Demolition of existing garages, chimneys and side porch. Demolition of existing external staircase, rear and side bay windows and side extension. Conversion to form 5 apartments with external parking. Erection of a part two storey, part single storey side and rear extensions to existing dwelling, including balcony to front and terraces to rear, changes to roof gable on West elevation, proposed basement to the side, new chimneys, bin store, communal external bike shelter and retaining wall to the rear.

The proposal sought planning permission for the demolition of existing garages, chimneys and side porch. Demolition of existing external staircase, rear and side bay windows and side extension. Conversion to form 5 apartments with external parking. Erection of a part two storey, part single storey side and rear extensions to existing dwelling, including balcony to front and terraces to rear, changes to roof gable on West elevation, proposed basement to the side, new chimneys, bin store, communal external bike shelter and retaining wall to the rear. The application had been referred to the Development Control Committee by Councillor Fleming to consider the impact on neighbours, in particular overlooking, the impact on The Vine Conservation Area, and over development of the site.

Members’ attention was brought to the main agenda papers and the late observations sheet, which recommended additional conditions.

The Committee was addressed by the following speakers:

Against the Application:    David Horne

For the Application:          Neil Edwards

Parish Representatives:     -

Local Member:                  Councillor Fleming

Members asked questions of clarification from the speakers and officers. The applicant responded to a question about the retention of vegetation. 

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, in particular concerns about boundary treatment to the southern and western side of the site and their impact on the setting of the development. Issues were raised of the effect of overlooking to neighbouring Belmont.

Members considered the eight parking spaces proposed, the likely increase in demand for spaces in the future and the sustainable location of the site. They considered the impact on neighbouring amenity of the position of the bicycle store.

It was moved and seconded that condition 5 be amended to remove the second sentence, remove reference to policy T2 and for the impact of the amenity of the neighbours be added as a reason through Policy EN1. Condition 9 to be amended to require details of proposed boundary treatment for the southern and western boundaries to be submitted for approval prior to commencement of development.

The amendment was put to a vote and was carried.

Members requested that the two adjoining neighbours, the local ward members, the Chairman and Vice-Chairman of the Development Control Committee be consulted on any details submitted under conditions 5 and 9 of the permission.

The amended 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.

Reason: 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: 001/P1, 002/P1, 003/P1, 010/P1, 011/P1, 012/P1, 013/P1, 014/P1, 015/P1, 016/P1, 017/P1, 020/P1, 021/P1, 022/P1, 023/P1, 024/P1, 025/P1, 026/P1, 027/P1, 028/P1, 030a/P1, 030b/P1, 031/P1, 032/P1, 033/P1.

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

3)   No development shall commence until details of the proposed extent of demolition (including elevation drawings and floorplans), and a method statement detailing the means by which the remaining fabric will be maintained and protected throughout the construction process, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out only in accordance with the details approved.

Reason: To ensure that retained parts of the heritage asset are appropriately protected and ensure compliance with policies EN1 and EN4 of the ADMP.

4)   No development shall commence until details of sustainable urban drainage systems, to control and mitigate surface water runoff arising from the development, has been submitted to, and approved in writing by the Local Planning Authority. The details shall include measures to be integral to the parking areas, driveways and private terrace area. The development shall be carried out only in accordance with the approved details and shall be so maintained.

Reason: To ensure adequate measures for surface water run off and to protect the living conditions of nearby properties as required by policy EN2 of the ADMP.

5)   Notwithstanding the approved drawings, no development shall commence until a site plan showing a revised parking layout has been submitted to and approved in writing by the Local Planning Authority. The plan shall also show the relocation of the proposed cycle store away from the mature trees on the northern site boundary. The development shall be carried out only in accordance with the approved plans and the parking spaces and cycle parking facilities shall be available for use prior to the first occupation of the development.

Reason: To ensure an appropriate level of parking provision and ensure protection of the trees to be retained on the site, and to protect the amenity of residents, to comply with policies EN1 and T2 of the ADMP.

