Outline application for demolition of the New Inn Public House and erection of 13 one bedroom units and one 2 bedroom unit with all matters reserved

The Chairman announced that she would not act as Chairman for the present item as she has referred the matter to the Committee. With the agreement of the meeting she called the Vice-Chairman, Cllr. Williamson, to chair the item.

(Cllr. Williamson in the Chair)

The proposal was for outline permission, with all matters reserved, for the demolition of a public house and construction of a three storey residential building (with accommodation in the roof space) comprising of 13 one bed and 1 two bed flats. There would be no provision for on-site for parking.

Officers clarified that the triangular land to the rear, bordering No.1 St. James’s Road, was not part of the application as it was not under the ownership of the applicants.

Officers advised that the proposal would, by virtue of its scale, height and massing have a detrimental impact upon the character and appearance of the street scene and also have an overlooking impact detrimental to the privacy of the occupiers of residential properties at the rear (Nos.1, 3 and 5 St James’s Road) and 54-64 Golding Road. No legal agreement had been finalised for the provision of on-site affordable housing units.

The Committee was addressed by the following speakers:

Against the Application:       -

For the Application:              -

Parish Representative:         -

Local Member:                      Cllr. Fleming

In response to a question Officers confirmed that any amenity land on site would be limited but there was limited information at this stage as the proposal was an outline application.

It was MOVED by the acting Chairman and was duly seconded that the recommendation in the report to refuse permission be adopted.

The local Member on the Committee agreed with the concerns of the other ward representative. The lack of on-site car parking would have a detrimental impact on the neighbouring area as surrounding roads were already overcrowded, with little on-site parking for residents. Public car parks were also very busy. She felt planning policy did not adequately deal with parking requirements as public transport was limited; there was no evening bus service and there were suggestions that rail services from Bat & Ball Station could be reduced.

Several Members supported these comments. It was added that St. John’s Hill road had already become dangerous at the traffic island.

An alteration to the motion was agreed that the insufficient provision of on-site parking facilities for residents of the proposed flats would lead to additional parking onto roads in an area which already has a high level of on street parking. Members confirmed that this would be harmful to residents of the surrounding area.

Another Member stated that the four storey nature of the development was a problem. It would be out of keeping with the area.

Support was given to the provision of smaller units and possible affordable housing within Sevenoaks.

The motion was put to the vote and it was unanimously –

Resolved: That planning permission be REFUSED for the following reasons:-

The proposed development, by virtue of its scale, would have a detrimental impact upon the character and appearance of the street scene, as it would dominate the vicinity and not be in harmony with the adjoining buildings.  The proposal is therefore contrary to the provisions of Policy EN1 of the Local Plan and SP1 of the Core Strategy.

The proposal development would, by virtue of its height, scale and position of windows, have an overlooking impact that would be detrimental to the privacy of the occupiers of residential properties at the rear (Nos. 1, 3 and 5 St James’s Road) and 54-64 Golding Road. The proposal is therefore contrary to the provisions of Policy EN1 of the Local Plan and SP1 of the Core Strategy.

The insufficient provision of on-site parking facilities for residents of the proposed flats would lead to additional parking onto roads in an area which already has a high level of on street parking. This would be detrimental to the amenity of local residents in the surrounding area as it would reduce the availability of parking for them and would lead to harm to the safety of existing road users due to areas being over-parked. The proposal would therefore be contrary to policy EN1 of the Sevenoaks District Local Plan July 2008.

The applicant has failed to finalise a legal agreement providing the adequate number of on site affordable units with no provision of affordable units. The proposal is not in accordance with the Policy SP3 of the Core Strategy.