The proposal sought the conversion of the eastern part of the existing barn building to a two-bed holiday let. Only internal works would be necessary to separate the holiday let from the retained stabling area.

Officers considered the proposed part change of use of the building to a holiday let would be appropriate development in the Green Belt, as only a small area adjacent to the residential curtilage of the main house was to be set aside for paraphernalia linked to use as a holiday let. This meant it would appear as only a small extension to the existing curtilage and would have a marginal impact. The proposal would also conserve the distinctive character and the setting of the Area of Outstanding Natural Beauty and would preserve neighbouring amenity.

Members’ attention was drawn to the tabled Late Observations sheet. Officers updated Members that 2 amendments would be made to condition 5. Paragraph (i) should begin “No development shall commence until details have been provided to show how it is intended…”. Paragraph (ii) should begin “No occupation shall take place until details have been provided to show that the development has achieved BREEAM…”.

It was noted that a Members’ Site Inspection had been held for this application.

The Committee was addressed by the following speakers:

            Against the Application:        Gerry Ryan

            For the Application:               Margaret Watts

            Parish Representative:          -

            Local Member:                       Cllr. Neal

Officers responded to Members’ questions. They clarified that although the building was called a barn in the application it was used as a stables. The Case Officer expected fencing to be  a low post and rail design up to 1.5m in height. The permission granted in 2004 allowed for the placement of concrete hardstanding around the apron of the stables but Officers believed it was unlikely the applicants would build this as it would conflict with their intention to use the site for a holiday let.

A Member was concerned how the condition that it would not be let to the same occupier or occupiers for a period of 28 days in any calendar year would be enforced. The Planning Enforcement Team would act on complaints and would investigate the manner in which the property was advertised. Action would be taken if there appeared to be a breach of the condition.

The meeting felt that the proposal could be considered less detrimental than the existing permission, as the present application did not include a concrete apron. Members believed it important to help support diversification into tourism and believed there was a need for holiday lets.

It was MOVED was duly seconded that the recommendation in the report, as amended,to grant permission subject to conditions be adopted. The motion was put to the vote and there voted –

10 votes in favour of the motion

1 vote against the motion

Resolved: That planning permission be GRANTED subject to the following conditions:-

1)         The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

In pursuance of section 91 of the Town and Country Planning Act 1990.

2)         The eastern half of the building shall only be used for holiday letting purposes and shall not be let to the same occupier or occupiers for a period of more than 28 days in any calendar year.

To accord with the terms of Policies LO8 and SP8 of the Sevenoaks Core Strategy, which prioritise the re-use of buildings for business and tourism related activities.

3)         No development shall be carried out on the land until details of the fence to be erected adjacent to the existing barn and outbuilding have been submitted to and approved in writing by the Council. The development shall be carried out in accordance with the approved details and the fence shall be retained thereafter.

To safeguard the rural character of the area as supported by the National Planning Policy Framework.

4)         The car parking areas shown on the approved plans shall be provided and shall be kept available for the parking of cars at all times.

To ensure a permanent retention of vehicle parking for the property as supported by policy EN1 of the Sevenoaks District Local Plan.

5)         The conversion and extension of the building to a holiday let shall be designed to achieve BREEAM "Very Good" standards, unless agreed otherwise in writing by the Local Planning Authority. The following details shall also be provided to the Local Authority –

i) No development shall commence until details have been provided to show how it is intended the development will achieve BREEAM "Very Good" standards, or alternative as agreed in writing by the Local Planning Authority; and

ii) No occupation shall take place until details have been provided to show that the development has achieved BREEAM "Very Good" standards or alternative as agreed in writing by the Local Planning Authority, through the submission of a post-development certificate from an appropriate assessor.

In the interests of environmental sustainability and reducing the risk of climate change as supported by policy SP2 of the Sevenoaks Core Strategy.

6)         No extension or external alterations shall be carried out to the holiday let building hereby approved, despite the provisions of any Development Order.

To safeguard the rural character of the converted building and surrounding area as supported by Policy GB3A of the Sevenoaks District Local Plan.

7)         No building or enclosure shall be erected within the curtilage of the holiday let building hereby approved, despite the provisions of any Development Order.

To safeguard the rural character of the converted building and surrounding area as supported by Policy GB3A of the Sevenoaks District Local Plan.

8)         No boundary walls, fences or other means of enclosure, other than those shown on the approved plans, shall be erected on the site boundary of the holiday let accommodation, despite the provisions of any Development Order.

To safeguard the rural character of the converted building and surrounding area as supported by Policy GB3A of the Sevenoaks District Local Plan.

9)         The unit shall not be occupied until details of any external lighting required to the holiday let building have been submitted to and approved in writing by the Council. The lighting scheme shall be designed to be sensitive to bats and in accordance with best practice guidelines contained within the document "Bats and Lighting in the UK" by the Bat Conservation Trust. The scheme shall be implemented in accordance with the approved details and shall thereafter be maintained in full working order at all times.

In the interests of biodiversity and nature conservation, in accordance with policy SP11 of the Sevenoaks Core Strategy.

10)       The development hereby permitted shall be carried out in accordance with the following approved plans: WAT 1, 2, 3, 4, 5, 8 and 10.

For the avoidance of doubt and in the interests of proper planning.