Kent to get 8,000-seater stadium and new neighbourhood in area in 'desperate need of development'

A new 8,000-seater stadium is set to be built alongside a new waterfront neighbourhood in an area of Kent in "desperate need of development". Ebbsfleet United FC put forward plans in October 2022, which were approved by Gravesham Borough Council’s planning committee on Tuesday (April 30).

Damian Irvine, CEO of the team, told the meeting: “When this project was conceived it was with genuine passion for a project that Gravesham borough can be proud of.” He stressed that the scheme “provides an opportunity to invest in our local services and infrastructure” and “deliver much-needed homes and secure the future of the football club”.

“Like any organisation it requires infrastructure, it requires revenue and a growth pattern to ensure its long-term sustainability and viability,” Mr Irvine added. The huge area of Northfleet will host the 8,000-seater stadium, up to 3,500 homes, a 300-bed hotel, a “retail village” of shops, cafes, sports facilities, a nursery, medical services and community venues.

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The new stadium will be nearly double the capacity of Ebbsfleet United’s existing ground Kuflink Stadium, which seats 4,769 at max capacity. At the meeting Cllr Samir Jassal (Con) said: “I don’t think future generations would thank us for kicking something of this size which meets this amount of housing need down the road.”

He stressed the area “does need an uplift” and “it does bring along with it a tangible opportunity for employment”. Cllr Peter Scollard (Lab), who represents the area, backed the application, saying: “This is going to give our young children opportunities and jobs.

“We’re not trying to turn into Bluewater, we’re trying to turn it into an area that people want to go to and are proud of.” Cllr Lee Croxton (Lab), chairing the meeting, added: “I think that area desperately needs some sort of development.”

At the meeting, the council’s head of planning explained that only 10 per cent of the homes at the site – 350 – are slated to be affordable. He explained this is because the developers are looking at a profit margin of only six per cent on gross development value, compared to their usual target of 17 per cent.

The council’s deputy leader Cllr Shane Mochrie-Cox (Lab) backed the plans, but stressed: “While there is housing need, there is a greater need for the housing to be affordable and to make sure that what we don’t have is gentrification.” The plans attracted 330 letters of support, as well as 61 objections.

At the meeting, many raised concerns about the loss of Robin’s Wharf. It is operated by Brett Marine Aggregates and North Kent Roadstone.

Joanne Baker, speaking on behalf of North Kent Roadstone said: “We are clear that the loss of Robin’s wharf would have significant effect in terms of mineral supply in this market area. There are no identified viable alternative locations and it would be extremely challenging and likely unfeasible to replicate the facility elsewhere.”

Michael Atkins, a planning boss at the Port of London authority, concurred, telling the meeting the wharf is “integral to the Port of London”. "As the UK’s biggest port it can only function with sufficient riverside industrial sites.”

Prior to the meeting, National Grid raised concerns about part of the development blocking access to high-voltage power lines, and made a “holding objection”. Now permission has been granted, developers Northfleet Central 1 Limited must work to address the Grid’s concerns to get them to remove their objection.

If they do not, the scheme will have to go back to the planning committee for a new decision. However, the council’s head of planning stressed: “At no point have they advised in their view that the scheme is undeliverable.

"From National Grid’s point of view, as long as an agreement is signed they’ll be comfortable.” As an outline planning application, it means the council has agreed the development is sound in principle.

Specific details on the layout and design of the development will have to be decided with further planning applications in future. For the complex to be built, existing buildings on the nearly 50-acre brownfield will need to be demolished, and Galley Hill Road and Stonebridge Road will be realigned.

The planning committee voted unanimously to approve the plans subject to numerous conditions, including appeasing National Grid, and checking the decision with the Secretary of State as it departs from the local plan. An officer described the “ambitious” plans for a 10-year construction schedule – with the construction of the stadium lasting just under two years, around 93 weeks, between September 2024 and August 2026.

Speaking after the meeting, Mr Irvine added: “I’m very pleased for the area, very pleased for Gravesham borough and the community of Northfleet. This has been over two years of work.

"To have a unanimous vote, that for the future, for housing, for jobs and the benefit and legacy of the borough that they’ve decided to approve this – it’s a special day.”

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