops will be able to reopen. In order to prepare for this my Town Centres team have been working extremely hard on a plan to ensure that our high streets are ready.

To date we have undertaken business and consumers surveys, liaised with Kent Police and are working closely with colleagues across the Council to implement the following;

Communications Plan – Press release and social media
Guidance Pack for Businesses – with links to a Toolkit
Social distancing signage
Social distancing stewards (for the first two weeks, then the need will be re-assessed)

Traffic, road and pedestrian high street management measures
Cleansing programme

We are keen to engage local Ward Members in this work to ensure that the high streets open safely and would welcome your support in sharing this message with your local communities.

Dawn Hudd 

Medway Council

Medway Council the HIF Bid and Growth for Hoo and a refusal to engage
Sounds like a soap opera episode doesn’t it? But this drama is been played out right now and right here on The Hoo Peninsula.

The HIF £170 million grant potentially  makes Medway the biggest regeneration zone within the Thames Gateway. Once the deal is signed it will unlock a programme to build 10600 houses on the Hoo Peninsula. Not in the towns but here on our doorstep.  

We have the right to know how it will affect us 

 Peninsula Ward Councillors, Parish Councillors and members of the public have been asking Medway Council a series of basic questions about the plans that will affect our health and way of life over the next 30 years. The response we have had so far has been completely inadequate, to be frank Medway is conducting an exercise of evasion and point blank refusal. 

Instead Medway published a glossy brochure “Planning for Growth on the Hoo Peninsula”.  A developers sales brochure using stock photos of developments around the UK. Very few real images of the Peninsula and certainly :–

• No pictures of dozens of parked HGV’s and the human waste that seem to accompany them. 
• No pictures of the destruction of the  golf course.
• No mention of overrun hard working GP services.
• No mention of  our council run children’s services in special measures.
• No details of the growing air pollution problems at Four Elms Hill.
• No real information about housing numbers in the the areas .
• No details of what real infrastructure will be provided at each stage.
  

My response to Medway Council

 The Planning for Growth on the Hoo Peninsula Consultation 2020 – Medway Council Local Plan
I most strongly object to the emerging Medway Council Local Plan and Medway Council’s current Development Strategy with regards to the development of a “Small Rural Town” around Hoo and Chattenden.

 I note that Hoo Parish Council will be making a full response and representation to Medway Council when they publish their draft Neighbourhood Plan and will also be presenting a comprehensive report, including evidence and statistics to the Independent Examiner and the Secretary of State. 

A very shiny and factually incorrect document has been produced. It’s a developers  sales pitch and bears no resemblance to Hoo and the way developments have destroyed the area.

Most of the  photographs are not of Hoo but rather they depict the “fairytale Medway” is trying to sell to the people of Hoo. This document lacks facts in every chapter and has no details of how many houses and where they will .

Residents have expressed time and time again that they have no wish for this level of development without a full assessment of the impact and a proper ‘Area Action Plan’ is produced to which they can have a real and meaningful input. Only  by a full consultation with the people of the Hoo Peninsula and listening and acting upon that consultation will residents become partners in a scheme of this magnitude. We cannot achieve the vision set out in this fantasy consultative document.

It is obvious from recent developments that Medway Councils local plan is in fact a developers led plan and that commercial priorities will influence and control the large number of developments.

Protection of the Ecology that surrounds and encompasses the whole of our Peninsula is crucial to the health and well-being of the whole of the Medway,  Kent and beyond. “Planning for growth on the Hoo Peninsula“ and the Local Plan does nothing to protect our ecology and makes no mention of the fundamental need to asses the impact of such a large number of homes..

The Local Plan must avoid harming the natural environment and protect the best of our heritage. The inclusion of the Hoo Peninsula into the Kent Downs AONB is a way forward of protecting and developing our natural and historical area with its  ancient woodlands,  grasslands intertidal habitats and marshes, all of which are of national and international importance. The Peninsula was not included in the Kent Downs ANOB in the late 1990’s although it is an obvious inclusion especially being a natural escarpment of the North Kent Downs.

Inclusion in AONB would not be a deterrent to development.  It demands a better quality of build and the use of materials which are integral to the character of the area and is harmonious within the landscape. However, this of course should not be seen as a reason not to build “affordable housing”.  In fact it could and should lead to a growth in community led rural housing.  Much of this type housing should be  ring fenced for people with a link to the Peninsula or work here. Providing this type of housing would enable young people and families to remain in close to home and this in turn benefits the whole community.

