Ashford Borough Council - Report of Development Control Managers Planning Committee 3rd June 2015 ______

Application Number 15/00436/AS

Location Garage blocks and land between 26 and 31 Brattle, Woodchurch,

Grid Reference 94647/33695

Parish Council Woodchurch

Ward Weald South

Application Erection of 4 no. affordable dwellings including associated Description parking, refuse stores and external sheds

Applicant Corporate Property Services, Ashford Borough Council, Civic Centre, Tannery Lane, Ashford, Kent, TN23 1PL

Agent Corporate Property Services, Ashford Borough Council, Civic Centre, Tannery Lane, Ashford, Kent, TN23 1PL

Site Area 0.27ha

(a) 30/3R (b) S (c) KH&T – X NE - X EH(EP) - X

Introduction

1. The application is being reported to Planning Committee as the applicant is Ashford Borough Council Corporate Property Services.

Site and Surroundings

2. The application site is located within the built confines of Woodchurch at Brattle, a cul-de-sac of social housing to the southern end of the village sited around a central triangular piece of grass with open fields to the south and east. The site is within the Woodchurch Undulating Farmlands Low Weald Landscape Character Area, where the objectives are to conserve and reinforce.

3. The site consists of an area of concrete hardstanding with 18 single bay garages arranged in two blocks (currently, only 9 of these are rented out), enclosed by native hedgerow and scrub. Access to the site is provided by a single track following the common boundary of the site with No. 26.

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4. Brattle is largely characterised by semi-detached two storey properties, with a single block of 4no. one bed flats positioned directly west of the site. Their elevations comprise a mixed pallet of red brick, painted render, plain tile walls, some uPVC cladding, plain tile roofs with chimneys and hipped and gable end roofs and flat roof leaded canopies over the main entrances. Around the central grassed triangle, all houses have front gardens up to shared pathways.

5. A site location plan is attached as an annex to this report.

Figure 1: Site location plan Proposal

6. Full planning permission is sought for a terrace of 4no. affordable dwellings.

7. The dwellings would be two storey in form arranged as a terrace facing onto the road. Their elevational treatment comprises red brick and white uPVC/powder coated aluminium windows and doors, with brick quoins over the ground floor windows and flat roof leaded canopies over the main entrances, beneath a hipped plain clay tile roof with chimneys, white fascias and soffits and black rainwater goods. Their accommodation includes a hall, kitchen, WC and open plan living/dining room on ground floor level and two bedrooms and bathroom at first floor.

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Figure 2: Proposed elevations

Figure 3: Proposed floor plans

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8. Each unit would have a rear garden between 7m and 16m deep, enclosed by 1.8m high timber fencing with 300mm trellis above. Each would contain an external store and there would be a shared refuse and recycling store to the eastern boundary. These stores would be timber clad with a felt roof.

Figure 4: Proposed plans of external store, refuse and recycling storey and fencing

9. The existing access would be widened to provide access to 4no. parking spaces in front of the proposed dwellings. The scheme also includes the provision of 17 on-street parking spaces around the central triangular piece of grass, constructed of grasscrete or permeable paving. Pathways would link with the existing network to the front gardens of neighbouring dwellings.

Figure 5: Proposed block plan

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10. In support of the application, the following have been submitted:

• Sustainability Statement: this demonstrates that the building design of the development would meet the required 10% improvement over the Building regulations 2013 and come in line with the Code for Sustainable Homes Level 2 overall, in line with the Core Strategy.

• Planning, Design & Access Statement: this claims that the survey carried out in 2002 in connection with the Woodchurch Village design Statement (VDS) concluded that there is a need for suitable affordable homes in Woodchurch. A pre-application consultation process was also undertaken with residents in the local area.

• Phase 1 Desk Study Report: this concluded that in view of the history of the use of the site for domestic garaging, it is likely that the made ground soils may be contaminated by hydrocarbons and recommended that further intrusive works and laboratory testing be undertaken to determine the level of risk at the site.

