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The consultation closed at midnight on 10 January 2022
Thank you for your interest in the Future Hoo proposals. The consultation has closed and all submissions will now be reviewed, and a report published later this year.
Thank you to everyone who has taken part.
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| Title | Size | Type |
|---|---|---|
| Consultation Brochure, First Round | 12.08Mb | |
| Consultation Response Analysis, First Round | 1.67Mb | docx |
| Executive Summary, First Round | 6.63Mb | |
| Email and Representations Analysis, First Round | 314.68Kb | docx |
| Title | Size | Type |
|---|---|---|
| Consultation Brochure, Second Round | 24.54Mb | |
| Consultation Brochure, Second Round (reduced file size) | 3.28Mb | |
| Consultation Flyer, Second Round | 416.63Kb |
You can go online and read the proposals as outlined in our consultation brochure: futurehoo.medway.gov.uk
Please let us have your feedback on the revised proposals by completing the questionnaire.You can do this by visiting medway.gov.uk/futurehoo and completing theonline questionnaire.
If you would like to talk to the project team in person and find out more about the revised proposals, we will be holding a number of drop-in events:
You can:
As with all projects of this nature there will be times when there will be lots of activity happening and news to share, however, there will also be times when most of the work is behind the scenes such as work on modelling, surveys and designing, at these times there will likely be fewer direct meetings or updates).
Further information can be seen in the consultation route map.
Your Ward Councillors and your Parish Councillors are also a source of information and their contact details can be found on the your council page.
You can email us at futurehoo@medway.gov.uk or call on 01634 331 166 You can also contact your Ward Councillors who will pass on your questions to the Future Hoo team.
You can go online and read the first round consultation proposals: https://www.medway.gov.uk/futurehoo
We received over 700 pieces of feedback which was carefull considered by the team and used to inform this consultation. You can read more about the feedback online: https://www.medway.gov.uk/downloads/download/648/hif_consultation_results
HIF stands for Housing Infrastructure Fund (HIF) which was established by the government to create a funding source to bring forward essential infrastructure as an essential part of considered growth and well-planned and designed future development of new housing. In 2020, Medway was allocated £170 million funding for the Hoo project.
The Housing Infrastructure Fund (HIF) was established by the government to create a funding source to bring forward essential infrastructure as an essential part of considered growth and well-planned and designed future development of new housing.
With the support of all three Medway MPs at the outset, Medway Council was successful in our bid for £170 million of this funding because the infrastructure to be delivered with these funds is to support the delivery of new homes which are proposed to be allocated in the new Medway Local Plan.
People living and working on the Hoo Peninsula have experienced journey delays and congestion due to there being only one way on and off the peninsula and lack of road capacity and alternative transport options. The HIF funding is targeted at increasing the capacity of the existing peninsula by providing a new link road to divert some traffic away from Four Elms Hill and its roundabout and improving other capacity hotspots on the peninsula. The rail provision provides an alternative travel option for those needing to head towards London. We recognise that development in the area needs to take account of the important habitats and species that exist on the peninsula. HIF therefore also delivers environmental benefits through the creation of extensive wildlife-rich spaces which will wrap around any new development proposals.
The funding is divided in the following ways:
We are currently in the process of developing the high-level programme of activity setting out the key milestones for the HIF infrastructure for delivery within the next few years. Once completed this will be available to view on our website.
The spend of the £170 million HIF is focused on the areas that require improvements and which will have the greatest benefit in supporting the needs of a growing community.
For road improvements this relates to the more southerly areas of the peninsula – from the Ratcliffe Highway to Four Elms Hill, along with the need to create an alternative way on and off the peninsula.
The rail design is concentrated on improvement to the current freight line and the provision of a new station south east of the existing historic station at Sharnal Street. Which will be created on existing Network Rail land and will provide an alternative transport option for local residents.
The environmental funds are focussed on creating new open spaces to protect and enhance the area including existing high quality ecological areas such as the Medway Estuary and the woodlands, and which will provide areas for leisure and relaxation for local residents to enjoy.
There are few occasions when claims (Part 1 of the Land Compensation Act 1973) can be made to compensate for the impact of a development. If you believe that you may need to make such a claim, then you should speak to an independent professional advisor. In the event of a successful claim, you will be able to claim for the professional surveyors’ and legal fees.
To find out more about Part 1 of the Land Compensation Act 1973 and whether you can make a claim visit:
The GOV.UK guide to part 1 claims
We are not permitted to make recommendations on which professionals to use but can offer these links for guidance:
Development and infrastructure generally helps improve area's due to their connectivity and access improvements
The government target for population growth in Medway indicates 27,000 new homes will be required to accommodate this growth within our area.
