Demolish existing garage and replace with new dwelling. As amended by plans received 29.08.13 and 10.10.13.

The proposal  sought approval for the demolition of an existing detached garage building and the erection of a one and a half-storey detached L-shaped dwelling. The main part of the house would face onto Park Lane with a large projection abutting the boundary with Holly Bush Lane.

The site comprised an end of terrace development with the curtilage land tapering to the south. The site was bounded along the eastern boundary by a brick wall, was open to access to the south and was bounded by a mixture of wall and hedging along the north and western boundaries. The site was in the urban confines of Sevenoaks near to the town centre, in the Vine Conservation Area and adjacent to a Grade II Listed Building.

Officers considered that the proposal represented sustainable development that would be acceptable in principle, it would preserve the significance of the conservation area and the nearby listed buildings and would preserve the character and appearance of the street scene and neighbouring amenity.

Members’ attention was drawn to the tabled Late Observations sheet. It was noted that a Members’ Site Inspection had been held for this application.

The Committee was addressed by the following speakers:

Against the Application:       Mr. Walter

For the Application:              Mr. Bowes

Parish Representative:         Cllr. Mrs. Walshe

Local Member:                      Cllr. Mrs. Purves

In response to a question Officers confirmed that the development would be against the boundary to the east, 0.2m from western boundary and would be approximately 28m to numbers 2 and 4 Park Lane.

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

Members expressed sympathy with the applicant who sought to move family into the new development.

Members noted the development would be too cramped and this would affect the openness of the Conservation Area. It would be an infill. Although the top half of the building looked Victorian in design, the bottom did not. It was near to a number of listed buildings. The building would be out of keeping with the area and would fail to preserve or enhance the Conservation Area.

Members felt the new development would lack sufficient amenity space. It was also suggested that the existing dwelling would lack amenity space, if this were constructed, once the extant permission for a new access had been effected.

The motion was put to the vote and there voted –

6 votes in favour of the motion

6 votes against the motion

In accordance with paragraph 24.2 of Part 2 in the Council’s Constitution, the Chairman used his casting vote against the motion and so it was lost.

It was proposed by the Chairman and duly seconded that the application be refused on ground that the application failed to preserve and enhance the Conservation Area and that the new development would fail to provide adequate residential amenity space. It was put to the vote and –

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

1.             The proposal would neither preserve nor enhance the character and appearance of the conservation area and would harm the character and appearance of the street scene. This is because of the cramped nature of the development and the proposed design of the new dwelling, neither of which reflects the character of the area. This conflicts with policy SP1 of the Sevenoaks District Core Strategy, policies EN1 and EN23 of the Sevenoaks District Local Plan and the National Planning Policy Framework.

2.             The proposal would create an undesirable form of development. It would harm the residential amenities enjoyed by the future occupants of the new dwelling because of the cramped form of development and the inadequate residential amenity space for the dwelling. This conflicts with policy EN1 of the Sevenoaks District Local Plan and the National Planning Policy Framework.