Conversion of building from office to residential use by the creation of 4 flats (3 x 1 bedroom and 1 x 2 bedroom). Creation of basement flat and internal alterations. Removal of bay window to front elevation and replacement with a new window.

The proposal sought planning permission for the conversion of building from office to residential use by the creation of 4 flats (3 x 1 bedroom and 1 x 2 bedroom). Creation of basement flat and internal alterations. Removal of bat window to front elevation and replacement with a new window. The application had been referred to the Committee by Cllr Fleming on the grounds of design and impact on the character and appearance of the area (paragraphs 127, 128, 130 and 131 of the NPPF) and the impact on heritage assets (paragraphs 189, 192, 193 and 194 of the NPPF).

Members’ attention was brought to the main agenda papers and late observation sheet which amended condition 3 and recommended an additional condition (5). 

The Committee was addressed by the following speakers:

Members asked questions of clarification from the speakers and officers which included the dating of the bay window, matching of the materials, traffic management plans and space standards. Members were advised that an additional condition had been proposed regarding materials and that the council had not adopted national space standards policy. It was noted that the terrace row had a mix of 6 x 6 and 2 x 2 windows on the first and second floors.

It was moved by the Chairman and duly seconded that the recommendations within the report as amended by the late observations, be agreed.

Members discussed the application and the inclusion of extra conditions.

It was moved by Councillor Reay and duly second that the additional conditions for a construction management plan be agreed in consultation with the local members; future occupants not be eligible for the council’s parking permit scheme and the second floor window that connected to the terrace be non-opening, be added should planning permission be granted.

The amendment was put to the vote and was carried.

After further debate the substantive motion was put to the vote and it was

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 development hereby permitted shall be carried out in accordance with the following approved plans and details: 2038-01, 2038-02, 2038-03, 2038-04, 2038-05, 2038-06, 2038-07A, 2038-08A, 2038-09B, 2038-10A and 2038-11A.

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

3)   Prior to the commencement of works to the external walls, specifications (including, where applicable, size, colour, texture, profile, finish, bonding and pointing) and a sample panel of 1metre square of the external surface materials of the development (brickwork to front elevation) will be submitted to and approved in writing by the Council.

To ensure that the appearance of the development is in harmony with the existing character of the area as supported by Policy EN1 of the Sevenoaks Allocations and Development Management Plan.

4)   The existing first floor flat roof area on the east facing rear elevation shall not be used as private amenity space in relation to the development hereby approved. Access shall only be retained for safety and maintenance purposes.

To safeguard the privacy of neighbouring residents as supported by Policy EN2 of the Sevenoaks Allocations and Development Management Plan.

5)  Prior to the commencement of works, mitigation measures regarding providing adequate air quality and noise protection will be submitted in writing to the Local Planning Authority.  The approved mitigation measures shall be implemented prior to first occupation. 

To ensure that the noise levels in habitable rooms meet the requirements of BS 8233:2014 and that future residents are not exposed to harmful levels of air pollution, to protect the amenity of future occupants. 

6)   Prior to the commencement of works a Construction Management Plan shall be submitted to and approved in writing by the local planning authority, in consultation with the local ward members. The management plan shall include the following: (a) Parking for construction and delivery vehicles and site personnel, (b) Timing of deliveries, (c) Construction hours. The proposed development shall be carried out in accord with the approved management plan at all times.

In the interest of Highway Safety and neighbouring amenity in accord with policies EN2, EN7 and T1 of the Sevenoaks District Council Allocation and Development Management Plan.

7)   The Council operates a residential parking permit scheme, for which the future occupants would not be eligible.

In the interest of vehicular parking and permit availability in accord with policy T2 of the Sevenoaks District Council Allocation and Development Management Plan.

8)  The second floor window on the rear facing eastern elevation that connects to the flat roof terrace area shall be fixed shut and non-opening at all times.

To prevent the flat roof area being used as a private amenity terrace to safeguard the residential amenities of neighbouring properties in accord with policy EN2 of the Sevenoaks District Council Allocation and Development Management Plan.