Demolition of the existing building on site, and the erection of two buildings providing 2x4 bed semi detached, and 3x3 bed terraced houses with associated parking and waste storage.

The proposal sought permission for the demolition of the existing building on site, and the erection of two buildings providing 2x4 bed semi-detached, and 3x3 bed terraced houses with associated parking and waste storage.

The application had been referred to the Development Control Committee by Councillor Fleming due to concerns about the proposal being contrary to paragraph 127 of the NPPF with regards to design and appearance and the Sevenoaks Residential Character Area Assessment.

Members’ attention was brought to the main agenda papers and the late observation sheet.

The committee was addressed by the following speakers:

Against the Application:    Robert Mankiewitz

For the Application:          Duncan Parr

Parish Representatives:    

Local Member:                  Cllr Fleming

Members asked questions of clarification from Officers. Members were advised that the “missing documents” referred to in the public comments were not required for the validation process and the plan inaccuracies related to a boundary dispute between the applicant and a neighbour. It was confirmed that the Vine Conservation Area was up to and including 28 St Botolphs Road.

It was moved by the Chairman and duly seconded that the recommendations within the report be agreed.

Discussions took place around the proposal’s relation to the conservation area and the street scene in the lower part of St Botolphs Road. It was noted that other similar developments had taken place in this area and the proposal did not appear to be overdeveloped in comparison with neighbouring properties. Some concerns regarding design were raised. Despite the small gardens planned for the site Members noted the proximity to the Vine and other parks within central Sevenoaks. It was noted that obscured windows and roof lighting had been included in the proposal to ensure acceptable light levels and the privacy of neighbouring properties.

The 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)   Prior to the commencement of development, details and samples of the external materials to be used for the development 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.

To secure a satisfactory appearance in the interests of the visual amenities and character of the locality in accordance with Policy EN1 of the Sevenoaks Allocations and Development Management Plan.

3)   The development hereby permitted shall be carried out in accordance with the following approved plans and details: FP1 rev A, FP10 rev A, FP11 rev B, FP12 rev A, FP13 rev A, FP14 rev A, FP15 rev B, FP16 rev A, FP17 rev A and FP18 rev A.

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

4)   No development shall take place until full details, of both hard and soft landscape proposals, including a schedule of landscape maintenance for a minimum period of 5 years, have been submitted to and approved in writing by the local planning authority. The approved landscape scheme (with the exception of planting, seeding and turfing) shall be implemented prior to the occupation of the development hereby approved and thereafter retained.

To ensure the provision, establishment and maintenance of an appropriate landscape scheme in the interests of the visual amenities of the locality in accordance with Policy EN1 of the Sevenoaks Allocations and Development Management Plan.

5)   The window(s) on the first and second floor of the western elevation of Block 2 and the windows on the second floor of the southern elevation of Block 1, of the development hereby permitted shall be glazed with obscure glass and permanently fixed shut, unless the parts of the window/s which can be opened are more than 1.7 metres above the floor of the room in which the window is installed and shall thereafter be permanently retained as such.

To safeguard the privacy of the occupants of adjoining properties in accordance with Policy EN2 of the Sevenoaks Allocations and Development Management Plan.

6)   All planting, seeding or turfing approved shall be carried out in the first planting and seeding season following the occupation of the development or the completion of the development, whichever is the sooner. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or diseased in the opinion of the local planning authority , shall be replaced in the next available planting season with others of similar size, species and number, unless otherwise agreed in writing by the local planning authority.

To ensure the provision, establishment and maintenance of an appropriate landscape scheme in the interests of the visual amenities of the locality in accordance with Policy EN1 of the Sevenoaks Allocations and Development Management Plan.

7)   No demolition, site clearance or building operations shall commence on site until the protective fencing and other protection measures as shown on Appendix C and Appendix G in the Arboricultural Survey and Planning Method Statement have been installed. At all times until the completion of the development, such fencing and protection measures shall be retained as approved. Within all fenced areas, soil levels shall remain unaltered and the land kept free of vehicles, plant, materials and debris.

To protect the trees on site which are to be retained in the interests of the visual amenities of the locality in accordance with Policy EN1 of the Sevenoaks Allocations and Development Management Plan.