We need to encourage the vast numbers of empty homes in Medway back into the housing market.  Have all of the  many homes, flats and apartments above shops and maybe ex-military homes and government houses  been identified and included into local housing needs?

Whilst Medway planners talk up cycling routes and public transport, we all know that for all new rural developments, the private car is the chosen form of travel being more reliable and for many the only option.  This has a knock on effect for our air quality. Let’s not forget that during the construction of these houses, rail station and roads the concentrations of air pollutants will be exacerbated.  No suggestions to reduce this impact has been made for the movement of construction materials during building and  the thousands of tons of waste removed offsite  by rail, road and water. How does the Local Plan mitigate for the the Carbon targets agreed in the Paris Accord?.

The rural town this plan talks about for Hoo creates many problems, the village has lost its banking facilities and what town can survive without banks. Our stand alone Post Office with sorting office used for the whole Peninsula has gone, along with our Police Station with no local police contact point. What town would you like to live in without a proper police presence. And of course this plan has not included any housing numbers for each of the neighbourhoods mentioned, making it very difficult for people to get a sense of the scale of destruction of our Peninsula.

School and school places must keep up with all these new developments and new communities as soon as they are planned and NOT after. These school places must be ring fenced for local children to prevent excessive travel.

The closure of Deangate Ridge Golf Club, a massive social and sporting area is at odds with improving sports, social facilities and well being. Why was it not recognised that Deangate Ridge should be a centre for sports, and well-being? A Peninsula sports and leisure centre is imperative.  Deangate Ridge  could become a Country Park that includes a  swimming pool, indoor sports and fitness centre. This would go a long way to create health and social well being across the whole Peninsula.

Hoo Peninsula has a rich history of agriculture and fruit farming and these fields and orchards should be protected.  Over the last few years these are falling to development and the Local Plan should protect such areas. The retention of high quality farm land is a priority, once concreted over they are lost forever. Large scale development without  thought of the demand on fresh water supply, which we all know is a finite commodity, will make things  worse. Are there any plans to protect surface and groundwater resources?What plans are there for the treatment of the obvious massive increase in waste water?

Air quality is a major concern. Monitoring of air quality seems very minimal and any increase in vehicle transport particularly HGVs will have exacerbate levels of nitrogen dioxide. What measures are in place to monitor ongoing air quality?
Public transport on the Hoo Peninsula is abysmal and the inclusion of a rail service has been added as an afterthought. There is nothing to suggest a bus terminal at the proposed station therefore encouraging car movements across the Peninsula. This will not help air quality. Why is there no mention of utilising the rail link to take HGV traffic away from Kingsnorth by having goods transported by train? Why is there no thoughts on river usage around Kingsnorth? Would the remote rural areas of the Peninsula be better served by mini buses to and from a bus hub at the new station or Kingsnorth?

Healthcare is one of the major concerns to people of the Peninsula and it is important that provision is made for a healthy living centre or other supplementary healthcare facility. This will take away the constant need for travel to Medway Maritime which is becoming difficult for the elderly and disabled. This would of course take pressure off this very busy hospital. We cannot ignore the fact that the life expectancy for Medway residents is lower than the average for England.

Any encroachment of our villages beyond their present envelopes must be avoided as each and every village of the Peninsula has its own character and the green buffer zones between villages must be preserved and enhanced . It is with this that comes the problem of developers using the cheaper option of contributing to existing open spaces, rather than incorporating new open spaces within developments

Developers should be encouraged to use distinct character of the area and not just squeeze as many dwellings on a site as possible.  People need to be comfortable with their new surroundings. The inclusion of communal space for all residents is essential The Coronavirus virus emergency has shown the need for local and domestically  grown food, which help with supply and mental well-being. More allotments and larger gardens should be supported and advice given to developers to create these. 

Four Elms Hill,  the gateway to the Peninsula has been upgraded in the past but it has never kept place with development. The provision of a relief road, and new and upgraded roads is the latest promise.  I and many residents are believe  that these latest suggestions, which KCC have commented will be inadequate,  will be insufficient for the residential development proposed and woefully inadequate if you add the vast amount of commercial development being undertaken and proposed at Kingsnorth.

