Conversion of existing two storey detached garage building with rooms over into a self-contained two bedroom house with parking.

The application had been referred to Development Control Committee by Cllr. Clark as the proposal would lead to the creation of an additional dwelling contrary to Green Belt policies and due to highways safety implications.

Members’ attention was brought to the main agenda papers.

The Committee was addressed by the following speakers:

Against the Application:        -          

For the Application                -

Parish Representative:          Parish Councillor Kelly

Local Member:                       Cllr. Pett

Members asked questions of clarification from the officers.

It was moved by the Chairman and duly seconded that the recommendation in the agenda to grant planning permission be agreed.

Members considered whether the application amounted to encroachment and intensification of the site. Some Members believed it would not amount as encroachment as the development was already in use. It was also discussed whether it would damage the openness of the Green Belt contrary to the National Planning Policy Framework.  Members considered whether the increase of traffic would also have an impact.

Resolved: That planning permission be granted for the following reasons

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 materials to be used in the construction of the external surfaces of the development hereby permitted shall match those used on the existing building.

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

3)        No development shall take place until details of the layout and construction of areas for the parking of cars including garage spaces and means of access have been submitted to and approved in writing by the Council. The parking areas approved shall be provided and kept available for parking in connection with the use hereby permitted at all times.   The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted.

In the interest of highway safety as supported by Policies EN1 and T2 of the Sevenoaks Allocations and Development Management Plan.

4)        Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, no development shall be carried out within Classes A, B, C, D, E, F, G of Part 1 of Schedule 2 of that Order (or any Order revoking and re-enacting that Order), without prior approval of the Local Planning Authority.

To ensure that openness of the Green Belt and the character and appearance of the landscape is protected in accordance with Policy EN1of the Sevenoaks Allocations and Development Management Plan and Policies SP1, LO8 of the Core Strategy.

5)        No development shall be carried out until full details of all existing and proposed means of enclosure have been be submitted to the Council for written approval. These details shall include a plan indicating the positions, design and materials of all means of enclosure. The development shall be carried out in accordance with the approved details. No other means of enclosure other than those shown on the approved plans shall be erected within the curtilage of the dwelling hereby approved, despite the provisions of any Development Order.  The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted.

To ensure that openness of the Green Belt and the character and appearance of the landscape is protected in accordance with Policy EN1 of the Allocations and Development Management Plan and Policies SP1, LO8 of the Core Strategy.

6)        No development shall take place until a scheme detailing measures for the enhancement of biodiversity on the site, has been submitted to and approved in writing by the Local Planning Authority. The approved measures shall be in place prior to the first occupation of the dwelling and shall thereafter be retained.  The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted.

To provide opportunities to conserve and enhance biodiversity on the site, in accordance with Policy SP11 of the Sevenoaks District Core Strategy.

7)        Details of any outside lighting shall be submitted to and approved in writing by the Council before the development commences.  Despite any development order, outside lighting shall only be provided in accordance with the approved details.

To ensure that the appearance of the development enhances the character and appearance of the area as supported by Policy EN1 of the Sevenoaks District Local Plan and policy SP1 of the Sevenoaks Core Strategy.

8)        The development hereby permitted shall be carried out in accordance with the following approved plans:1 unnumbered 1:1250 scaled location plan, 501 Rev. A, 101 Rev. A, 102 Rev. A, 103 Rev. A, 104 Rev. A.

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

Informatives

1)        The proposed development has been assessed and it is the Council's view that the CIL IS PAYABLE.  Full details will be set out in the CIL Liability Notice which will be issued with this decision or as soon as possible after the decision.

2)        With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary.  Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0800 009 3921. Reason - to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system.

Legal changes under The Water Industry (Scheme for the Adoption of private sewers) Regulations 2011 mean that the sections of pipes you share with your neighbours, or are situated outside of your property boundary which connect to a public sewer are likely to have transferred to Thames Water's ownership.  Should your proposed building work fall within 3 metres of these pipes we recommend you contact Thames Water to discuss their status in more detail and to determine if a building over / near to agreement is required. You can contact Thames Water on 0800 009 3921 or for more information please visit our website at .

3)        It is the responsibility of the applicant to ensure, before the development hereby approved is commenced, that all necessary highway approvals and consents where required are obtained and that the limits of highway boundary are clearly established in order to avoid any enforcement action being taken by the Highway Authority. The applicant must also ensure that the details shown on the approved plans agree in every aspect with those approved under such legislation and common law. It is therefore important for the applicant to contact KCC Highways and Transportation to progress this aspect of the works prior to commencement on site.