Demolition of existing dwelling to provide 5 new residential units with undercroft parking and associated landscaping and visitor parking

The proposal was for the demolition of the existing dwelling to provide 5 new residential units with undercroft parking with associated landscaping and visitor parking.

The application was referred to the Committee by Cllr. Fleming on the basis of over development, design, conservation and lack of affordable housing contribution.

Members’ attention was brought to further information contained within the late observations sheet, but did not propose any amendments or changes to the recommendation before the Committee.

The Committee was addressed by the following speakers:

Against the Application:       David Plowman

For the Application:              Ian Hudson

Parish Representative:         Cllr. Mrs. London

Local Member:                      Cllrs. Fleming and Mrs. Dawson

Members asked questions of clarification from the Speakers and Officers. A Member asked by how far the proposal did not meet the KCC Parking standards. The Officer and agent confirmed that the number of spaces exceeded the recommended number, but the spaces were too small. The spaces met national standards in size but not KCC standards. It was recommended that a condition be imposed for submission of an amended parking layout with fewer but larger spaces. The Officer confirmed there was no screening necessary to the rear of the garden as other properties to the rear were too far away.

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 noted the comment of the public speakers that the proposal could have a city-scape effect. Until recently, Pavilion Gardens had been exceptional as a multi-occupancy building. Both Pavilion Gardens to the south and Belmont to the north were higher than Ragstones and the building lines sloped downwards towards Ragstones. A Member suggested that if the development were built then the neighbouring properties would become subservient to the proposed development.

Members did not feel the development would preserve or enhance the Vine conservation area. It would look inappropriate and would be out of keeping with the other views visible from the Vine cricket ground. Although the current Ragstones construction was not particularly attractive, it was inoffensive. However the proposal would not fit in either in size or design. The character of Sevenoaks was to have space between dwellings. Members said that the proposal would be the overdevelopment of a cramped site.

Members raised concern at the lack of an affordable housing contribution.

Following a request from Cllr. Clark the motion was altered to include a condition for screening of both terraces on the top floor.

The motion was put to the vote and it was lost.

It was moved by the Chairman and duly seconded that planning permission be refused for the following reasons

1.    The proposal represents an overdevelopment of the site which would result in an overbearing impact on Belmont, and a detrimental impact on the streetscene contrary to Policy SP1 of the Core Strategy, EN1 of the ADMP, Policy EN1 of the saved local plan, and the NPPF

2.    The proposal fails to preserve or enhance the character or appearance of the conservation area and its setting, contrary to Policy SP1 of the Core Strategy, EN4 of the ADMP , EN23 of the saved local plan, or the NPPF.

The motion was put to the vote and it was

Resolved: That planning permission be refused for the following reasons

1.    The proposal represents an overdevelopment of the site which would result in an overbearing impact on Belmont, and a detrimental impact on the streetscene contrary to Policy SP1 of the Core Strategy, EN1 of the ADMP, Policy EN1 of the saved local plan, and the NPPF

2.    The proposal fails to preserve or enhance the character or appearance of the conservation area and its setting, contrary to Policy SP1 of the Core Strategy, EN4 of the ADMP , EN23 of the saved local plan, or the NPPF.