Change of use of ground floor offices to showroom and alterations to fenestration to include a glazed opening to west/east elevation, glazed openings to south elevation, new entrance to north elevation with wheelchair ramp access and three new roof lights.

The proposal was the change of use of approximately 140m² of the existing ground floor office space to form a showroom, with the remaining floor area to be made up of circulation space, kitchen and toilet facilities. There would be alterations to the existing five windows in the southern elevation of the building fronting on to Otford High Street. The existing window openings would be replaced with full glazed openings formed of timber frames. Three rooflights were also proposed for the northern roof slope and a wheel chair access ramp at ground level to the northern elevation.

The site was a vacant 1970s building with mansard roof and lawful B1(a) office use. The site was within the designated Otford Conservation Area, an Area of Outstanding Natural Beauty and an Area of Special Advertisement Control.

Officers considered that the proposed alterations would improve the character of Darenth House and consequently enhanced this part of Otford Conservation Area. It would not impact upon neighbouring amenities to an unacceptable degree, would not create conditions that would be prejudicial to highway safety and there was adequate parking provision in place.

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

The Committee was addressed by the following speakers:

Against the Application:       David Bomphrey

For the Application:              John Blair Sparrow

Parish Representative:         Cllr. Whitehead

Local Member:                      Cllr. Ms. Lowe

Members noted concerns from the speakers about possible inconsistent application of the Conservation Area planning policies. Officers confirmed they could respond to specific concerns outside of the meeting. It was noted that the nearby Methodist Church had recently constructed an extension with full sized windows but it was added that of these only one narrow window faced onto the High Street.

(Cllr. Walshe entered the chamber)

A condition had been added in the Late Observations that lighting plans must be submitted for approval and Officers advised that the condition could provide an opportunity to limit light pollution. Officers clarified that the large windows were considered desirable as they created visual interest in urban design and an active frontage.

It was MOVED by the Chairman and was duly seconded that the recommendation in the report, as amended by the Late Observations Sheet, to grant permission subject to conditions be adopted.

Members felt it important to bring the building back into use and as it was important to support the trade in the High Street. A building in use would contribute positively to the Conservation Area. The Conservation Officer had not objected to the proposals. The features proposed added character to the Conservation Area.

Some concern was raised that the alterations, particularly to the fenestration, did not bring an architectural benefit and did not respect the Conservation Area. The large fenestration would be opposite and only 12m from residential properties. The area was sensitive to any light spillage from the site.

The motion was put to the vote and there voted –

8 votes in favour of the motion

4 votes against the motion

Resolved: That planning permission be GRANTED subject to the following 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)         No development shall be carried out on the land until all door and window details, at a scale of not less than 1:20 have been submitted to and approved in writing by the Council. The development shall be carried out in accordance with the approved details.

To ensure that the appearance of the development is in harmony with the existing character of the building and surrounding area as supported by Policy EN1 of the Sevenoaks District Local Plan.

3)         The ground floor of the premises shall be used for a showroom only and only to be occupied by the applicant.  The ground floor of the premises hereby permitted shall not be used for any other purposes in the Schedule to the Town and Country Planning (Use Classes) Order 1987, (or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order).

In order that any other proposal for the use of the premises can be considered on its individual merits having regard to the impact of any additional traffic generation and the amenity of residents and the area as supported by Policy EN1 of the Sevenoaks District Local Plan.

4)         The use hereby permitted shall only be carried on between the hours of 0730hrs and 1730hrs Monday to Saturday and not on Sundays and Bank/Public Holidays.

To safeguard the amenity of the area as supported by Policy EN1 of the Sevenoaks District Local Plan.

5)         Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, no development shall be carried out within Classes F, G, J  Part 3  of Schedule 2 of that Order (or any Order revoking and re-enacting that Order), without prior approval of the Local Planning Authority.

To safeguard the amenity of the area as supported by Policy EN1 of the Sevenoaks District Local Plan.

6)         The development hereby permitted shall be carried out in accordance with the following approved plans: 1 unnumbered 1:1250 location plan and dwg no: DHA/9802/03/A

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

7)         No development shall take place until details of any external lighting and any details of any internal lighting to be used outside the opening hours of the site have been submitted to, and approved in writing by, the Local Planning Authority. This information shall include a layout plan with beam orientation, a schedule of equipment in the design (luminaire type; mounting height; aiming angles and luminaire profiles, isolux diagrams) and a written assessment of the impact of such a scheme.  The approved scheme shall be carried out in accordance with the approved details and maintained thereafter and no further lighting shall be introduced into the site without the prior approval of the local planning authority.

Reason:  To control and minimise the impact of light pollution in the locality, in accordance with Policy EN1 of the Local Plan.