A huge 132-flat riverside redevelopment at a former wharf has been recommended for approval – on the condition any unexpected profits are pumped back into the area.
Medway Council’s planning committee will have the final say over proposals for Acorn Wharf in Rochester for three blocks of flats and a riverside walk.
The application, submitted in July last year, for the site, also known as Acorn Shipyard in Gas House Road, also includes a café and yacht moorings.
However, the developer has argued it cannot not commit to infrastructure contributions or affordable housing allocations as the profit margins are too slim.
This is due to a required £2.2million for a sea wall and to increase the ground level for flood prevention, as the site is in flood zone three, which, along with the cost of construction predicted to total £31.3 million, would only bring the developers £800,000 in profit.
But while planning officers have recommended it for approval with minimal developer contributions – only asking for £43,000 in habitat mitigation – they have also set a condition which could see funds given to the council if a greater profit is made than suggested.
A condition of approval suggested by Medway Council is that when 90% of the flats are completed a review is undertaken and 50% of any profit above the anticipated £800,000 is handed over to the council for use on infrastructure in the nearby area.
The council did make estimations of what contributions, also known as Section 106 funding (S106), would be expected in other circumstances.
It outlined that a development of this scale without the pressures of constructing the sea wall would be required to allocate 25% of the properties as affordable housing and a total of £889,000 in S106.
This would be split between improvements at Strood Sports Centre, Rochester Library, waste collection services and contributions to primary, secondary and nursery schools, among other projects.
However, because the application states the proposals are not viable with affordable housing or S106 the alternative condition is to be put in place if the plans are approved.
The plans would see a total of 62 one-bed and 66 two-bed flats, accommodating up to 344 people for the site just east of Rochester Bridge and north of the sixth phase of the Rochester Riverside development.
It would also see a café and another building for either commercial space or a community centre built.
The riverside would be redeveloped to create a walkway beside the water and a new mooring spot for yachts and other pleasure boats – as well as the relocation and refurbishment of an existing crane which will become a central feature of the area.
The proposed location was first developed in 1897 and was consistently used for the maintenance and construction of ships – including the Medway Queen, which was one of the ‘little ships of Dunkirk’ who assisted with the evacuation of allied troops in May 1940, making seven trips across the channel rescuing more than 7000 men.
She returned to civilian service in 1947 and was the last of the New Medway Steam Packet companies’ ships in active service.
The ship is now moored in Gillingham, but the proposals say the new pier could facilitate the ship to be permanently moved there.
The application saw six letters of objection from local residents and the City of Rochester Society, which raised concerns about the lack of affordable housing included, the position of the site on a flood plain, and said other sites in Strood should be prioritised.
Letters also argued the area already had too many flats and the nine-storey block included in the plans was out of character with its surroundings.
The fact there is a single access road which would be used by all the residents as well as for visitors to the Rochester Riverside CofE school was also raised in objection letters.
Historic England also concurred on concerns the scale of the development could harm views of Rochester Castle and the cathedral and suggested plans be adapted to reduce this.
In 2016 the Acorn Shipyard, which occupied the site, went bust and the vacant buildings were subsequently victim to arson attacks and unauthorised Traveller encampments.
The application has been made by Offset Architects on behalf of Mach 5.
To see more planning applications and other public notices for your area, click here.
The plans are set to be discussed by Medway Council’s planning committee next Wednesday (August 27) where councillors will make a decision on whether the development is to go ahead.