Medway Council are vastly under estimating the investment in transport infrastructure required to sustain a development on the Peninsula on this scale.  

Resident will never agree to 12,000 extra houses here and like me are incensed by Medway Council plans to that the to concrete over our unique Peninsula at all costs.

These plans for changing Hoo village into a rural town (whatever a rural town now is) are unsustainable.

Ron Sands
Hoo Peninsula Ward Councillor

My original thoughts on this has been widely supported by all Peninsula Parish Councils, Ward councillors Cllr. Filmer, Cllr. Pendergast , Medway Cllr Simon Curry and our MP Kelly Tolhurst (Parliamentary Under-Secretary of State at the Department for Transport).  

RSPB,  Kent Wildlife Trust and officers at Medway Council have also been very helpful and supportive. Of course, progress has taken a bit of backward step because of the Coronavirus emergency.

It has become evident after much discussion that an Area of Outstanding Natural Beauty [AONB] would be a better and more appropriate designation.

So what is the difference between an AONB and a National Park ?
AONBs and National Parks are actually of equal importance for landscape and scenic beauty, the difference is that AONBs exist for the purpose of conserving and enhancing their natural beauty. National Parks, in addition to this, have a second purpose – To promote understanding and enjoyment of the area’s special qualities by the public. Because of this extra (and substantial) layer of responsibility they have their own independent National Park authorities with full planning powers running them.

AONB designation usually covers a wide area and many types and uses of land. Not all parts of an AONB are necessarily open to the public. In fact, most are not, as they are privately owned just like anywhere else. Towns and villages are sometimes included, and often small areas which are not at all beautiful get included too, with a secondary aim of meeting the need for quiet enjoyment of the countryside and having regard for the interests of those who live and work there.

We are continuing with the work behind the scenes and hope to bring you news as it develops. In the meantime please indicate your support be completing the survey if you haven’t done so already. [formidable id=1]

My original thoughts on this has been widely supported by all Peninsula Parish Councils, Ward councillors Cllr. Filmer, Cllr. Pendergast , Medway Cllr Simon Curry and our MP Kelly Tolhurst (Parliamentary Under-Secretary of State at the Department for Transport).  

RSPB,  Kent Wildlife Trust and officers at Medway Council have also been very helpful and supportive. Of course, progress has taken a bit of backward step because of the Coronavirus emergency.

It has become evident after much discussion that an Area of Outstanding Natural Beauty [AONB] would be a better and more appropriate designation.

So what is the difference between an AONB and a National Park ?
AONBs and National Parks are actually of equal importance for landscape and scenic beauty, the difference is that AONBs exist for the purpose of conserving and enhancing their natural beauty. National Parks, in addition to this, have a second purpose – To promote understanding and enjoyment of the area’s special qualities by the public. Because of this extra (and substantial) layer of responsibility they have their own independent National Park authorities with full planning powers running them.

AONB designation usually covers a wide area and many types and uses of land. Not all parts of an AONB are necessarily open to the public. In fact, most are not, as they are privately owned just like anywhere else. Towns and villages are sometimes included, and often small areas which are not at all beautiful get included too, with a secondary aim of meeting the need for quiet enjoyment of the countryside and having regard for the interests of those who live and work there.

We are continuing with the work behind the scenes and hope to bring you news as it develops. In the meantime please indicate your support be completing the survey if you haven’t done so already. [formidable id=1]

Mr Chairman 

Thank you for the opportunity to address this Planning committee.

Deangate Ridge is a site of the highest sensitivity in the Medway area:

Its is Protected in the Local Plan as an Area of Local Landscape Importance and in an 

area designated as Protected Open Space. 

The site is also adjacent to the Chattenden Woods and Lodge Hill Site of Special Scientific Interest (SSSI). 

It is registered as an Asset of Community Value  which is not mentioned in the report as far as I can see.  It is clearly a “valued landscape” in national policy terms, which should be “protected and enhanced”. I would ask you to refer to  National Planning Policy Frame work  paragraph 170.

The Report does not deny that the development is directly contrary to the development plan and causes harm to amenity but claims that this is outweighed by public benefits of providing what is effectively a depot for Council service vehicles. The report tugs at our heart strings by referring to transport for special needs children an argument used, if I recall when this Council chose to close the site.

