Other Rural landholdings

CCE appointed masterplanners to undertake initial feasibility studies for the smaller rural settlements, all submitted to Medway’s February 2023 call for sites process. The initial findings demonstrate that, taking into account the sites and their individual opportunities and constraints, the following sites could be suitable for development, including for residential use:

1 Land West of Allhallows (call for sites submission ID 294, SHLAA ref. AS21) - the site presents an opportunity for a sustainable extension to the existing Allhallows settlement. As the site is sustainable and accessible with no overriding constraints, we consider that there is scope for mixed use development including residential of up to 390 dwellings, tourism and leisure uses, open space and associated infrastructure. Development of this site would, therefore, represent a sustainable residential extension to the existing Allhallows settlement to support the existing primary school, local shops and doctor’s surgery.

2 Lower Stoke (call for sites submission ID 295, SHLAA ref. AS13) - the site presents an opportunity for a sustainable residential extension comprising around 655 dwellings to the west of the existing settlement, either side of Cuckolds Green Road, to support local shops and services. Depending on the scale of development, social infrastructure could be provided, but this would be dependent on the wider strategy for the surrounding Hoo Peninsula area. As the site is sustainable and accessible with no overriding constraints, there is scope for residential-led mixed-use development and open space.

3 Mackays Court Farm (Middle Stoke) (call for sites submission ID 302, SHLAA ref. AS16), Land at the Street (Stoke) (call for sites submission ID 301, SHLAA ref. AS11) and Land at Sharnal Street (call for sites submission ID 304, SHLAA ref. HHH28) – these three sites are sustainable and accessible, with no overriding constraints. It is considered that these sites present the opportunity for small scale residential development to diversify and strengthen the Local Plan’s housing trajectory, which should appropriately be made up of a range of large strategic sites (such as the Hoo Rural Town), and smaller sites.

4 Burney’s and Nord Court Farm - the site totals approximately 0.25 hectares and is located to the west of Stoke Road. CCE previously submitted a pre-application request in May 2023 (ref. PRE/23/1196). The Council concluded that the site could be suitable for residential development given its location on the edge of the village of Lower Stoke. The site is located in a sustainable location and is well related to the village of Lower Stoke which is served by a primary school, a GP Surgery, a church, a convenience store, a pub as well as a Post Office. A Site Location Plan is appended.

This representation therefore confirms that land within CCE’s ownership is suitable, available and achievable and could be identified to assist in meeting the housing requirements and development needs of the Borough. CCE support that these sites are all identified by Medway on Map 3 ‘potential rural development sites’ in the consultation document. CCE would be happy to engage with officers to discuss these sites and any required assessment work, masterplanning, infrastructure requirement analysis and phasing – which would be in the later stages of the Local Plan period.

In addition, CCE would also welcome the retention of a Policy in the Local Plan supporting the re-use of buildings in the countryside, similar to adopted Policy BNE27. However, it is recommended that existing criteria (vi)(a) which requests that applicants demonstrate ‘every reasonable attempt has been made, without success, to secure a sustainable business reuse for that property’ should be removed. Paragraph 152 of the NPPF states that the reuse of existing resources should be encouraged, including ‘the conversion of existing buildings’. Under paragraph 152, there is no prerequisite to adopt a sequential approach or to give preference to other uses. Furthermore, paragraph 80c of the NPPF is supportive of the reuse of redundant or disused buildings for residential use. Many of CCE’s rural landholdings above include agricultural buildings appropriate for conversion, which could assist the Council with meeting its identified housing needs in a varied way alongside larger strategic allocated sites.

Phasing

Delivery of the above sites could be achieved by first (in the short to medium term) expanding Hoo St Werburgh as a rural town for the Peninsula and then, in the medium to longer term, growing the existing smaller settlements. This will help the Council to meet their housing requirement and ensure that development is focused in accessible locations that support and enhance the local community and existing services.