Conversion of two outbuildings to provide two residential units with parking and associated works.

The proposal sought planning permission for the conversion of two outbuildings to provide two residential units with parking and associated works.

The application had been referred to the Committee by Councillor Williamson so that the impact of the proposals on the openness of the Green Belt could be considered by Members.

Members’ attention was brought to the main agenda papers.

The Committee was addressed by the following speakers:

Members asked questions of clarification from the speakers and officer.

It was moved by the Chairman that the recommendation as set out within the report with an amended condition 6 to include reference indigenous species, be agreed.

Members discussed the application.

The motion was put to the vote and it was

Resolved:  That planning permission be granted subject to 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)   The development shall be carried out in accordance with approved drawings and details: Site location plan to the scale of 1:2500 (drawing no. 4906-PD2-01); Existing plans, elevations and section of Building 1 (drawing no. 4906-PD2-03); Existing plans, elevations and section of Building 2 (drawing no. 4906-PD2- 04); Existing site plan with approved scheme (drawing no. EX01 Rev A); Proposed site plan (drawing no. SP01 Rev D); Proposed ground floor and lower ground floor plan- Building 1 (drawing no. 02 B1 rev B); Proposed ground floor plan- Building 2 (drawing no. 02 B2 Rev D); Coloured elevation - Building 1 (drawing no. 04a B1); Coloured elevation - Building 2 (drawing no. 04a B2); Proposed elevations - Building 1 (drawing no. 04 B1 Rev D); Proposed elevations - Building 2 (drawing no. 04 B2 Rev F); Proposed outline sections - Building 1 (drawing no. 05 B1 Rev C); Proposed outline sections - Building 2 (drawing no. 05 B2 Rev B); Layout and elevations - Atcost building (drawing no. EX02); Proposed car port floor plans and elevations (drawing no. G01); Proposed floor plans and elevations - Building 1 (drawing no. X01 B1 Rev D); Proposed floor plans and elevations- Building 2 (drawing no. X02 B2 Rev G); Proposed elevations comparison - Building 1 (drawing no. X03 B1 Rev C); Proposed elevations comparison - Building 2 (drawing no. X04 B2 Rev C);   Howard Sharp & Partners - Planning, Design and Access Statement. TSC Designs Ltd dated August 2019, an addendum report from TSC Designs Ltd dated April 2020.  Supplemental structural engineers report from Structural Solutions Management Ltd dated 8th July 2021.  Traffic Impact Statement  Preliminary ecology assessment and bat survey from KB Ecology.  Phase 1 Contaminated Land Assessment from Lustre Consulting.  Photographs of the Atcost building. 

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

3)    Before the commencement of the development hereby approved (including demolition), a Phase 2 contaminated land investigation, including a remediation methodology (if necessary) shall be submitted to and approved by the local planning authority. If during any works contamination is encountered which has not previously been identified then the additional contamination shall be fully assessed and an appropriate remediation scheme agreed with the local planning authority. The details shall be implemented as approved. In the event that remedial work is required, none of the dwellings hereby approved shall be occupied until a verification report has been submitted to the Local Planning Authority for approval in writing to show the buildings are fit for habitation.

To protect the health of future occupiers of the site from any possible effects of contaminated land, in accordance with policy EN2 of the Council's Allocations and Development Management Plan.

4)    Prior to the commencement of the development (including demolition work), a scheme for the control of noise, vibration and dust shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall comply with guidance found in BS5228-1:2009 (as amended) and BS5228-2:2009 (as amended) Noise and Vibration Control on Construction and Open Sites; and the Control of Dust from Construction Sites (BRE DTi Feb 2003). Upon commencement of the development (including demolition), work shall be carried out in accordance with the approved scheme. To include working times of 08:00 - 18:00 (Monday Friday) and 08:00 - 13:00 (Saturday). With no working on Sundays or Public Holidays.

In the interests of protecting the amenity of adjoining/nearby residential properties as supported by policy EN2 of the Council's Allocations and Development Management Plan.

5)    The proposals shall not be carried out other than in accordance with the materials specified on the plans and details contained within the Planning, Design and Access Statement hereby approved.

