The proposal sought permission to demolish the existing building at 18-19 The Row, Main Road. In its place would be erected a two storey building fronting Main Road, containing one 2-bed dwelling and two 1-bed flats. A further 1-bed unit would be provided to the rear, attached to the back of the proposed dwelling. Three parking spaces would be provided to the side of the development.

The existing building was a two storey structure with single storey additions to the side and rear. It consisted of a ground floor shop with a flat above. The Case Officer believed the shop had been vacant for approximately two years. The site was located within the built confines of Edenbridge within a primarily residential area.

The report advised that the development would be unlikely to generate additional levels of traffic or parking requirements when compared to the existing lawful use of the site. The development would also not have an unacceptable impact on the residential amenities of nearby dwellings and the scale, location and design of the development would respect the context of the site and safeguard the visual amenities of the locality.

Members’ attention was drawn to the tabled Late Observations sheet.

The Committee was addressed by the following speakers:

Against the Application:       -

For the Application:              -

Parish Representative:         -

Local Member:                      Cllrs. Mrs. Davison and Scholey

The Local Member, who did not sit on the Committee, was asked why she believed the shop may have closed. She advised that it had lacked investment, had not been in consistent ownership and had suffered when the sub-post office was removed. The Case Officer explained that evidence of business viability had not been requested because of the lack of a policy objection. Several Members voiced concern at the loss of the shop but it was noted, though regrettable, many local shops were closing and there may be no planning reasons for protecting the shop.

It was MOVED by the Chairman and was duly seconded that the recommendation in the report, as amended by the Late Observations Sheet, to grant permission subject to conditions be adopted.

Some concern was raised about the scale of the development and that 4 dwellings would be too many for the site. Most significant was the consequential effect on vehicular access to the site and space to turn on the site. It was suggested that vehicles would be unable to turn in the space provided on site and so would need either to reverse into or out of the site onto a main road. This would be dangerous given existing obstructions to sight lines including the walls and parked cars.

The motion was put to the vote and there voted –

5 votes in favour of the motion

9 votes against the motion

The Chairman declared the motion to be LOST.

It was MOVED and was duly seconded:

“That planning permission be REFUSED for the following reason:

The proposal, if permitted, would represent an overdevelopment of the site with insufficient space to provide suitable parking, turning and manoeuvring space for vehicles to park within the site and to enter and exit the site in forward gear. These unsatisfactory conditions would be likely to result in vehicles associated with the development parking on Main Road, which is already heavily parked. Furthermore, the lack of turning space would result in the need for vehicles to manoeuvre onto or off the highway in reverse gear, in close proximity to parked cars, which would reduce the amount of visibility for the moving vehicles. The proposal is therefore considered to be detrimental to highway safety and contrary to Policy EN1 of the Sevenoaks District Local Plan.”

The motion was put to the vote and there voted –

10 votes in favour of the motion

1 votes against the motion

Resolved: That planning permission be REFUSED for the following reason:

The proposal, if permitted, would represent an overdevelopment of the site with insufficient space to provide suitable parking, turning and manoeuvring space for vehicles to park within the site and to enter and exit the site in forward gear. These unsatisfactory conditions would be likely to result in vehicles associated with the development parking on Main Road, which is already heavily parked. Furthermore, the lack of turning space would result in the need for vehicles to manoeuvre onto or off the highway in reverse gear, in close proximity to parked cars, which would reduce the amount of visibility for the moving vehicles. The proposal is therefore considered to be detrimental to highway safety and contrary to Policy EN1 of the Sevenoaks District Local Plan.