Population growth targets are across all ages of the population. Therefore, there will be policy requirements in the new Local Plan for a full range of houses and apartments on the peninsula to reflect the diverse needs of buyers and occupiers.
Medway’s emerging Local Plan guides the locations for these new homes looking at all opportunities, particularly the urban centres as well as on the Hoo Peninsula.
The HIF is important for Hoo as it provides an opportunity to more closely manage the development and deliver the new transport, environmental and community infrastructure required to ensure that sustainable development can be delivered.
Whilst HIF will deliver essential strategic transport and environmental infrastructure, there is a need for the growing community to have access to a range of other facilities such as schools, health centres, local parks, and allotments.
The non-HIF infrastructure requirements for development on the peninsula will be set out in the new Local Plan and Hoo Development Framework and will be evidenced in the Infrastructure Delivery Plan (IDP) accompanying the new Local Plan.
The Hoo Development Framework and the Infrastructure Delivery Plan (IDP) will form part of the evidence base for the Local Plan. The IDP will inform the level of expected future contributions to the funding of this community infrastructure by developers via what are called section 106 agreements. Section 106 payments are made by developers once they have planning permission and as the new homes come forward. These S106 contributions will be combined to deliver infrastructure priorities as set out in the documents referred to.
HIF is proposed to support the infrastructure needs for the delivery of new homes across:
The most sensible planning route to secure new homes and the infrastructure required to support them is for HIF’s road, rail, and environmental proposals to be in place first. We are committed to being able to deliver the government’s housing targets for Medway in a proactive and structured way, that is why we applied for and secured the government funds in advance of housing development.
However, if HIF projects are not delivered, the government’s housing targets will still need to met, therefore it is still possible for developers to submit planning applications, which could be granted via appeal, particularly if they can demonstrate that the Council is unable to show that a five-year supply of housing on alternative sites across the Council’s area is able to be delivered. It is, therefore, possible that piecemeal housing is delivered without the supporting HIF infrastructure.
Medway has a housing target set by the government designed to meet a housing need that should be managed in a sensible proactive manner with consideration given to housing options on the peninsula and elsewhere. Without a Local Plan in place, developers are more likely to be able to bring forward development on appeal in a manner that we cannot control to ensure the best outcomes for Medway residents.
Local searches such as CON29 which are undertaken when buying a new home are the result of a particular set of local ‘searches’, which bring up results relating to a specific set of topics, for example covering matters which have been subject to a planning decision or statutory notice, such as a Compulsory Purchase Order (CPO).
The HIF proposals do not meet the criteria for the matters to be included in these search results as they are not yet the subject of a planning application, decision, or making of a CPO.
This was a design feature to help provide bearings and identify the area, it does not signify any impact, interest, or purpose for those buildings.
There are no HIF related compulsory purchase orders planned for any entire property.
We are seeking to avoid any compulsory purchase orders, however, under the current proposals where it is absolutely essential and only as a last resort, there may be a need to acquire a few small strips of land to aid the construction of the roads. Where this is the case any affected landowner or resident has been contacted directly.
We are holding a consultation now and welcome feedback to ensure we maintain as much of the rural feel in the proposals - these include the train station design. For example, the station is to be based upon ‘barn style’ local heritage and these ideas are being further developed. You can provide your feedback via the website
There will be different planning approaches for each of the individual parts of the HIF proposals. Different planning permission and other consents are needed for the different parts of the HIF infrastructure.
We will submit a Transport and Works Act Order (TWAO) application to the Secretary of State for Transport for consideration. The Secretary of State will be the decision-maker for the TWAO which would authorise the Medway rail proposals.
For the highways works, planning application(s) will be made to Medway Council in its capacity as local planning authority, and these will be determined by the Planning Committee.
The Planning Committee will be the decision maker for the planning applications that would be made as part of the HIF proposals.
The HIF proposals have been developed further to the options set out in the regulation 18 (Development Strategy) consultation on the Local Plan, the 2020 consultation on Planning for Growth on the Hoo Peninsula and the ongoing development of the upcoming Regulation 19 version of the Local Plan.
Assessments were also undertaken to inform our application for HIF funding for the proposals including high-level appraisals of potential transport and environmental impacts (including air quality) arising from the infrastructure. The results of these assessments were included in documents which accompanied the HIF bid.
The development of the HIF road proposals has been informed by local traffic modelling that informed the HIF bid.
These models tested how the new road designs accommodate the potential growth on the Hoo Peninsula. If the modelling demonstrated unacceptable queuing and delays, then the road design was revisited to see how it could work better to reduce queues. It was such modelling that demonstrated the need to create a spur road linking the A228 and A289. It also influenced the design of key junctions and roundabouts.
