Demolition of South Cottage and Weald Cottage and replacement with a terrace of Four new dwellings with associated parking, garages and landscaping. Access road to rear.

The proposal was for the demolition of South Cottage and Weald Cottage and their replacement with a terrace of four town houses with 2 car parking spaces per property, an access road to the rear, garages and landscaping. The site was in the urban confines of Edenbridge and backed onto industrial units in Commerce Way.

The application was referred to the Committee at the request of Councillor Scholey on the grounds that the proposal was not providing an affordable housing contribution and was not financially viable. Members were referred to the Case Officer’s report.

The Committee was addressed by the following speakers:

Against the Application:       -

For the Application:              Neil Goodhew

Parish Representative:         -

Local Member:                      Cllrs. Scholey and Mrs. Davison

Members asked questions of clarification from the Speakers and Officers. Officers confirmed to the Chairman that a CIL payment of £16,000 would be payable on commencement of development. The CIL payment had not been taken account of in the viability assessment on the possible affordable housing contribution. Officers intended that recommended condition 5 would allow Officers to ensure that correct contracts were in place to allow development to take place all at once, before the present site was demolished. This would lessen the chance of a vacant, demolished plot as happened at the neighbouring Beechwood. Officers added that viability was not a material consideration in whether to grant planning permission.

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 said that the applicant had provided all the information asked for, concerning viability, and had satisfied the test. The design of the proposed development was acceptable, if functional. It would provide family houses which were more affordable due to their size.

The motion was put to the vote and it was

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)    The development hereby permitted shall be carried out in accordance with the following approved plans:- Drawing Number P300 Revision P1, dated April 2014, stamped amended plan;- Drawing Number P301 Revision P3, dated April 2014, stamped amended plan;- Drawing Number P310 Revision P1, dated June 2014, stamped amended plan;

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

3)    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 dwellings and garages hereby permitted have been submitted to and approved in writing by the Council. The development shall be carried out using the approved materials.

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.

4)    The development shall achieve a Code for Sustainable homes minimum rating of level 4. 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 4 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 4 or alternative as agreed in writing by the Local Planning Authority.

In the interests of environmental sustainability and reducing the risk of climate change, as supported by Policy SP2 of the Sevenoaks Core Strategy.

5)    No development shall commence until details of the contract for the carrying out of the works of redevelopment of the site has been submitted to and approved in writing by the Local Planning Authority.

To ensure that the demolition is carried out as a continuous operation with the redevelopment of the site, in the interests of visual amenity in accordance with Policy EN1 of the Sevenoaks District Local Plan.

6)    No development shall commence until the drainage details of the SUDS scheme have been submitted and approved in writing by the Local Planning Authority. The details shall:

-      Specify the responsibilities of each party for the implementation of the SUDS scheme;

-      Specify a timetable for implementation;

-      Provide a management and maintenance plan for the lifetime of the development;

This should include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime. The approved scheme shall be implemented in full.

In the interests of flood prevention and to ensure adequate drainage on the site.

7)    The first floor windows in the east and west elevations of the terrace block, at all times, shall be obscure glazed and non-opening unless the parts of the window which can be opened are more than 1.7 metres above the floor of the room.

To safeguard the privacy of residents as supported by Policy EN1 of the Sevenoaks District Local Plan

8)    No development shall be carried out on the land until full details of external surface of hardstanding area (bound surface) have been submitted to and approved in writing by the Council. The approved details shall be implemented in full.

In the interest of highway safety and to preserve the visual appearance of the area.

9)    No development shall be carried out on the land until full details of soft and hard landscape works and associated screening / boundary treatment have been submitted to and approved in writing by the Council.  Those details shall include:-planting plans (identifying existing planting, plants to be retained and 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;-details of proposed screening / boundary treatment;

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)  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.

To preserve the visual appearance of the area as supported by Policy EN1 of the Sevenoaks District Local Plan.

11)  Before any equipment, machinery or materials are brought on to the land for the purposes of the development, a tree protection statement and plan for the trees on the site shall be submitted to and approved in writing by the Council. Also: A) The means of protection shall be maintained until all equipment, machinery and surplus materials have been removed from the land. B) Within a retained tree protected area:

-      Levels shall not be raised or lowered in relation to the existing ground level;

-      No roots shall be cut, trenches cut, or soil removed;

-      No buildings, roads, or other engineering operations shall be constructed or carried out;

-      No fires shall be lit;

-      No vehicles shall be driven or parked over the area;

-      No materials or equipment shall be stored.

To secure the retention of the trees at the site and to safeguard their long-term health as supported by Policy EN1 of the Sevenoaks District Local Plan.

12)  The parking spaces / car port shown on drawing P301 Revision 3 shall be provided before the occupation of the dwellings hereby approved and kept available for such use at all times and no permanent development shall be carried out on the land so shown or in such a position to preclude vehicular access.

In the interests of highway safety.

Informatives

1)    In terms of sewers the applicant is reminded of the following:

-      No development or new tree planting should be located within 3 metres either side of the centre line of the public sewer and all existing infrastructure should protected during the course of construction works.

-      No new soakaways should be located within 5 metres of a public sewer.

In addition a formal application for connection to the public sewerage system is required in order to service this development, Please contact Southern Water.

2)    The proposed development has been assessed and it is the Council's view that the CIL IS PAYABLE.  Full details will be set out in the CIL Liability Notice which will be issued with this decision or as soon as possible after the decision.