In fact the vehicles to be stored there are: 12 small vans, 11 flatbed vans, 12 tippers, 3 tractors, including trailer towing, 38 mini buses  which may increase to 42 and 17 shipping containers, all to be  kept at the site.

There is reference to an alternative sites assessment but no details are provided. The report says all the alternative sites were rejected for various reasons, including excessive costs.

 Can I ask again for a copy of that “alternative sites assessment”?

If this action is just the Council saving money it cannot be a relevant consideration or justification for development that is directly contrary to both national and local policy.

There is also no reference to the shameful precedent that development of this site sets:

Norse – the occupier –  unlawfully moves onto a rural leisure and public open space  site in breach of planning control without planning permission; fells five mature trees and clears open green area; deposits 17  large shipping containers and brings some 76 diesel engine vehicles onto the site. Who gave them permission to do this – the Council?

It then applies for planning permission and offers, in mitigation, to paint the containers green when the weather improves  and replant some trees on the site (not semi mature) .

Government policy is that this kind of behaviour is to be discouraged.

Further, it is conceded by the officers’ report that the development will add to the traffic movements all of which will go through the Four Elms Air Quality Management Area, which already exceeds legal standards.. The vehicles stored on the site are entirely diesel-engine buses vans and lorries and will go  “exclusively” through the Four Elms Air Quality Management Area, mostly in the peak hour – when at its most polluted. 

The Four Elms Air Quality Management Area was declared because it is transport related pollution and exceeded the maximum permissible levels of Nitrogen Dioxide. This development will add to the levels of pollutants already harmful to human health.

 The Council is under a statutory duty to improve air quality in the Four Elms Air Quality Management Area in accordance with its own Air Quality Management Plan;

 Medway now has the second worst air quality in the south east outside London.

 An article in the national press describes official attitudes to this area, the Thames Estuary including the Hoo Peninsula  as if it was some kind of “cultureless wasteland… as if it was a vast brownfield site for which any kind of development can only be counted as an improvement”. 

The Report utterly fails to reflect the environmental sensitivity of the site and the mitigation offered is derisory. The development will further degrade the golf club, its landscape  and blight its prospects of being brought back into public use.

Officers are recommending you grant planning permission with no guarantee that the temporary permission (to October 2021) will not be renewed or extended?

I would ask to  refuse the permission or defer the decision pending the occupier providing a full, up to date Alternatives Site Assessment.

Councillor

Ron Sand

In liaison with the Deangate Community Partnership I have submitted further objection to the recent planning application for change of use of part of the Deangate site.

I hope these images and the knowledge that Medway Council ignore the fact  that the entire Deangate site is registered as an Asset of Community Value  inspire you to write and comment to : Planning.representations@medway.gov.uk and say that “Deangate should play a vital role in the Heath and Wellbeing of the residents of Medway and the Hoo Peninsula and not be used for commercial use”.

Response from the Deangate Community Partnership on behalf of its members.

Proposal: Temporary change of use (until 31 October 2021) of first floor of clubhouse building to office use and temporary use of former golf course car park (until 31 October 2021) for parking of associated office workers cars; minibuses; grounds maintenance equipment / vehicles and storage of 17 Shipping containers.

Location: Deangate Golf Club Dux Court Road, Hoo St Werburgh, Rochester, Medway, ME3 8RZ

Application Type : Full Application.

The Deangate Community Partnership wishes to register its fundamental objection to this development.

It is stated in the Transport Statement that the development  has taken place at the invitation of Medway Council.  This is a retrospective application for development which has already taken place without planning permission and is therefore in breach of planning control and unlawful.

As such, it sets the worst possible precedent and example to other developers and to the community  by carrying out the development first and then seeking retrospective permission once the change of use has taken place.

In a written ministerial statement in December 2015, the then Housing Minister, Brandon Lewis, outlined the Government’s concerns about the harm caused by unauthorised development and announced a change to planning policy to make intentional unauthorised development a material consideration that would be weighed in the determination of planning applications (including retrospective applications) and appeals.  The policy was put in place following concern about unauthorised development in the Green Belt, but applies equally to all unauthorised development, including this proposal.

