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Case Officer Application No: Y15/1292/SH Location of Site: Stonegate Farmers Stone Street Stelling Minnis Canterbury Development: Demolition of buildings and structures, remediation of land and the erection of 30 houses and two B1 office units of 465m2 floor area, plus the closure of existing access to Stone Street and creation of new access to Thorn Lane. Applicant: Mr Mark Quinn Quinn Patel Hayes Developments Ltd New Rents Ashford Kent TN23 1JJ Agent: Mr Alastair Cracknell Quinn Estates 77 Bekesbourne Lane Littlebourne Kent CT3 1UZ Date Valid: 31.12.15 Expiry Date: 31.03.16 Date of Committee: 27.09.2016 Officer Contact: Mrs Wendy Simpson RECOMMENDATION: That planning permission be refused for the reasons set out at the end of the report, subject to any minor changes delegated to the Head of Planning. 1.0 THE PROPOSAL 1.1 The proposal is for full planning permission for a mixed use development to provide 30 houses (C3 use class) and 2 office buildings (B1 use class) of 465m2 commercial floor space. Of the 30 houses 9 (30%) are proposed to be shared equity affordable. 1.2 In addition to the provision of the houses and office units, and following negotiation the proposal involves: - the demolition of all the buildings on the site; - the removal of some bunds and tree belts from the boundaries of the site; - the stopping up of the existing vehicle access to the site off Stone Street and the creation of a new vehicle access off Thorn Lane; - the realignment and reprovision of a pond on site; - on-site supporting infrastructure and landscaping; - provision of an on-site play area; - scheme of highway works including drainage; - the provision of a pedestrian footpath to Stelling Minnis; 1.3 The residential mix provides for three terraces of 3 dwellings (8no. x 2-bed and 1no x 3-bed), one pair of semi-detached dwellings (2no. x 3-bed) and 25 detached dwellings (15no. x 4-bed and 4no x 5-bed). Some of the dwellings have attached garages or car ports. 1.4 The dwellings are of a mixed appearance by virtue of their design, size and footprint resulting in dwellings of a rural vernacular including features such as steeply hipped roofs, catslide roofs, chimneys, partial timber weatherboard cladding, porches or porch-canopies. The general brick type to be used would be a red multistock brick with multi-red mix plain clay tiles. 1.5 Of the two commercial buildings proposed, Unit 1 is a square, two-storey building that offers two floors of open space in class B1a use. Externally a four way hipped roof is proposed with a central ‘chimney’ or ‘finial’ feature which is likely to allow for ventilation or some such. The exterior of the building is shown as timber clad. Unit 2 is very similar to Unit 1 but appears to be a ‘double unit’ of Unit 1 and the roof has been adjusted accordingly. Unit 2 has been internally divided into 2 units so overall the commercial element of the proposal provides 3 self-contained office units of the same size and each with two floors. 1.6 The development is to be served by a private water treatment plant (package treatment plant). 1.7 The application is accompanied by a Design and Access Statement, ecological scoping survey and survey assessment, transport statement and framework travel plan, contamination assessments, marketing report, tree survey, viability assessment, flood risk assessment, Statement of Community Involvement, Sustainability assessment and report, Site Construction Management Plan, Five year housing land supply assessment, Drainage design, Landscape Visual Impact assessment, Economics Benefit statement and Archaeological assessment. 2.0 LOCATION AND DESCRIPTION OF SITE 2.1 The vacant 3.32 hectare site was formerly used as an egg production and packing business and is located on the west side of Stone Street (B2068), outside and to the west of the village of Stelling Minnis. 2.2 The site consists of a group of substantial sheds and an office building, with hardstanding areas. There is vehicular access onto Stone Street. Around the perimeters of the site is substantial bunding and trees/vegetation screening the site. To the southeastern side of the site, fronting onto Stone Street, is a detached residential property (The Thorn). Open fields adjoin to the south and west. 2.3 The site is outside of any settlement and forms part of the open countryside of the designated Kent Downs Area of Outstanding Natural Beauty and defined Special Landscape Area. The site is also indicated on the Proposals Map to the Local Plan as a Groundwater Source Protection Zone 3. Many of the trees or tree groups around the perimeter of the site are protected under a Tree Preservation Order 15 of 2016. 