Demolition of existing barn and erection of one 1-bed dwelling house.

The proposal sought planning permission for demolition of the existing barn and erection of a one 1-bed dwelling house.  The application had been referred to Development Control Committee on the grounds of harm to the landscape of the Area of Outstanding Natural beauty and the Green Belt.

Members’ attention was brought to the main agenda papers and late observation sheet.  The Planning Officer advised Members of an additional condition 11:

‘Prior to the installation of the glazing, full details of the type of glazing to be installed to prevent light spillage should 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 once implemented the approved details shall thereafter be retained as approved’.

Reason: In the interests of the dark skies of the Area of Outstanding Natural Beauty in accordance with policy EN5 of the Sevenoaks District Council Allocation and Development Management Plan.’

The Committee was addressed by the following speakers:

Against the Application:   -

For the Application:          Tom Cole

Parish Representative:      -

Local Member:                 Cllr Thornton

Members asked questions of clarification from the speakers and officers, including concern for driveway lighting and drainage, and light pollution in the AONB.

Members debated the application, in particular the design and character/modern appearance and whether it was in keeping with the surrounding area.

The Chairman moved that the recommendations within the report including the additional condition 11, be agreed subject to delegated authority being granted to the Chief Planning & Regulatory Officer to draft additional conditioning for external lighting details, glazing details (to prevent excessive light spillage from windows of new dwelling), ecology enhancements details and surface water drainage details for driveway and soakaways.

Resolved: That planning permission be granted subject to

a)    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 reaching slab level details of the proposed external materials and green roof shall be submitted to and approved in writing by the local planning authority. The development shall be constructed 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 Allocations and Development Management Plan.

3) the development hereby permitted shall be carried out in accordance with the following approved plans and details: PL100, EX099, PL202, PL101, PL201, PL200.

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

4) notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order amending, revoking and re-enacting that Order) no enlargement, improvement or other alteration permitted by Class A, D or E of Part 1 of Schedule 2 or Class A of part 2 of Schedule 2 of the 2015 Order (as amended), shall be carried out or made to the dwelling without the grant of a further planning permission by the local planning authority.

    To ensure any future development on the site maintains the character of the area and protects neighbouring amenity in accordance with Policy EN1 and EN2 of the Sevenoaks Allocations and Development Management Plan.

5) prior to the occupation of the dwelling full details of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority.  Those details shall include:-planting plans (identifying existing planting and trees, plants and trees to be retained and new planting and trees), -written specifications (including cultivation and other operations associated with tree, plant and grass establishment), -schedules of new plants and trees (noting species, size of stock at time of planting and proposed number/densities where appropriate), - Details of any means of enclosure, and -a programme of implementation. If any part of the approved landscaping scheme is removed, dies, becomes severely damaged or diseased within five 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. The works shall be carried out in accordance with the approved details.

    To enhance the visual appearance of the area as supported by EN1 and EN5 of the Sevenoaks Allocations and Development Management Plan.

6) before the use or occupation of the development hereby permitted, the car parking area shall include two parking spaces at  a scale of no less than 2.5x5m, which shall be provided and shall be kept available for the parking of cars at all times.

    In the interest of highway safety.

7) prior to the implementation of any visibility splays  details of the landscaping (trees) to be retained, removed, and replaced along the proposed visibility splays shall be submitted and approved in writing by the local planning authority. These details shall include: - Tree protection measures, - Replacement trees including species, size, and a programme of implementation, - Root protection measures for retained trees. The works shall be carried out in accordance with the approved details.

    To conserve the visual appearance of the area as supported by EN5 and EN1 of the Sevenoaks Allocations and Development Management Plan.

8) prior to the occupation of the new dwelling hereby permitted details for the provision of an electric vehicle charging point shall be submitted to and approved in writing by the Local Planning Authority. The electric vehicle charging point shall be installed in accordance with the details so approved prior to the first occupation of the new dwelling hereby approved.

    In order to mitigate and adapt to climate change in accordance with policies EN1 and T3 of the Sevenoaks Allocations and Development Management Plan.

9) no development shall be carried out above DCP level of the hereby approved dwelling and extension until a visibility splay of 2m x 43m has been provided on each side of the access, the depth measured from the back of the footway (or verge) and the widths outwards from the edges of the access.  No fence, wall or other obstruction to visibility above 0.9m in height above ground level shall be erected within the area of such splays.

    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.

10)prior to the commencement of the development details of the existing and proposed land levels shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved land levels.

    To prevent inappropriate development in the Green Belt as supported by the National Planning Policy Framework of the Sevenoaks Allocations and Development Management Plan.

11) prior to the installation of the glazing, full details of the type of glazing to be installed to prevent light spillage should 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 once implemented the approved details shall thereafter be retained as approved.

    In the interests of the dark skies of the Area of Outstanding Natural Beauty in accordance with policy EN5 of the Sevenoaks District Council Allocation and Development Management Plan.

b)   delegated authority being granted to the Chief Planning & Regulatory Officer to draft additional conditioning for external lighting details, glazing details (to prevent excessive light spillage from windows of new dwelling), ecology enhancements details and surface water drainage details for driveway and soakaways.