The fact that the development has taken place with the encouragement of the Council which is also the local planning authority is wholly unacceptable action by a responsible public authority, and is directly contrary to the Government’s policy.

The development is not in accordance with relevant saved policies in the  Local Plan or the National Planning  Policy Framework 2019.

The current statutory Local Plan is the 2003 Medway Local Plan. The site is within the countryside, lying well outside the settlement boundaries. It is a site to which relevant saved policies in the Local Plan would apply. Policy BNE 25 Development in the Countryside is one of the saved policies in the Local Plan  and has been extended by direction of the Secretary of State. It accords with the NPPF and should therefore be given full weight.

BNE 25 states:

“Development in the countryside will only be permitted if:

(i) it maintains, and wherever possible enhances, the character, amenity and functioning of the countryside, including the river environment of the Medway and Thames, it offers a realistic chance of access by a range of transport modes; and is either;

(ii) on a site allocated for that use; or

(iii) development essentially demanding a countryside location (such as agriculture, forestry, outdoor or informal recreation); or

(iv) a re-use or adaptation of an existing building that is, and would continue to be, in keeping with its surroundings in accordance with Policy BNE27; or

(v) a re-use or redevelopment of the existing built-up area of a redundant institutional complex or other developed land in lawful use; or

(vi) a rebuilding of, or modest extension or annex to, a dwelling; or

(vii) a public or institutional use for which the countryside location is justified and which does not result in volumes of traffic that would damage rural amenity.”

The proposal does not maintain and enhance the character, amenity and functioning of the countryside, Nor does the development fall within any of the categories (ii) to (vii) in BNE25 above and therefore is directly contrary to the principal countryside protection policy in the statutory development plan. There is therefore a statutory presumption in section 38(6) of the Planning and Compulsory Purchase Act 2004 against the development. The NPPF requires the Council, in determining applications to recognise the intrinsic natural beauty of the countryside.

The development is also directly contrary to the NPPF which seeks to protect existing open space, sports and recreational facilities.

The NPPF states“Existing open space, sports and recreational buildings and land, including playing fields, should not be built on unless: a) an assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements; or b) the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or c) the development is for alternative sports and recreational provision, the benefits of which clearly outweigh the loss of the current or former use.

Whilst the development does not involve new buildings as such, the 17 storage containers have a particularly unattractive industrial character and adverse visual impact and are damaging to the rural character and amenity of the area. The development leads to the use of the site for storage of heavy equipment which requires goods vehicles to transport it and which are often parked on the site.

Deangate is a vital part of Medway’s network of high quality open spaces and opportunities for sport and physical activity is important for the health and well-being of communities. The NPPF requires that applications for development of such sites should be based on robust and up-to-date assessments of the need for open space, sport and recreation facilities.

The application fails to support a strong environmental objective by contributing to protecting and enhancing our natural environment. Developing Deangate as described in the application fails to make effective use of land by help to improve biodiversity, use natural resources prudently, minimising waste and pollution or move us towards tackling climate change or a low carbon economy, contrary to the NPPF.

The application describes the Golf Course as “redundant”. This prejudges the question as to whether there is a viable future for the golf club. The use has not been abandoned nor could it be unless a permanent material change of use has been granted.

There is no recognition that the site is part of an Asset of Community Value, which is a material consideration as the site has a social objective in supporting the strong, vibrant and healthy communities of Medway and the Hoo peninsula.  It provides an accessible service and open space that reflects  the current and future needs of health, social and cultural well-being of residents.

The Transport Statement submitted with the application is inadequate as it appears to make no assessment of the effect of goods vehicles on the site which has poor access to the primary road network. It amounts to a short and limited traffic count which does not appear to distinguish the heavy vehicles using the site. Dux Court Road has an alignment that is notoriously narrow and twisting. There is a particularly narrow pinch-point between the site entrance and the roundabout onto Peninsula Way.

The Deangate Community Partnership urges the Council to refuse permission and to use its enforcement powers and take all necessary steps to require the use to cease as soon as possible.

Yours sincerely

For and on behalf of the Members of 

The Deangate Community Partnership (unincorporated body)

The sun has set on 2019 as dawn breaks on a new decade, “The Twenties” a century ago it was dubbed the “Roaring Twenties”, a “Decade of Change”. A 100 years on what are our hopes and aspirations for the future  ??