3.0 RELEVANT PLANNING HISTORY Y14/1102/SH - Outline application for a mixed use development comprising 1,720 sq. metres of Business (Class B1) commercial floorspace, 9 No. 4 bed dwellings and 5 No. 3 bed dwellings, following demolition of 3 former chicken sheds and 1 industrial building (REFUSED 30.12.14) Y14/0754/SH - Change of use and conversion of existing egg production unit to nine storage/distribution units (Class B8) following demolition of part of 'Building 3' and provision of loading and parking area, continued use of Building 1 for B1 (Business) and B8 use and alterations to the existing vehicular access and formation of new vehicle access to existing house. (APPROVED 06.11.2014) Y10/0608/SH - Change of use of existing buildings from egg production unit to storage/distribution (Class B8) following demolition of an existing building and provision of loading and parking areas, continued use of retained building for Class B1 (offices/light industry) and Class B8 (storage/distribution) use, alterations to existing vehicular access and formation of new access to existing house. (APPROVED 30.09.11) Y06/0257/SH - Change of use of part of existing buildings from egg production unit to storage/distribution (Class B8) following demolition of parts of buildings and provision of a loading and parking area, alterations to existing vehicular access and formation of new vehicular access to existing house (re-submission of planning application Y02/0624/SH) (APPROVED 17.04) Y02/0624/SH - Change of use from egg production unit to industrial (Class B1) and storage (Class B8) uses following demolition of parts of buildings. (WITHDRAWN) 91/0737/SH - Outline application for the erection of an agricultural dwelling (Renewal of 88/0503/SH). (APPROVED 25.10.91) 90/1147/SH - Erection of a poultry shed (APPROVED 24.01.91) 88/1219/SH - Formation of a lake to take rainwater and alleviate flooding in Thorn Lane (APPROVED 20.12.88) 88/0503/SH - Renewal of outline approval SH/85/0173 for erection of an agricultural workers dwelling and new vehicular access (APPROVED 08.12.88) SH/87/1444 - Demolition of existing poultry farm and construction of two egg production units and packing shed (APPROVED 12.02.88) SH/85/1116 - Demolition of existing poultry farm and construction of two egg production units and packing shed with offices and store (REFUSED 20.01.86) 85/0173/SH - Outline application for the erection of an agricultural dwelling. (APPROVED 22.05.85) SH/81/205 - Outline application for the erection of an agricultural dwelling. (APPROVED) CH/8/70/161 - Proposed egg laying unit (APPROVED 11.11.70) CH/8/66/251 - Erection of poultry laying house (APPROVED 09.12.66) CH/8/65/171 - Erect store/tractor shed (APPROVED 29.07.65) CH/8/63/304A - Amend application for erection of 8 demonstration battery houses (APPROVED 02.01.64) CH/8/63/304B - Erection of 8 demonstration battery houses. (APPROVED 02.01.64) CH/8/63/304 - Erection of 4 demonstration battery houses (APPROVED 25.01.61) 4.0 CONSULTATION RESPONSES 4.1 Elmsted Parish Council Object to the proposal if it does not include a resolution to the following : 1. The flooding issue must be resolved with a comprehensive flooding plan being put in place. 2. The junction at Thorn Lane must be improved. A right turn filter lane must be created in order to stop traffic congestion at this site. 3. Pedestrian access to Stelling Minnis must be improved. 4. We note the intention to expand Bodsham School but the roads through to Bodsham School are already unable to support the levels of traffic that use them. There must be some significant improvements to the road infrastructure to enable road surfaces to cope with the excessive traffic. The vehicles also need somewhere to park when accessing Bodsham School. 5. The number of affordable housing units must be maintained. 4.2 Stelling Minnis Parish Council Original comments : Supports the proposal subject to : - that at least 9 low cost starter homes are included in the development, with preference being given to persons who live or have connection with Stelling Minnis or Elmsted Parishes; - Road improvements to B2068 (Stone Street) be made a condition; - Resolving flood problems in Thorn Lane is made a condition. The site has been an eyesore for many years and is unattractive for agricultural development. The proposal will supply some employment opportunities for local people and trades in the short and long term; provide additional housing stock; provide low cost starter homes – badly needed in both communities (Stelling Minnis and Elmsted); will provide additional trade for Stelling Minnis Stores and pubs and additional student potential for Stelling Minnis and Bodsham primary schools. The road safety improvements to Stone Street is wanted by Stelling Minnis Parish Council. Updated comments : Stelling Minnis Parish Council will only support the application if all of the following three criteria/conditions are met:- 1) Road safety improvements to B2068 at and either side of the Junctions with Thorn and Curtis Lane are carried out, along the lines suggested by the developer, are carried out as part of the development; 2) The flooding problem in Thorn Lane is resolved.
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