Demolition of existing house and erection of new replacement dwelling.

The application was for permission for the demolition of an existing house and the erection of new replacement dwelling. At its meeting on 5 March 2014 the Committee had agreed to approve the development in principle, subject to agreeing the wording of conditions with local ward members. The conditions had been referred back to the Committee for determination.

Members’ attention was brought to the late observations sheet which proposed changes to condition 6 and informative 2 of the recommendation.

Resolved: The list of conditions proposed by officers which is as follows be agreed and the application be approved subject to these conditions:

1)         The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason:  In pursuance of section 91 of the Town and Country Planning Act 1990.

2)         No development shall be carried out on the land until samples of the materials to be used in the construction of the external surfaces of the dwelling including the balcony hereby permitted have been submitted to and approved in writing by the Council. The development shall be carried out using the approved materials.

Reason:  To ensure that the appearance of the development enhances the character and appearance of the dwelling as supported by Policy EN1 of the Sevenoaks District Local Plan.

3)         No building, enclosure or swimming pool, other than those shown on the approved plans, shall be erected within the curtilage of the dwelling hereby approved, despite the provisions of any Development Order.

Reason:  To ensure that any such proposal is considered on its merits having regard to the openness of the Green Belt, the character of the landscape and the principle of this development, that was approved based on very special circumstances as inappropriate development in the Green Belt.

4)         No extension or external alterations shall be carried out to the dwelling hereby approved, despite the provisions of any Development Order.

Reason:  To ensure that any such proposal is considered on its merits having regard to the openness of the Green Belt, the character of the landscape and the principle of this development, that was approved based on very special circumstances as inappropriate development in the Green Belt.

5)         No development shall take place until details of the: existing levels of the land; any proposed slab and finished floor levels and any changes in levels have been submitted for approval.  The development shall be carried out in accordance with the approved details.

Reason:  To maintain the visual appearance of the area as supported by EN1 of the Sevenoaks District Local Plan.

6)         No development shall be carried out on the land until a scheme of soft landscaping has been submitted to and approved in writing by the Council.  Those details shall include:-planting plans (identifying new planting);-a schedule of new plants (noting species, size of stock at time of planting and proposed number/densities); and-a programme of implementation and maintenance. In addition the scheme shall include indications of all existing trees and hedgerows on the land and measures for their protection throughout the course of the development. No existing tree or hedgerow shall be cut down, uprooted or destroyed, nor shall any existing tree or hedgerow be topped or lopped without the prior written approval of the Local Planning Authority. The soft landscape works shall be carried out in accordance with the approved details prior to the occupation of the dwelling or in accordance with a programme of implementation agreed in writing with the Local Planning Authority.

Reason: To maintain the visual amenity of the area as supported by policy EN1 of the Sevenoaks District Local Plan, LO8 of the Sevenoaks Core Strategy and the National Planning Policy Framework.

7)         If within a period of five years from the completion of the development, any of the trees or plants that form part of the approved details of soft landscaping die, are removed or become seriously damaged or diseased then they shall be replaced in the next planting season with others of similar size and species.

Reason:  To maintain the visual amenity of the area as supported by policies EN1of the Sevenoaks District Local Plan.

8)         No development shall be carried out until a scheme of hard landscaping (which includes surfacing details), has been submitted to and approved in writing by the Council. The development shall be carried out in accordance with the approved details. The hard landscape works shall be carried out before the first dwelling is occupied or in accordance with a programme of implementation agreed in writing with the Council.  The landscape works shall be carried out in accordance with the approved details.

Reason:  To maintain the visual amenity of the area as supported by policies EN1of the Sevenoaks District Local Plan.

9)         Notwithstanding the information on the plans, no development shall be carried out until full details of all existing and proposed means of enclosure have been submitted to and approved in writing by the Local Planning Authority. These details shall include a plan indicating the positions, design and materials of all means of enclosure and a timetable for implementation. The development shall be carried out in accordance with the approved details.

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

10)       Before occupation of the dwelling hereby approved the existing buildings shown for removal on the approved plan no. P07 shall be demolished and all materials arising there from shall be removed from the site.

Reason:  In the interests of residential and visual amenities of the area and the open character of the Green Belt in accordance with Policy EN1 of the Sevenoaks District Local Plan, LO8 of the Sevenoaks Core Strategy and the advice and guidance in the NPPF.

11)       The works required for the development authorised by this permission shall only be carried out in accordance with the details of the Kent Wildlife Trust Management Plan dated June 2011 (The Management Plan).

Reason:  In the interests of nature conservation as supported by Policy EN17B of the Sevenoaks District Local Plan.