As the projects develop, they will be informed by the higher level, Medway-wide traffic modelling – called the Strategic Transport Assessment. The applications for the road and rail elements of the HIF project will be accompanied by their own transport assessments.
The HIF road and rail proposals will have to include drainage measures to ensure they do not cause flooding; and will be subject to a flood risk assessment as part of their applications.
We will be following good practice with a range of sustainable measures being developed. At present this will include the use of attenuation ponds – these are large ponds close to the road infrastructure that will fill when heavy rain occurs and will slowly discharge back into the water courses over a longer period.
EIA is the Environmental Impact Assessment, which is the evaluation of the likely environmental impacts of a proposed project or development, taking into account socio-economic, cultural and human-health impacts, both beneficial and adverse.
Environmental Impact Assessments (EIA), resulting in Environmental Statements, will be undertaken for the rail works and the highways works to assess the potential for significant environmental impacts to arise as a result of the proposed improvements.
Each assessment will take account of the cumulative effects of the other project and other proposed developments. This EIA work will also be informed by transport assessments, which will consider the effects of the railway and highway works on the peninsula’s transport network. A suite of ecological surveys (including reptiles, Great Crested Newt, Dormouse, wintering birds and breeding birds) are being undertaken to inform the assessments.
Yes, as part of the proposals, we are including a new train station. We are in ongoing discussions regarding potential timetables with stakeholders such as Network Rail, the Department for Transport and train operating companies. We have developed the train service proposals based upon demand forecasts and timetable modelling. We have consulted with the train operator on the service and addressed their requirements for the scheme. We have also tested these proposals with the Network Rail Built Environment Accessibility Panel (BEAP) to ensure inclusivity for users.
Our proposed railway works will reinstate a passenger service on the Grain branch line and create a new station south of Sharnal Street. This will improve connectivity and help to support sustainable growth on the peninsula by providing an interchange option at Gravesend to link to locations across Medway as well as providing a reliable link towards London.
The Medway Curve was originally considered as a way of connecting the Freight line to the North Kent Line, and would enable trains to run between Hoo and the Medway stations. It was removed when further studies by Network Rail identified that the numbers of passengers likely to use this new line would be insufficient to justify the operational subsidy required from the council to the train operator.
However, this will be kept under review, and if, in the future there are sufficient changes for either passenger or freight traffic, then new funds could be explored to deliver the rail curve.
The new passenger trains using the Hoo Line will be powered via battery.
There will be parking at the new Hoo station and this will be chargeable. At present the charges have not been set but when operational they will reflect the station’s rural location.
There will be approximately 300 spaces including disabled bays.
It is extremely likely that the provision of EV charging points will be part of the planning conditions for the new rail station. 4 new EV charging points are also planned for the car park for Cockham Community Parkland.
The Cooling Street loop has been moved approximately 650 metres west to avoid the foot of an existing incline on the railway. You can read more about this in the brochure
Additional stations at Cliffe and Church St have been considered as a result of feedback from the first-round HIF consultation. However, these have been discounted due to the proximity of Higham Station and consequentially insufficient demand for additional stations.
The station is to be located within a mixed use development area and will include easy access walking and cycling routes along Ropers Green Lane. The station frontage will be simplified with the previously proposed ‘wavy paving’ lines removed in response to comments from mobility impaired groups. Drop-off bays will also be included close to the two proposed bus stops, and secure cycle storage will be added to the scheme to respond to demands to enhance the facilities provided for non-car travel.
A full assessment of air quality impacts, alongside other environmental considerations, will form part of the environmental impact assessment (EIA) and Habitats Regulations Assessment (HRA) that will be carried out for the proposals. The results of the EIA and HRA will be submitted alongside the planning and Transport and Works Act Order (TWAO) applications that are submitted. Air quality will also be a consideration within the Sustainability Assessment (SA) and Habitats Regulations Assessment (HRA) which support the Local Plan.