• Ecological Appraisal: this found the following:

o the habitats on the site for invertebrates are common and widespread to not provide optimal habitat for amphibians and whilst great crested newts are unlikely to be present on the site, they are considered to be a potential receptor to this development – it is therefore recommended that reasonable avoidance measures are employed during site clearance contained in a detailed method statement;

o no field signs of badgers but the site offers limited suitable foraging habitat for badgers – a pre-works badger survey is recommended to identify any change in the status of badger populations in the local area;

o the existing buildings on site have low bat roosting potential and the surrounding scrub and hedgerow is not of as high quality as habitat in the local area, however a pre-works internal inspector of buildings by a bat specialist is recommended;

o there is an abundance habitat to that on the site in the local area of nesting and/or foraging by a range of birds – it is recommended that vegetation clearance is undertaken outside the bird breeding season and nesting provision is incorporated in the development to provide a benefit for nature conservation;

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o the site offers potential to support reptiles, however these are small scale and there is more suitable habitat in the wider area – clearance of suitable onsite areas during the active reptile season is recommended;

o the site offers a lack of suitable habitat for brown hare; and,

o the wider landscape provides similar and more suitable habitat for hedgehogs than the site, however it is recommended that any excavations left overnight should be covered or have a suitable escape ramp.

Planning History

11. There is no relevant planning history.

Consultations

Ward Members: One of the Ward Members is a Member of the Planning Committee.

Wittersham Parish Council: support the application.

KCC Highways and Transportation: raise no objection subject to conditions re: construction vehicle loading/unloading and turning facilities, parking facilities for site personnel and visitors, wheel washing facilities and provision and retention of vehicle and cycle parking spaces.

Natural : no objection based upon their standing advice.

Environmental Health: raise no objection but request a condition re: contamination site investigation and remediation scheme be attached to any permission granted.

30 Neighbours: 3 representations received, objecting to the application on the following grounds:

• four allocated parking spaces for the new dwellings does not mean occupiers will only possess 4 vehicles;

• loss of grass verges, bringing parking close to the front windows of neighbouring dwellings, invading privacy and ruining the outlook;

• the loss of grass verge would reduce rather than increase available parking spaces (there is currently 26 cars parking around this area and only 21 parking spaces are proposed);

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• currently no problem with parking and adding more housing and restricting parking to marked bays would create one;

• no additional parking is proposed for 21-22 Brattle, which is the worst place for parking and fire engines, ambulances and refuse vehicles cannot get around this; and,

(Development Control Manager comment: the scheme would encourage cars to park off the road, improving access for these types of vehicles)

• the two bin sheds to the central dwellings are close to the bedroom window of 30 Brattle.

Planning Policy

12. The Development Plan comprises the saved policies in the adopted Ashford Borough Local Plan 2000, the adopted LDF Core Strategy 2008, the adopted Ashford Town Centre Action Area Plan 2010, the & Rural Sites DPD 2010, the Urban Sites and Infrastructure DPD 2012 and the AAP 2013.

13. The relevant policies from the Development Plan relating to this application are as follows:-

Ashford Borough Local Plan 2000

EN31 – Important habitats

LE6 – Off-site provision of public open space

Local Development Framework Core Strategy 2008

CS1 – Guiding Principles

CS2 – The Borough Wide Strategy

CS9 – Design Quality

CS11 – Biodiversity and Geological Conservation

CS18 – Meeting the Community’s Needs

CS20 – Sustainable Drainage

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Tenterden & Rural Sites DPD 2010

TRS1 – Minor residential development or infilling

TRS17 – Landscape character & design

TRS19 – Infrastructure provision to serve the needs of new developments

14. The following are also material to the determination of this application:-

Supplementary Planning Guidance/Documents

Affordable Housing SPD 2009

Residential Parking and Design Guidance SPD 2010

Sustainable Drainage SPD 2010

Landscape Character SPD 2011

Residential Space and Layout SPD 2011

Public Green Spaces & Water Environment SPD 2012

Dark Skies SPD 2014

Village Design Statements

Woodchurch VDS (2002)

Government Advice

National Planning Policy Framework 2012

15. Members should note that the determination must be made in accordance with the Development Plan unless material considerations indicate otherwise. A significant material consideration is the National Planning Policy Framework (NPPF). The NPPF says that less weight should be given to the policies above if they are in conflict with the NPPF.

Assessment

16. The main issues for consideration are:

• Principle

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• Visual amenity

• Residential amenity

• Parking and highway safety

• Other issues, i.e. trees, contamination, ecology and SUDS/sustainability

• Planning obligations

Principle

17. Woodchurch is a highly sustainable village located between Ashford and Tenterden with good public transport and pedestrian links. The development would be located within the built confines of the village on previously developed land and would not erode any important gaps that exist in the streetscape. In addition, policy TRS1 of the Tenterden and Rural Sites Development Plan Document lists Woodchurch as a suitable location for minor residential development and infill as it is considered to be a village capable of accommodating modest growth through the potential infilling of existing gaps without having a detrimental impact upon the character of the village. This is also in accordance with the key objectives of Central Government Guidance contained in the NPPF, which states that sustainable development is a core principle that underpins planning.

