A message from Cllr Shane Mochrie-Cox, our Cabinet Member for Planning and Business Development.
“We are aware of local residents’ concerns over a number of early proposals and literature from developers for large-scale developments in the borough, particularly at Meopham, Istead Rise and Lower Higham, some of which are within the green belt.
“I would like to address some misconceptions and false information circulating in relation to these proposals.
“These sites are being proposed by developers in the private sector and not Gravesham Borough Council. We do not own any of the land in question and the developers are proposing to develop on these sites at their own risk. For the avoidance of doubt this applies to all land across Gravesham that has been offered by landowners working with developers for housing or other uses for the emerging local plan.
“With any large-scale proposals across the country, developers approach the relevant local planning authority for pre-application advice around areas the council will need to see addressed in any application and its supporting documents to allow them to come to a decision once the application is submitted.
“That does not constitute us working with developers, it is us responding to requests for pre-application advice which we are obliged to do.
“As part of this process the Council reviews proposals in light of the current Development Plan and supplementary planning documents such as Design for Gravesham and provides an indication on whether the proposal would be ‘acceptable’ or not in planning terms, but this is advice only and does not constitute a decision.
“Should the promoters progress their proposals before the emerging local plan is adopted, they do so at their own risk, and as with any application they will go through a rigorous planning scrutiny and decision-making process.
“Later this year we will be consulting you on the latest stage of our draft local plan, known as Regulation 19. A Regulation 18 consultation has been previously undertaken and information from this stage is available on our website.
“The Local Plan when adopted will guide development, making it clear where development can take place in the borough and where land will continue to be protected.
“Many sites that will eventually be part of the Local Plan for housing and indeed other uses have been put forward by the landowners to the council and it is these landowners that are working with private sector developers to consider inclusion for development. In addition to this, land across the Borough has been promoted to the council for other uses such as new community infrastructure, employment uses or schools.
A site being put forward for inclusion in the plan by the landowner does not necessarily mean it will be allocated for development, which will only be confirmed following consultation and consideration by the Council and the Secretary of State, following inspection by the Planning Inspectorate. It should be noted (including by landowners and developers) that until the emerging Local Plan is adopted, no new sites will be formally allocated for Development.
“We do face a major challenge in drawing up our local plan.
“We have challenging housing targets which we are obliged to meet. While we are adopting a brownfield first approach, we do live in a borough where 78% of our area falls under Green Belt, Area of Outstanding Natural Beauty (AONB), Sites of special scientific interest (SSSI) or RAMSAR protections. A Ramsar site is a wetland site designated to be of international importance under the Ramsar Convention, also known as "The Convention on Wetlands"
“We are working with our local MP to lobby government to reduce our housing targets, particularly given the impact the now consented Lower Thames Crossing will have on the borough.
“This emerging Local Plan will be more than just about housing (including affordable housing which will include social housing), it will be about land for jobs and employment, leisure, sports and parks, local infrastructure such as cemeteries, transport and schools and about how we can meet the needs of local residents in the years to come.
“I would encourage you to take part in our Local Plan consultation when it goes live later in the year.
“Thank you.”