Construction of new roof

The proposal was to alter the roof form to a new crown roof that would extend across the full depth of the building. The height of the property would be raised from 4.89 metres to 5.49 metres.

The site consisted of a detached bungalow within the Metropolitan Green Belt.

The report advised that as the proposed new roof could accommodate additional habitable floor space, the proposal was to be considered inappropriate development in the Green Belt; existing extensions had already added more than 50% to the original floorspace. The scale, bulk and massing were detrimental to the character and appearance of existing and neighbouring buildings and was incongruous and harmful to the street scene.

Members’ attention was drawn to the tabled Late Observations sheet.

The Committee was addressed by the following speakers:

Against the Application:       -

For the Application:              Mark Batchelor

Parish Representative:         -

Local Member:                      Cllr. Miss Stack

In response to a question Officers confirmed that the level of the road dropped down southwards and so an increase in height of the present property could appear worse when compared to those further down the slope.

It was noted the applicants had proposed a condition that alterations to the roof, usually considered Permitted Development, be restricted. Officers advised that such a condition may not suffice and it would depend on the reason given for those conditions.

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

The Committee agreed that the existing roof appeared to be in disrepair. However the proposal was significantly larger than the existing roof, resulting in a considerable change in the streetscene because of the increase in bulk. The new roof would be contrary to Green Belt policy and would harm the openness of the area.

Some Members felt the proposed roof to be tidier than the existing roof and that it did not have a significant impact on the Green Belt. The streetscene was already varied.

The motion was put to the vote and there voted –

6 votes in favour of the motion

3 votes against the motion

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

The land lies within the Green Belt where strict policies of restraint apply. The proposal would be inappropriate development harmful to the maintenance of the character of the Green belt and to its openness contrary to policy H14A of the Sevenoaks Local Plan, LO8 of the Core Strategy and the National Planning Policy Framework.

The proposed development, by reason of its, scale, bulk and massing would represent a disproportionate addition to the building which would fail to respect the character and appearance of the existing and neighbouring dwellings to the detriment of their design character and appearance and would therefore represent an incongruous addition which would be harmful when viewed within the context of the street scene of Greenlands Road and which would fail to maintain the present open appearance of the site to the detriment of the character and appearance of Green Belt.  As such the proposal would be contrary to policies EN1and H6B of the Sevenoaks Local Plan, SP1 and LO8 of the Core Strategy, the Councils Residential Extensions Supplementary Planning Document 2009 and the National Planning Policy Framework.