Visual Amenity

18. The layout of the development has been designed to reflect the design, scale and layout of Brattle. The terrace of four dwellings is consistent with the grouping of existing properties in Brattle into pairs and fours. Its setback from the road with a front garden continues the grain of built development in Brattle and its orientation would create a natural extension to Brattle. The length of the proposed terrace and its orientation matches that of the adjacent block of flats and its ridge height, eaves level and hipped roof reflects that of the neighbouring properties. In addition, its traditional elevational treatment is consistent with other properties in Brattle and the local area, with similar materials, matching window layout, style and proportions, chimneys and flat roof leaded canopies to the front entrances. Overall, the development would represent well-proportioned and coherently designed dwellings that sit comfortably within the plot and its context. The external stores and refuse and recycling store are of a small scale and would be located in the rear gardens away from public vantage points. The timber fencing is also acceptable in visual terms.

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19. The parking provision would be constructed of appropriate materials and whilst this would result in the loss of some of the central triangular piece of grass, the sense of openness in Brattle would be retained.

20. Given the above, I am satisfied that the development would not result in harm to the visual amenity of the area.

Residential amenity

21. The development has been designed and located to take account of the relationship with residential properties. There are no side windows to No. 25- 30 and No. 26 only has a small first floor window to its side elevation, which is obscure glazed as it serves a bathroom. Whilst first floor windows are proposed to the side elevations, these would serve bathrooms and a condition can be attached requiring these to be high level opening and obscure glazed to overcome the potential for overlooking from these into the gardens of neighbouring No. 68 and 25-30. In addition, permitted development rights for further first floor windows to the side elevations can be removed by condition.

22. The proposed dwellings would be set away from the common boundary with the rear garden of No. 26 and there would be over 5m from the communal garden serving No. 25-30, which would be an acceptable separation distance to avoid the development being overbearing on neighbours.

23. A neighbour raises concerns with the proximity of the proposed parking around the central triangular piece of grass to neighbouring dwellings; however this would be no different to vehicles currently parking on the road or grass verges. Another neighbour is concerned with the proximity of the shared refuse and recycling store to the bedroom window of 30 Brattle, however these are proposed against the side elevation of 27-30 Brattle, which has no windows.

24. In terms of the residential amenity of potential occupiers of the proposed dwellings, the internal accommodation complies with the Council's residential space standards. With regards to outside space, 1 unit has a rear garden that falls just short of the required minimum depth of 10m. This property however also has a usable side garden area and so the overall level of amenity for the occupier is not compromised.

Parking and highway safety

25. The existing car parking area is extensive and currently provides for 18 garages and a number of informal spaces. The key issue is whether the development on the site would result in a shortfall of parking for existing and future residents of Brattle.

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26. The existing garages are no longer counted as parking spaces in the Council’s Residential Parking SPD as they are unlikely to be used for car parking. Currently, only 9 of the garages are being used but generally not for parking. In addition, they are not large enough for a car to be able to easily park in them.

27. Based on the Council’s parking standards, the development would require each unit to have 2 allocated spaces and 1 visitor space (9 in total). The scheme would provide 17 car parking spaces surrounding the central triangular piece of grass and 4 car parking spaces to serve the proposed dwellings. This would improve parking, as currently the garages within the site are not used for parking and the scheme would provide convenient parking for existing residents, as well as providing adequate parking for the development.

28. Neighbours state that there are no parking issues currently and consider that the development would create one, however Kent Highways & Transportation are satisfied with the scheme and comment that this would improve the existing parking issues that currently take place in Brattle by formalising parking and stopping parking on grass verges as well as widening the space available on the road. The scheme also makes provision for cycle parking in the in external stores. I am therefore satisfied that the development would provide adequate car parking to serve the new dwellings and replacement/improved parking for the surrounding properties and would not be harmful to highway safety.

Other Issues

Trees

29. There is one tree in the south eastern corner of the site and the footprint of the proposed dwellings would be located outside of its root protection area. In addition, the area around the tree would be returned to grass from concrete, which would improve its long term health. The cherry tree on the grass verge to the front of the site would remain unaffected. The development would not therefore result in the loss of any trees on the site.