8)   No development shall take place until details of all boundary treatment have been submitted to and approved in writing by the local planning authority. The approved scheme shall be implemented prior to the first occupation of the development or phased as agreed in writing by the local planning authority. The approved scheme shall thereafter be retained.

To secure a satisfactory appearance in the interests of the visual amenities and character of the locality in accordance with Policy EN1 of the Sevenoaks Allocations and Development Management Plan.

9)   No development shall take place until a Method Statement (detailing all aspects of construction and staging of works along the eastern and northern boundaries) and a cross sectional drawing of the site to include the retaining wall and the construction of the access has been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the agreed details.

To protect the trees on site which are to be retained in the interests of the visual amenities of the locality in accordance with Policy EN1 of the Sevenoaks Allocations and Development Management Plan.

10) No development shall take place until details of all utility routes through the site have been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the agreed details.

To protect the trees on site which are to be retained in the interests of the visual amenities of the locality in accordance with Policy EN1 of the Sevenoaks Allocations and Development Management Plan.

11) No development including any works of demolition or preparation works prior to building operations shall take place on site until a Construction Transport Plan has been submitted to and approved in writing by the local planning authority. The approved statement shall be adhered to throughout the construction period and shall include:(a) parking for vehicles of site personnel, operatives and visitors(b) loading and unloading of plant and materials(c) storage of plant and materials used in constructing the development(d) programme of works (including measures for traffic management)(e) provision of boundary security hoarding behind any visibility zones(f) wheel washing facilities(g) measures to control the emissions of dust and dirt during construction(h) a scheme for the recycling/disposing of waste resulting from demolition and construction works(i) hours of operation.

To ensure that the development does not prejudice the free flow of traffic and conditions of safety on the highway or cause inconvenience to other highway users in accordance with Policy T2 of the Sevenoaks Allocations and Development Management Plan.

12) Prior to occupation of the dwellings the ecological enhancements detailed within paragraph 5.2 of the Ecology Report (Greenlink Ecology; August 2018) must be implemented and thereafter maintained.

To preserve and enhance biodiversity and habitats in accordance with Policy SP11 of the Core Strategy.

13) The car parking spaces as shown on the approved plans shall be used solely for the benefit of the occupants of the dwelling(s) and their visitors and shall be permanently maintained for that purpose.

To ensure that the development does not prejudice highway safety or cause inconvenience to other highway users in accordance with Policy T2 of the Sevenoaks Allocations and Development Management Plan.

14) Prior to any above ground works, full details of any proposed works to the railings on the northern front boundary have been submitted to and approved in writing by the local planning authority. The approved scheme shall be implemented prior to the first occupation of the development or phased as agreed in writing by the local planning authority. The approved scheme shall thereafter be retained.

To safeguard the special architectural and historic interest of the locally listed asset in accordance with Policy EN4 of the Sevenoaks Allocations and Development Management Plan.

15) Prior to the occupation of the development communal electric vehicle charging points shall be provided within the site, sufficient to charge five vehicles at any one time.

To encourage the use of low emission vehicles in accordance with policy T3 of the Sevenoaks Allocations and Development Management Plan.

16) The proposed dwellings shall not be occupied until details of the construction of the footpath in the north eastern corner are submitted to and approved in writing by the local planning authority.  The approved scheme shall thereafter be retained.

To protect the trees on site which are to be retained in the interests of the visual amenities of the locality in accordance with Policy EN1 of the Sevenoaks Allocations and Development Management Plan.

17) Prior to the commencement of any works, notice shall be given to the local planning authority five days prior to a hand dug trench being excavated to the depth of 1 foot, along the length of the driveway, in the RPAs of the Oak (T1) and Horse Chestnut (T2) trees.  The Local Planning Authority shall inspect the trench and any appropriate mitigation measures put in place shall be formerly agreed by the Local Planning Authority in writing prior to any further works being carried out.

To protect the trees on site which are to be retained in the interests of the visual amenities of the locality in accordance with Policy EN1 of the Sevenoaks Allocations and Development Management Plan.

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.