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

6)     Prior to occupation of any of the approved dwellings full details of the hard and soft landscaping, means of enclosure and refuse enclosures shall be submitted to and approved in writing by the Council.  Those details shall include:-      

-    Details of all hardsurface materials;

-     Planting plans, (identifying existing planting, plants to be retained and new planting, including any replacement hedging adjacent to the visibility splays);

-     Written specifications, (including cultivation and other operations associated with plant and grass establishment);

-     Schedules of new plants, (noting species, size of stock at time of planting and proposed number/densities where appropriate, to specifically include details of indigenous hedgerow planting),

-     all means of boundary treatment and other means of enclosure within the site, and;

-     A programme of implementation.

Unless otherwise agreed in writing by the Local Planning Authority prior to commencement of construction as part of the programme of implementation, all planting, seeding and turfing comprising the approved details of landscaping shall be carried out in the first planting and seeding season following first occupation of any of the approved buildings. The means of enclosure and refuse storage shall be implemented in accordance with the approved details prior to first occupation of any of the approved buildings.

If within a period of 5 years from first occupation of the dwellings any of the trees or plants that form part of the approved details of soft landscaping die, are removed or become seriously damaged or diseased then they shall be replaced in the next planting season with others of a similar size and species.

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

7)        The dwellings hereby approved shall not be occupied until the sightline improvements have been carried out as indicated on drawing SP01 Rev D and anything which obstructs visibility at any height greater than 0.5m above the surface of the adjoining carriageway has been removed. Thereafter the visibility splays shall be maintained free from obstruction at all times.

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

8)        No external lighting shall be installed on the site or affixed to any buildings on the site other than in accordance with a lighting design plan for biodiversity shall have been submitted to, and approved in writing by, the local planning authority. The plan shall show where external lighting will be installed so that it can be clearly demonstrated that areas to be lit will not disturb bat activity. No external lighting shall be installed other than in accordance with the specifications and locations set out in the plan and shall maintained thereafter in accordance with the plan.

In the interests of the impact on protected species as supported by Policy SP11 of the Council's Core Strategy.

 9)    From the commencement of works (including site clearance), all precautionary mitigation measures and/or works for reptiles will be carried out in accordance with the details contained in section 4.4 of the Preliminary Ecological Appraisal and Bat Survey (KB Ecology October 2019).

In the interests of the impact on protected species as supported by Policy SP11 of the Council's Core Strategy.

10)  Within six months of works commencing, details of how the development will enhance biodiversity will be submitted to, and approved in writing by, the Local Planning Authority. This will include recommendations in section 4.10 of the Preliminary Ecological Appraisal and Bat Survey (KB Ecology October 2019). The approved details will be implemented prior to first occupation of the dwellings and thereafter retained.

In the interests of the ecology of the site as supported by Policy SP11 of the Council's Core Strategy.

11)  The curtilage to each dwelling shall be as indicated on Proposed Site Plan no.: SP01 Rev D hereby approved.

To prevent inappropriate development within the Green Belt and encroachment into the countryside as supported by policy GB7 of the Council's Allocations and Development Management Plan.

12) Prior to occupation of the dwelling, details for the provision of facilities for the safe charging of electric vehicles shall be submitted to and approved in writing by the local planning authority. The facilities shall be installed in accordance with the details so approved, within 3 months of the approval and be retained, maintained thereafter and be available for use at all times.

In the interests of sustainable development and reducing emissions as supported by policy T3 of the Council's Allocations and Development Management Plan.

13) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any Order revoking or re-enacting or amending those Orders with or without modification), planning permission shall be required in respect of development falling within Schedule 2, Part 1, Classes A, AA, B, D, or E of that Order.

To prevent inappropriate development within the Green Belt as supported by Government advice in the form of the National Planning Policy Framework.

14) With regard to the buildings identified on the Proposed Site Plan SP01 Rev D numbered 4, 5, 6, 7 and 8, notwithstanding the provisions of the Town and Country Planning (General Permitted Development)(England) Order 2015 (or any Order revoking or re-enacting those Orders with or without modification), planning permission shall be required in respect of development falling within Schedule 2, Part 3, Classes Q, R or S (change of use of agricultural buildings) of that Order.

So that the potential impact of any other use of the adjoining buildings in conjunction with the use hereby approved may be considered in terms of the cumulative impact on the Green Belt as supported by policy GB7 of the Council's Allocations and Development Management Plan.

15)Prior to occupation of any of the dwellings hereby approved the Atcost barn indicated for removal on drawing SP1 Rev D shall be demolished with all resultant materials removed from site.

To prevent inappropriate development within the Green Belt as supported by Government advice in the form of the National Planning Policy Framework.