Proposed change of use of redundant dairy building to four B1(a) office units.

The proposal was for the change of use of redundant dairy building to four B1(a) office units.It had been referred to Committee at the request of Cllr. Thornton who had concerns regarding the suitability of the site for the proposed use, the potential impact on the Metropolitan Green Belt and the Kent Downs Area of Outstanding Natural Beauty, the potential impacts on highways safety and the potential impacts on heritage assets.

Members’ attention was brought to the main agenda papers and the late observations sheet, which set out alterations to recommended condition 7 and the reasons for recommended condition 8. The Case Officer advised of a further change in the wording of recommended condition 7.

Against the Application:            Jonathan Huckstep

For the Application:                  -

Parish Representative:              Karen Long

Local Member:                         Cllr. Thornton

Members asked questions of clarification from the speakers and Officers.

It was moved by the Chairman and duly seconded that the recommendations in the agenda, as amended by the late observations sheet, be agreed.

Members discussed the siting of the office in a rural location including the significant increase in traffic at peak times and the risk to other road users, including horse riders. It was noted that the lane serving the site had been proposed as a leisure route in the Sevenoaks District Cycling Strategy. Concern was raised at the highways visibility in the nearby roads, where the vehicles would not be as visible as dairy vehicles would have been.

It was moved by Cllr. Edwards-Winser and duly seconded that an additional condition be added to the recommendation that a travel plan be submitted for approval prior to the commencement of development. The amendment was put to the vote and it was carried.

The amended 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: 1419-07B, 1419-08A, 1419-09A, 1419-10, 1419-11A, 1419-12E and 1419-14.

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 converted building hereby permitted have been submitted to and approved in writing by the Council. The development shall be carried out using the approved materials.

To conserve the significance of the heritage assets as supported by policy EN4 of the Sevenoaks Allocations and Development Management Plan. The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted.

4)   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 conserve the significance of the heritage assets as supported by policy EN4 of the Sevenoaks Allocations and Development Management Plan. The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted.

5)   No development shall be carried out on the land until full details of soft landscape works 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. The development shall be carried out in accordance with the approved details.

To safeguard the visual appearance of the area as supported by policies EN1 and EN4 of the Sevenoaks Allocations and Development Management Plan. The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted.

6)   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 safeguard the visual appearance of the area as supported by policies EN1 and EN4 of the Sevenoaks Allocations and Development Management Plan. The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted.

7)   No development shall be carried out on the land until full details of the surfacing of new vehicle parking areas have been submitted to and approved in writing by the Council. These details shall include a program of implementation that ensures the approved surfacing is not laid until the occupation for the approved office units has been secured by contract. The development shall be carried out in accordance with the approved details.

To safeguard the visual appearance of the area as supported by policies EN1 and EN4 of the Sevenoaks Allocations and Development Management Plan. The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted.

8)   No development shall be carried out on the land until full details of external lighting proposed to be installed within the application site has been submitted to and approved in writing by the Council. The development shall be carried out in accordance with the approved details.

To ensure the retention of bats in the area and to conserve and enhance the Area of Outstanding Natural Beauty as supported by policy SP11 of the Sevenoaks Core Strategy and policy EN5 of the Sevenoaks Allocations and Development Management Plan. The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted.

9)   No development shall be carried out on the land until full details of a method statement to ensure that the existing vegetation pile and ruderal vegetation (near the disused kiln) are removed from the site in a sensitive manner has been submitted to and approved in writing by the Council. The development shall be carried out in accordance with the approved method statement.

To prevent the potential for protected species impacts as supported by policy SP11 of the Sevenoaks Core Strategy. The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted.

10) No development shall be carried out on the land until full details of protection measures of retained features of ecological value has been submitted to and approved in writing by the Council. The development shall be carried out in accordance with the approved details.

To prevent the potential for protected species impacts as supported by policy SP11 of the Sevenoaks Core Strategy. The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted.

11) No development shall be carried out on the land until full details of ecological enhancements to be employed within the site 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 the retention of biodiversity in the area as supported by policy SP11 of the Sevenoaks Core Strategy. The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted.

12) The approved office use shall only take place on the site between the hours of 7am and 6pm Monday to Friday, 8am and 1pm Saturday. No office operation shall take place on Sunday or Bank Holidays.

To safeguard the amenity of the area as supported by Policy EN1 of the Sevenoaks Allocations and Development Management Plan.

13) No development shall commence on site until investigations have taken place to establish the existence of soil contamination and any other potential contamination and the investigation methodology together with any proposed remedial measures and a timetable for the works have been submitted to and approved in writing by the Local Planning Authority. Site investigation and remediation design shall be undertaken by an appropriately qualified environmental specialist. They will need to demonstrate and state that the site is capable of being remediated to make it suitable for its intended use. For the purposes of this condition, an "appropriately qualified environmental specialist" is a person who has a recognised qualification and/or appropriate experience in environmental chemistry and risk assessment. This will be the person(s) who has designed and specified the remediation works, unless otherwise agreed in writing by the Local Planning Authority.

In the interests of pollution prevention and safety. The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted.

14) Before the first occupation of any building the remedial measures for soil contamination and method of implementation agreed pursuant to condition 13 shall be undertaken and completed. No part of the condition shall be discharged and no properties shall be occupied or first brought into use until all remedial works have been implemented or completed for the development or each phase of it in accordance with the timetable approved in accordance with Condition 10 so that:- The risk of harm to all forms of potential receptors have been reduced to normal acceptable levels;- A completion report has been received and approved; and- A remediation certificate has been produced by a competent person. No part of the development shall be brought into use or occupied unless a certificate has been provided by the Council, by an appropriately qualified environment specialist, certifying that the development and the land is suitable for the permitted end use. The wording of the certificate shall be agreed in advance as part of the details to be approved above. For the purposes of this condition, an "appropriately qualified environmental specialist" is a person who has a recognised qualification and/or appropriate experience in environmental chemistry and risk assessment. This will be the person(s) who has designed and specified the remediation works, unless otherwise agreed in writing by the Local Planning Authority.

In the interests of pollution prevention and safety. The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted.

15) The development shall achieve a BREEAM minimum rating of "Very Good". 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 BREEAM Design Certificate minimum rating of "Very Good" 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 BREEAM Post Construction Certificate minimum rating of "Very Good" 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 in Policy SP2 of the Sevenoaks Core Strategy. The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted.

16) The building shall be used for a B1(a) use only and for no other purpose, including any other purpose within Class B1 of the Town and Country Planning (Use Classes) (Amendment) (England) Order 2015.

To safeguard the amenity of the area as supported by Policy EN1 of the Sevenoaks Allocations and Development Management Plan.

17) No development shall be carried out on the land until full details of a travel plan to be adopted by the occupiers of the approved office units have been submitted to and approved in writing by the Council. The occupiers of the offices shall adhere to the travel plan thereafter.

Reason - In the interests of highway safety and the amenity of the area as supported by policy EN1 of the Sevenoaks Allocations and Development Management Plan.

Informative

The applicant is advised to consult the Environment Agency directly regarding the use of a sewerage treatment plant which disposes of effluent to the sub-soil irrigation. The owner of the premises will need to maintain the works to ensure its long term effectiveness. In addition, should any sewer be found crossing the site during the course of works the applicant is advised to discuss this further with Southern Water on 0330 303 0119 or via the website - www.southernwater.co.uk.

(After addressing the Committee as a Local Member Cllr. Thornton did not take part in the debate or voting thereon).