Contamination

30. Environmental Health raise no objection but request a contamination site investigation to be carried out and a remediation scheme to be agreed and implemented, which can be secured by condition.

Ecology

31. The extended Phase 1 habitat survey carried out has not identified any significant impact on protected species as a result of the development and 2.11 Ashford Borough Council - Report of Development Control Managers Planning Committee 3rd June 2015 ______

made a number of general recommendations in respect of bats, invertebrates, amphibians, birds, reptiles, brown hare and hedgehogs during site clearance. However, it did state that whilst great crested newts are unlikely to be present on the site, they are considered to be a potential receptor and recommended that reasonable avoidance measures are employed during site clearance and a detailed method statement can be required by condition. In addition, whilst the survey found no field signs of badgers, it was concluded that the site offers limited suitable foraging habitat for badgers and a pre-works badger survey is recommended to identify any change in the status of badger populations in the local area – again, this can be controlled by condition.

32. Biodiversity and ecological enhancement measures can also be incorporated into the scheme and a condition requiring this is suggested.

SUDS/sustainability

33. The proposed dwellings are to be connected to a foul sewer close to the site. This will require the agreement of Southern Water and is controlled by condition.

34. In respect of surface water drainage, the scheme would reduce the extent of hardstanding on the site compared to the existing and improve its permeability. This will reduce surface water run-off. In addition, some sustainable urban drainage features are to be incorporated in the design of any drainage scheme to deal with surface water run-off and this can be secured by condition. The proposal will not result in any increase in flooding from surface water run-off as a result of this proposal.

35. The Sustainability Statement submitted confirms that the proposed building would achieve Code for Sustainable Homes Level 3.

Affordable housing

36. The application has been promoted as affordable housing and is intended to meet an identified need in Woodchurch. Whilst this is a relevant consideration, there is no guarantee that the development will be provided, or remain, as affordable housing. The scheme is considered acceptable for general market or affordable housing being within the built confines of Woodchurch and as such, tenure does not need to be controlled.

Planning obligations

37. Development Plan policies CS18, CS18a, TRS19 and adopted Public Green Space and Water Environment SPD seek contributions from all new residential development toward public green space and infrastructure, in accordance with the NPPF which stresses the need to ensure effective 2.12 Ashford Borough Council - Report of Development Control Managers Planning Committee 3rd June 2015 ______

planning for high quality open spaces, sport and recreation facilities. The contributions sought are tariff style planning obligations, used to help fund informal and natural public green space, outdoors sports facilities, allotments, children’s play and a strategic parks in the Borough.

38. On 28th November 2014, Central Government revised its National Planning Practice Guidance to the extent that, with immediate effect, tariff style contributions should not be sought on residential developments of 10 homes or less outside of designated rural areas. This move has been taken to provide a boost to the country’s small house builders.

39. As a consequence of this change in Government policy, the previous resolution to seek developer contributions toward public green space on all residential developments can no longer stand. Therefore, in the light of the change in Government policy, it would be unreasonable to request that the developer enters into a legal agreement to provide a commuted sum towards public open space provision in accordance with the Public Green Spaces and Water Environment SPD and policies CS18, CS18a and TRS19.

Human Rights Issues

40. I have also taken into account the human rights issues relevant to this application. In my view, the “Assessment” section above and the Recommendation below represent an appropriate balance between the interests and rights of the applicant (to enjoy his land subject only to reasonable and proportionate controls by a public authority) and the interests and rights of those potentially affected by the proposal (to respect for private life and the home and peaceful enjoyment of their properties).

Working with the applicant

41. In accordance with paragraphs 186 and 187 of the NPPF, Ashford Borough Council (ABC) takes a positive and proactive approach to development proposals focused on solutions. ABC works with applicants/agents in a positive and proactive manner as explained in the note to the applicant included in the recommendation below.

Conclusion

42. The site is located within the built confines of Woodchurch and is within walking distance of local amenities and bus stops, representing a sustainable form of development. The development would not erode an important gap within the village and the proposed dwellings are well designed and would not be out of keeping with the overall character of the area. The development has been designed and located to take account of the relationship with residential properties and would not be overbearing on or result in overlooking of 2.13 Ashford Borough Council - Report of Development Control Managers Planning Committee 3rd June 2015 ______

neighbours. The scheme provides adequate space for car parking for the proposed dwellings as well as replacement parking for local residents. Furthermore, there would be no harm to trees or protected species subject to condition. I therefore recommend the scheme for approval.