Protection of the environment is an important part of HIF planning and for us. The first stage of protecting the environment is to ensure an understanding of the impacts on the environment. We have undertaken Environmental Impact Assessment Scoping Opinions for both road and rail. As part of this scoping process statutory consultees were consulted and their feedback will inform the undertaking of the EIA process. Numerous ecological, noise, lighting, archaeology, drainage, and landscape surveys have been undertaken during 2021 and the results will inform the avoidance and mitigation measures to be set out in the Environmental Statements that will record the results of the EIA and be submitted with the planning and Transport and Works Act Order (TWAO) application. Mitigation measures that are being considered include use of advanced lighting technology to reduce light spill and the impact on ecology, landscaping and noise barriers, sustainable drainage, creation of wildlife habitat; and use of more sensitive construction materials and methodology. The mitigation measures will also be informed by the results of the recently completed Cumulative Ecological Impact Assessment (CEIA), which has sought to determine the nature and extent of the impact of potential growth arising from the Local Plans proposals (including the HIF works) on local ecology, and to then set out a high-level response to how impacts will be avoided, mitigated, compensated and how local ecology can be enhanced. The findings of the CEIA are also informing the development of the HIF’s Strategic Environmental Management Scheme (SEMS) environmental projects and the master-planning of potential developments. For example, the proposed Cockham Community Parkland is 50 hectares of farmland that, subject to planning approvals, will see the creation of new flower-rich meadows, hedges, wet grassland and over five kilometres of new paths. There will be no access to the adjacent woodland to ensure the woods can continue to mature without impact. The Four Elms Hill Air Quality Management Area (AQMA) has been established due to local air quality issues for those living in this area. The HIF road improvements are designed to reduce queuing traffic which, in combination with other measures, contribute to improvements in air quality in the AQMA. New planting of woodland/trees will help with carbon capture.
Work is still underway to determine what impact HIF proposals could have on the levels of noise and light pollution. These findings will be made available in the Environmental Impact Assessment (EIA) Any building work has an impact on the local environment; however, our priority is to minimise any negative impact and put in place mitigation proposals to address the changes in noise and light levels. The EIA process will enable us to determine counter measures to off-set any impact, including tree planting, hedge planting, scrub and grassland planting on engineered embankments associated with the slip lanes, and four levels of noise mitigation measures in the shape of:
Also, as part of the proposed Hasted Way A289 junction works, the speed limit on the existing A289 is likely to be reduced from 70 MPH to 50 MPH. This will support significant noise reduction from the traffic on this road. Lighting engineers are working on mitigating light pollution and potential lighting solutions. More detail will be provided as it becomes available.
Community open spaces, such as allotments, parks, play areas and outdoor sports pitches, will be planned and delivered alongside potential housing development as opposed to by Hoo Development Framework. The Local Plan and Hoo Development Framework will help determine the location of these new community open spaces. The HIF budget allocates just over £14 million for the creation and management of new key ecological areas – such as Cockham Community Parkland. The HIF open spaces to the north of the Peninsula Way will have a strong focus on habitat for breeding birds – such as the Nightingale, alongside access management. Open spaces to the south of the Peninsula Way will look to provide high value spaces for wildlife and for people, with a view to broadening the open space offer and complementing the access to the sensitive estuary landscape. The function and location of these spaces will be informed by the Cumulative Ecological Impact Assessment (CEIA).
We are going to be working with a number of possible long term management partners who will have the responsibility of maintaining the HIF created ecologically focused open spaces. Other community open spaces (parks etc) could be managed either by us or by a management company that would be set up by developers.
Most of the HIF open spaces will be free to use, however, local restrictions (for example seasonal restrictions) might be in place to reduce disturbance during sensitive times of year, this might include breeding bird seasons or winter roosts for wetland birds. The existing ancient Cockham Woods is to be kept free of new access routes to enable the trees to continue to mature and decay without being compromised by health and safety linked to public access.
The new HIF funded ecologically focused open spaces which are designed to encourage wildlife will be for everyone to enjoy, particularly local residents. These spaces will add to the array of beautiful areas across Medway including the well-used country parks at Riverside, Capstone and Ranscombe Farm.
One of the key aims of the HIF environmental strategy is to provide alternative ways of travel, with this in mind there will be new footpaths and cycleways. These will also be included in the design of the new open spaces which will provide links for local journeys to schools, community centres and the station. These spaces can then be enjoyed on a daily basis by everyone in the community.
Ecological surveys continue to be undertaken to support the design and future planning requirement of the HIF road, rail, and environmental proposals. This detailed analysis will ensure the design and associated mitigation measures, such as appropriate lighting and noise control, takes into account wildlife such as birds and bats. Any works and planning will be in accordance with wildlife legislation and best practice for any translocations for example the Great Crested Newt District Level Licences. The assessment will also be informed by the Cumulative Ecological Impact Assessment (CEIA). All schemes will also be subject to policies linked to Biodiversity Net Gain at 20%.
New SEMS sites will provide far larger areas for informal recreation in and around Hoo
New car park at Cockham Community Parkland - 2 car parks proposed. 1 at Main Road and 1 at Vicarage Lane. This is avoid visitors parking in surrounding roads causing issues for local residents
Increased and improved footpaths across all SEMS sites of approx 10km. Cockham will have a wayfinding strategy. Also footpaths and entrances will be accessible.
SEMS stands for Strategic Environmental Management Scheme (SEMS) – known locally as Hoo Community Parklands.
A summary of the key changes, developments, work undertaken since the first round HIF consultation are as follows:
