Erection of a bungalow on an infill plot with dormers on the rear elevation and velux windows on the front elevation to accommodate rooms in the roof. Alterations to windows.

The proposal sought planning permission for the erection of a bungalow on an infill plot with dormers on the rear elevation and velux windows on the front elevation to accommodate rooms in the roof. Alterations to windows.

The application had been referred to the Committee by Cllr McGarvey and Cllr Carroll due to the impact on the Area of Outstanding Natural Beauty, the Metropolitan Green Belt, the impact on the character of the area, impact on the residential amenity of neighbouring properties and the disregard to the previously approved scheme.

Members’ attention was brought to the main agenda papers, late observation sheet and supplementary Agenda which did not amend the recommendation.

The Committee was addressed by the following speakers:

Members asked questions of clarification from the speakers and officer. Questions focused on the bulk and scale of the proposal. The Development Manager advised that the original application had been approved which was a significant material consideration. The proposals differed from the previously approved scheme through the insertion of three rooflights in the front elevation, two dormers in the rear elevation and the alteration to rear/side bi-fold doors. Therefore, these aspects of the scheme were elements most relevant for Members consideration. The Development Manager also advised that Permitted Development rights had been removed during the original application but this did not prevent planning permission from being requested.

The Chairman moved from the Chair that the recommendations within the report, be agreed.

Members discussed the bulk and scale of the proposals and some Members expressed concern. Members also discussed the retrospective nature of the proposal. It was further debated, whether the application made best use of available space.

The Development Manager advised that the only significant difference in the proposals from the original application in terms of bulk and scale was the addition of the rear dormers.

The Chairman moved from the Chair that an additional condition be added to prevent light spillage from the bi-folding doors and windows on the South East corner of the dwelling.

Members discussed the amendment.

The amendment was put to the vote and it was agreed.

Debate continued on the substantive motion.

The motion was put to the vote and it was

Resolved:  That planning permission be granted subject to the following conditions:

1)        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 to the new dwelling hereby approved falling within Schedule 2, Part 1, Classes A, AA, B, C, D and E, of that Order.

To ensure that development within the permitted Classes in question is not carried out in such a way as to prejudice the appearance of the proposed development or the amenities of future occupants of the development or the occupiers of adjoining property in accordance with Policies EN1, EN5 and EN2 of the Sevenoaks Allocations and Development Management Plan.

2)        The development hereby permitted shall be carried out in accordance with the following approved plans and details: 001, 003A, 004, 006B, 101A.

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

3)        Unless the Local Planning Authority agree in writing to any variation prior to implementation of these details, the proposed landscaping and boundary treatment shall be carried out in accordance with the details approved under application number 21/02735/DETAIL dated 30 November 2021.

In the interests of the visual amenities of the locality and amenities of the neighbouring occupiers in accordance with Policy EN1 and EN2 of the Sevenoaks Allocations and Development Management Plan.

4)        Within two months of the grant of permission, details of ecological enhancements shall be submitted and approved in writing by the Local Planning Authority. This shall include recommendations in 6.2 of the ecological appraisal (Kate Baldock May 2020) submitted with the approved scheme 20/03576/FUL. The approved details will be implemented within three months of approval and thereafter retained.

To promote biodiversity on the application site, as supported by Policy SP11 of the Sevenoaks Core Strategy.

5)        Prior to first occupation of the dwelling details of an electric vehicle charging point, including details of the location and specification of the unit, 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 prior to first occupation of the dwelling and retained on site at all times.

To promote sustainable development as supported by Policy T3 of the Sevenoaks Allocations and Development Management Plan.

6)        The bathroom window located on the North West (side) elevation of the new building shall be obscured glazed and fixed shut below 1.7m at all times.

To protect the residential amenity of neighbouring properties as supported by Policy EN2 of the Sevenoaks Allocations and Development Management Plan

7)        Prior to first occupation of the dwelling, the parking spaces indicated on plan number 101A shall be made available for use and shall thereafter be retained on site at all times.

To support highway safety as supported by Policy T2 of the Sevenoaks Allocations and Development Management Plan.

8)        Prior to first occupation details of the measures to restrict the light spillage from the bi-folding doors and windows on the Southeast corner of the dwelling have been submitted to and approved in writing by the local planning authority. The approved scheme shall be implemented within two months of the date of the approved scheme and retained thereafter.

To minimise light spillage within the Area of Outstanding Natural Beauty pursuant to policy EN5 of the Sevenoaks Allocations and Development management plan.

Informatives

1)    The applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended it is an offence to remove, damage or destroy the nest of any wild bird while that nest is in use or being built. Planning consent for a development does not provide a defence against prosecution under this act. Trees and scrub are present on the application site and are assumed to contain nesting birds between 1st March and 31st August unless a recent survey has been undertaken by a competent ecologist and has shown that nesting birds are not present.

2)    A groundwater risk management permit from Thames Water will be required for discharging ground water into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. We would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer. Permit enquires should be directed to Thames Water Risk Management Team by telephoning 02035779483 or by emailing trade.effluent:thameswater.co.uk. Application forms should be completed on line via www.thameswater.co.uk. Please refer to the Wholesale, Business customers, and groundwater discharges section. With regard to surface water drainage, Thames Water would advise that if the developer follows the sequential approach to the disposal of surface water we would have no objection. Where the developer proposed to discharge to a public sewer, prior to approval from Thames Water Developer Services will be required. Should you require further information please refer to our website.

3)    The applicant is advised of Kent Fire and Rescue advice that the access routes, hardstanding and turning facilities should comply with the requirements of approved document B volume 1:2019, table 13 of the Kent Fire and Rescue Services.

(Having made a declaration of predetermination, Cllr McGarvey did not take part in the debate or on voting thereon.)

The meeting was adjourned for a brief comfort break for the convenience of Members and Officers at 7:55pm. The meeting reconvened at 8:00pm.