Recommendation

Permit

Subject to the following Conditions and notes:

1. The development hereby permitted shall be begun before the expiration of 3 years from the date of this decision.

Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2. The development shall be carried out in accordance with the details of external materials specified in the application which shall not be varied without the prior written permission of the Local Planning Authority.

Reason: In the interests of visual amenity.

3. The development shall be carried out in accordance with the plans listed in the section of this decision notice headed Plans/Documents Approved by this decision, unless otherwise agreed by the Local Planning Authority.

Reason: To ensure the development is carried out in accordance with the approval and to ensure the quality of development indicated on the approved plans is achieved in practice.

4. Prior to the commencement of the development details of drainage works, designed in accordance with the principles of sustainable urban drainage, shall been submitted to and approved in writing by the Local Planning Authority and the works shall be carried out and maintained in accordance with these details.

Reason: In order to reduce the impact of the development on flooding, manage run-off flow rates, protect water quality and improve biodiversity and the appearance of the development pursuant to Core Strategy Policy CS20.

5. Prior to works commencing on site, details of parking for site personnel and visitors and loading and turning areas for construction traffic shall be submitted to and approved in writing by the Local Planning Authority and thereafter shall be provided and retained throughout the development. The 2.14 Ashford Borough Council - Report of Development Control Managers Planning Committee 3rd June 2015 ______

approved parking, loading and turning areas shall be provided prior to the commencement of development.

Reason: To ensure provision of adequate parking, loading and turning facilities for vehicles in the interests of highway safety and to protect the amenities of local residents in accordance with policy.

6. Prior to the commencement of development, details of facilities, by which vehicles will have their wheels, chassis and bodywork effectively cleaned and washed free of mud and similar substances at the application site, shall be submitted to and approved in writing by the Local Planning Authority. The approved facilities shall then be provided prior to the works commencing on site and thereafter shall be maintained in an effective working condition and used before vehicles exit the site and enter onto the adopted highway for the duration of the construction works.

Reason: To ensure that no mud or other material is taken from the site onto the neighbouring highway by wheels of vehicles leaving the site to the detriment of highway safety and the amenities of local residents.

7. The vehicle and cycle parking provision serving the new dwellings as shown on approved Drawing No. BRTTL-002 shall be provided before the development to which it relates is brought into use and it shall thereafter be retained for ancillary parking of motor vehicles and access to the facility shall not be precluded.

Reason: Development without provision of adequate accommodation for the parking of vehicles is likely to lead to parking inconvenient to other road users.

8. The vehicle parking provision around the central triangular piece of grass shown on approved Drawing No. BRTTL-002 shall be provided before the garages are demolished and it shall thereafter be retained for ancillary parking of motor vehicles and access to the facility shall not be precluded.

Reason: Development without provision of adequate accommodation for the parking of vehicles is likely to lead to parking inconvenient to other road users.

9. None of the dwellings shall be occupied until works for the disposal of sewage have been provided on the site to serve the development hereby permitted, in accordance with details to be submitted to and approved in writing by the Local Planning Authority before the commencement of development and such approved works shall be appropriately retained and maintained in perpetuity.

Reason: To avoid pollution of the surrounding area.

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10. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015, no development shall be carried out within Classes A-E of Part 1, Part 2 and Part 40 of Schedule 2 of that Order (or any Order revoking and re-enacting that Order), without prior approval of the Local Planning Authority.

Reason: In the interests of protecting the character and amenities of the locality.

11. No development shall be commenced until:

(a) a site investigation has been undertaken to determine the nature and extent of any contamination, and

(b) the results of the investigation, together with an assessment by a suitably qualified or otherwise competent person, and details of a scheme to contain, treat or remove any contamination, as appropriate, have been submitted to and approved by the Local Planning Authority.

Prior to the first occupation of the development hereby permitted or, where the approved scheme provides for remediation and development to be phased, the occupation of the relevant phase of the development:

(c) the approved remediation scheme shall be fully implemented (either in relation to the development as a whole or the relevant phase, as appropriate), and

(d) a Certificate shall be provided to the Local Planning Authority by a suitably qualified or otherwise competent person stating that remediation has been completed and the site is suitable for the permitted end use.