 A greener, cleaner, brighter and more prosperous future for the Hoo Peninsula within the Greater Thames and Medway Estuaries, undoubtedly an area of outstanding natural raw beauty and deserving of recognition as a National treasure. 

The Twenty Twenties must be a decade of inspiration, of conservation,  and enhancement of this unique Peninsula with its heritage, Special Landscape and  internationally recognised protection.

It must also meet the needs of those who live and work here or visit to explore and enjoy our ancient woodlands starkly beautiful marshland, stunning wildlife and rich estuarine habitat.

we welcome you to be part of this exciting plan, to share your expertise, enthusiasm and love of the countryside Be part of this historical move to safeguard the continued legacy of our unique Peninsula .

Please drop me a note at ron.sands@medway.gov.uk if you would like to help in any way.

Ron Sands

During the Second World War, the Hoo  Peninsula was one of the most heavily fortified areas anywhere in England.  Defensive ‘Stop Lines’ including pillboxes, barbed wire and anti-tank ditches cut a swathe across the whole landscape  linking up the villages.
The purpose of these defences was simple, they were part of Britain’s Outer London Defence Ring in response to the threat of German invasion. The  intension was to delay and hold back enemy armoured columns that were expected to drive inland from the nearby invasion beaches and ports.

Today only fragments of this military landscape survive. Enough still remains to gain an impression of what was once was expected to be the front line against invasion.

The Hoo Stop Line; anti-invasion defence line stretched for approximately eight miles between the River Thames near Cliffe and the River Medway to the south-east of Hoo St Werburgh .

The War Office plan for the Stop Line shows a total of sixty infantry and eighteen anti-tank pillboxes. Each individual component would have been encircled in barbed wire for extra protection. There were probably other earthworks such as slit trenches.

The Hoo peninsula was a heavily militarised zone during the Second World War with Hoo itself designated as a defended village in 1941 with its own garrison. A further one hundred troops from the 347th Searchlight Battery, Royal Artillery were located at Kingshill Camp to the west of Bell Lane. High Halstow village to the north and the Royal Navy Ammunition Dump at Lodge Hill were also garrisoned.

The stop line was intended to provide a man-made defence against invasion. 

Development of the Peninsula must be sympathetic to the Hoo Stop Line and its historic structures and continue the excellent work already undertaken at Allhallows on the historic  Slough Fort  

This is another example of how important the cultural heritage of the Peninsula is and   shows why it should celebrated in a National Park.

Please show your support and agree with me by completing this simple survey.

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The Hoo Peninsula is part of and the central focus of the Wider North Kent Marshes which stretch  from Dartford in the west to Whitstable in the east.  This area is internationally renowned and protected for its wetlands and nationally protected by sites of special Scientific interests. However the Development in Hoo and its out lying villages is not the only threat this important and most precious place faces.

The new Lower Thames Crossing which will cut right across an area of wetlands near Higham and will inevitably increase the pressure on the need for new housing and business to support the ever increasing population.

The more I learn the more I feel I need to stand up for this special an unique place.

So what do we mean when we say a new National Park? Clearly we do not live in an area you would normally associate with the status of “National Park” we are not in the “Lake District” or “The New Forest” why would we ever consider making the Hoo peninsula a National Park?

Consider for a moment, London, which has just become the first “National Park City,
“London will be: a city which is greener in the long-term than it is today and where people and nature are better connected. a city which protects the core network of parks and green spaces and where buildings and public spaces aren’t defined only by stone, brick, concrete, glass and steel”.

The Hoo peninsula and its Greater North Kent Marshes is in a unique position between the City and Sea, it could and should be a landscape asset maintained as a legacy for all our futures a place of unique biodiversity sensitively accessible to everyone.

Planned to achieve an environmental balance to the city and able contribute to the carbon neutralisation of the growing urban sprawl an area to create wealth and employment in tourism and leisure and local produce.

Rural regeneration of a landscape designed to showcase this unique area between the Thames and Medway estuaries featuring it’s raw beauty
as Dickens described a landscape rich in history.

Massive schemes for road bridges, unco ntrollable  and unsustainable development, fill me with fear and dread that we are on the cusp of losing what we have forever.
Join me in the fight for the future. 

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