12)       No development shall commence until details have been submitted of a monitoring scheme for the Kent Wildlife Trust Management Plan dated May 2011 (the Management Plan). This monitoring scheme shall include details of routine monitoring scheme shall include details of routine monitoring of key indicators of success and details of how management of the site will be amended due to the monitoring results. The Management Plan shall be monitored in accordance with the approved details.

Reason:  In the interests of nature conservation as supported by Policy EN17B of the Sevenoaks District Local Plan.

13)       No development shall commence, until a strategy for biodiversity enhancement, has been submitted to and approved in writing by the Local Planning Authority together with a timetable for implementation and maintenance. The development shall be carried out and maintained in accordance with the approved details.

Reason:  In the interests of nature conservation as supported by Policy EN17B of the Sevenoaks District Local Plan.

14)       The development shall achieve a Code for Sustainable homes minimum rating of level 3. Evidence shall be provided to the Local Authority:

i)                    Prior to the commencement of development, of how it is intended the development will achieve a Code for Sustainable Homes Design Certificate minimum level 3 or alternative as agreed in writing by the Local Planning Authority; and

ii)                  Prior to the occupation of the development, that the development has achieved a Code for Sustainable Homes post construction certificate minimum level 3 or alternative as agreed in writing by the Local Planning Authority.

Reason:  In the interests of environmental sustainability and reducing the risk of climate change as supported in Planning Policy Statement 1, policies CC2 & CC4 of the South East Regional Plan and the advice and guidance in the NPPF.

15)       The development hereby permitted shall be carried out in accordance with the following approved plans 100 A, P01, P02 A, P03 B, P04/1 C and P04/2 C, P07 D and P07 received 29^th November 2013

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

16)       No development shall commence until a scheme of lighting has been submitted to and approved in writing by the Local Planning Authority. The lighting details shall be in accordance with the following details:-

a) Low-pressure sodium lamps or high-pressure sodium must be used instead of mercury OR metal halide lamps where glass glazing is preferred due to its UV filtration characteristics.

b) Lighting must be directed to where it is needed and light spillage avoided. Hoods must be used on each light to direct the light and reduce spillage.

c) The times during which the lighting is on must be limited to provide some dark periods. If the light is fitted with a timer this must be adjusted to the minimum to reduce the amount of 'lit time'.

d) Lamps of greater than 2000 lumens (150 W) must not be used.

e) Movement sensors must be used. They must be well installed and well aimed to reduce the amount of time a light is on each night.

f) The light must be aimed to illuminate only the immediate area required by using as sharp a downward angle as possible. This lit area must avoid being directed at, or close to, any bats' roost access points or flight paths from the roost. A shield or hood can be used to control or restrict the area to be lit. Avoid illuminating at a wider angle as this will be more disturbing to foraging and commuting bats as well as people and other wildlife.

g) The lights on any upper levels must be directed downwards to avoid light spill and ecological impact.

h) The lighting must not illuminate any bat bricks and boxes placed on the buildings or the trees in the grounds

Reason:  In the interests of nature conservation as supported by Policy EN17B of the Sevenoaks District Local Plan.

Informatives

1)         In respect of condition 13 above, the applicant’s attention is drawn to the comments received from Natural England dated 18 December 2013 in response to the application, which address the issue of enhancements. These comments have been copied in full for information for the benefit of the applicant. The applicant is advised to consider incorporating enhancements recommended by Natural England into any subsequent strategy for biodiversity enhancement.

            Biodiversity enhancements

            This application may provide opportunities to incorporate features into the design which are beneficial to wildlife, such as the incorporation of roosting opportunities for bats or the installation of bird nest boxes. The authority should consider securing measures to enhance the biodiversity of the site from the applicant, if it is minded to grant permission for this application. This is in accordance with Paragraph 118 of the National Planning Policy Framework. Additionally, we would draw your attention to Section 40 of the Natural Environment and Rural Communities Act (2006) which states that ‘Every public authority must, in exercising its functions, have regard, so far as is consistent with the proper exercise of those functions, to the purpose of conserving biodiversity’. Section 40(3) of the same Act also states that ‘conserving biodiversity includes, in relation to a living organism or type of habitat, restoring or enhancing a population or habitat’.

            Landscape enhancements

            This application may provide opportunities to enhance the character and local distinctiveness of the surrounding natural and built environment; use natural resources more sustainably; and bring benefits for the local community, for example through green space provision and access to and contact with nature. Landscape characterisation and townscape assessments, and associated sensitivity and capacity assessments provide tools for planners and developers to consider new development and ensure that it makes a positive contribution in terms of design, form and location, to the character and functions of the landscape and avoids any unacceptable impacts.

2)         Please note that the preference for facing materials for the main dwelling, to be submitted for condition 2, should include a local red brick finish.