Thereafter, no works shall take place within the site such as to prejudice the effectiveness of the approved scheme of remediation.

Reason: To prevent pollution of the water environment and to avoid risk to the public, buildings and the environment when the site is developed.

12. Details of any external lighting shall be submitted to and approved in writing by the Local Planning Authority prior to their installation and the lighting shall be installed in accordance with the approved details.

Reason: In the interests of amenity of adjoining residents.

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13. The development shall be carried out in accordance with the approved mitigation measures outlined in the approved Ecological Appraisal by Ecus dated November 2015 unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interests of protected species.

14. A detailed method statement in relation to amphibians for the clearance of the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The development shall thereafter be carried out in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interests of protected species.

15. Prior to the commencement of development, a pre-works badger survey shall be carried and a detailed mitigation strategy shall be submitted to and approved in writing by the Local Planning Authority. All works should then proceed in accordance with the approved strategy with any amendments agreed in writing.

Reason: In the interests of protected species.

16. Prior to development commencing, a scheme for the enhancement of biodiversity on the site shall have been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall take account any protected species that have been identified on the site, and in addition shall have regard to the enhancement of biodiversity generally. It shall be implemented in accordance with the approved proposals within it and shall be carried out in perpetuity unless otherwise agreed in writing by the Local Planning Authority.

Reason: To protect and enhance existing species and habitat on the site in the future.

17. No construction activities shall take place, other than between 0730 to 1800 hours (Monday to Friday) and 0730 to 1300 hours (Saturday) with no working activities on Sunday, Public and Bank Holiday.

Reason: To protect the amenity of local residents in accordance with Policy CS1 of the Local Development Framework Core Strategy.

18. The first floor window openings on the side elevations shall be fitted with obscured glass (privacy level/grade 3 or higher) and shall be non-opening up to a minimum height of 1.7 m above internal floor level. This specification shall

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be complied with before the development is occupied and thereafter be retained unless otherwise agreed in writing by the Local Planning Authority.

Reason: To safeguard against overlooking and loss of privacy in the interests of amenity of occupiers of neighbouring properties.

19. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015, or any subsequent Order revoking or re- enacting that Order, no first floor windows other than those shown on the approved drawings shall be inserted in the side elevations of the building hereby approved.

Reason: To safeguard against overlooking and loss of privacy in the interests of amenity of occupiers of neighbouring properties.

20. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) or any other Order or any subsequent Order revoking or re-enacting that Order, the dwellings hereby approved shall only be occupied as a single dwelling house as described by Use Class C3 of the Town and Country Planning Use Classes Order 1987 as amended.

Reason: To ensure that car parking provided within the development remains adequate to meet the needs of the occupiers of the development and to protect the amenities of future occupiers of the development.

Notes to Applicant

1. Planning permission does not convey any approval for construction of the required vehicular crossing, or any other works within the highway for which a statutory license must be obtained. The applicant should contact Kent County Council - Highways and Transportation (web: www.kent.gov.uk/roads_and_transport.aspx or telephone: 03000 418181) in order to obtain the necessary Application Pack.

2. The applicant is advised that any alterations to the highway in Brattle will be subject to a Section 278 Highway Agreement with KCC Highways and Transportation.

3. Working with the applicant

In accordance with paragraphs 186 and 187 of the NPPF Ashford Borough Council (ABC) takes a positive and proactive approach to development proposals focused on solutions. ABC works with applicants/agents in a positive and proactive manner by;

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• offering a pre-application advice service,

• as appropriate updating applicants/agents of any issues that may arise in the processing of their application

• where possible suggesting solutions to secure a successful outcome,

• informing applicants/agents of any likely recommendation of refusal prior to a decision and,

• by adhering to the requirements of the Development Management Customer Charter.

In this instance:

• the applicant/agent was provided with pre-application advice,

• the application was acceptable as submitted and no further assistance was required.

• The application was dealt with without delay.

• The application was considered by the Planning Committee where the applicant/agent had the opportunity to speak to the committee and promote the application.

Background Papers

All papers referred to in this report are currently published on the Ashford Borough Council web site (www.ashford.gov.uk). Those papers relating specifically to this application may be found on the View applications on line pages under planning application reference 15/00436/AS).

Contact Officer: Stephanie Andrews Telephone: (01233) 330669

Email: [email protected]

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Annex 1

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