6)   Prior to the occupation of the development, details of electrical charging points for electric vehicles shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and the approved charging points shall be maintained and available for use at all times.

Reason: To promote the use of sustainable transport and comply with policy T3 of the ADMP.

7)   No development shall commence until the tree protection measures, demonstrated in the document 'Arboricultural Method Statement' and associated appendices by David Archer Associates dated February 2018 have been installed in full. The measures shall be maintained for the duration of the construction process.

Reason: To ensure adequate protection of the retained trees and to comply with EN1 of the ADMP.

 8) No development shall commence until an itemised tree survey giving details of the pruning required to individual trees to facilitate the development has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out only in accordance with the approved details.

Reason: To ensure adequate protection of the retained trees and to comply with EN1 of the ADMP.

9) Prior to the commencement of development, the following shall be submitted to and approved in writing by the Local Planning Authority.
a) A method statement for the construction of the proposed driveway, parking spaces and associated hard surfaces across the site, including details of materials to be used and including details of existing and proposed levels around the site.
b) A scheme of soft landscaping for the site, including existing planting to be retained and proposed new planting across the site
c) A scheme of hard landscaping for the site including all materials and finishes to be used in the hard surfaces across the site.

d) Details of proposed boundary treatment for the southern and western boundaries.

The development shall be carried out only in accordance with the approved details. All landscaping in accordance with the approved scheme shall be completed / planted prior to the first occupation of the development. The landscaping and tree planting shall have a five year maintenance / watering provision following planting and any existing tree shown to be retained or trees or shrubs to be planted as part of the approved landscaping scheme which are removed, die, become severely damaged or diseased within fifteen years of completion of the development shall be replaced with the same species or an approved alternative to the satisfaction of the local planning authority within the next planting season. No development shall take place other than in accordance with the approved details and shall be maintained as such thereafter.

Reason: To preserve the character and appearance of the Conservation Area and the locally listed building and to comply with policies EN1 and EN4 of the ADMP.

10) All first floor windows in the southern elevation, facing towards Belmont, shall be obscure glazed in full and fixed shut unless the opening parts of the windows are more than 1.7m above the internal floor level, and so maintained.

Reason: To protect the privacy of the neighbouring property and comply with policy EN2.

11) All external materials and finishes to be used in the construction of the development shall match the existing property.

Reason: To preserve the character and appearance of the Conservation Area and the locally listed building and to comply with policies EN1 and EN4 of the ADMP.

12) No part of the development shall be occupied until details of a privacy screen to be installed at the far southern edge of the rear first floor terrace, have been submitted to and approved in writing by the Local Planning Authority. The screen shall be no less than 1.7m in height and shall prevent overlooking towards the south. The privacy screen shall be installed in full prior to the first occupation of the flat it serves and shall be maintained at all times.

Reason: To protect the privacy of the neighbouring property and comply with policy EN2.

13) Prior to the commencement of development, details of a biodiversity enhancement scheme to promote biodiversity on the site shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and the biodiversity measures installed in full prior to the first occupation of the development.

To ensure biodiversity on the site is enhanced by the development and to comply with policy SP11 of the Core Strategy.

14) No external lighting shall be installed until such details have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out only in accordance with the approved details.

Reason: To protect neighbouring amenity and to comply with policy EN2 of the ADMP.

15) Prior to the commencement of development, details of the proposed protection measures for the heritage water pump on the southern boundary shall be submitted for approval in writing. The details shall include a plan to identify the location of the water pump, details of any proposed alteration in ground levels, details of any proposed alterations to the means of support and the method for its protection during the construction process. The development shall be carried out in accordance with the approved details and the water pump retained thereafter.

Reason: To protect this heritage asset as supported by Policy EN4 of the Sevenoaks District Council Allocation and Development Management Plan and the NPPF.

Informatives

1)   The changes to the site boundary treatments do not form part of the planning permission hereby granted. Any changes to the front boundary and position of the piers would require further planning permission.