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040802/EAP001) Eastern Area Planning Committee at 5.30Pm on 2 AUGUST 2004

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040802/EAP001) Eastern Area Planning Committee at 5.30Pm on 2 AUGUST 2004 TUNBRIDGE WELLS BOROUGH COUNCIL NUMERICAL LIST OF PLANNING APPLICATIONS LIKELY TO BE CONSIDERED AT THE MEETING OF THE (040802/EAP001) Eastern Area Planning Committee at 5.30pm on 2 AUGUST 2004 An Area Planning Committee of Councillors will decide the following applications. The Planning Officers’ report of recommendation is available from the Planning Reception or on our Website. You may attend the committee meeting and put your views to the Councillors. A copy of "Your Right to Speak at Planning Meetings" is available from our website or from our offices. APPL. NO. DESCRIPTION AND LOCATION DECISION PAGE NO. TW/04/01516 Erection of 1 No. one and a half storey 2 bedroom detached 1 – 4 dwelling. Land adjoining Carlton House, Brenchley Road, BRENCHLEY. TW/04/01268 Removal of condition 2, closure of Southernmost and 5 – 8 Northernmost accesses to A21. (TW/01/01433 refers). Grantham Hall Farm, Lamberhurst Quarter, LAMBERHURST. TW/04/01548 Double garage. 9 – 11 Cranecroft, Slip Mill Lane, HAWKHURST. TW/04/01193 OUTLINE – Proposed residential development. 12 – 16 Land off School Terrace, HAWKHURST. TW/04/01578 Alterations and extensions to convert existing chalet 17 – 20 bungalow to two storey dwelling. Santolina, The Common, SISSINGHURST. - E1 - EASTERN AREA PLANNING COMMITTEE REPORT OF THE HEAD OF PLANNING SERVICES 2 AUGUST 2004 PLANNING APPLICATIONS FOR CONSIDERATION APPLICANT REFERENCE LOCATION PROPOSAL CONTACT ADDRESS DATE VALID GRID REFERENCE DATE OF APPLICATION KENT COUNTY CONSTABULARY TW/04/01516 Land adjoining Carlton Erection of 1 No. one and a (David Hicken Associates Ltd. House half storey 2 bedroom Southgate House Brenchley Road detached dwelling. High Banks BRENCHLEY Loose BR Maidstone Kent ME15 0EQ) 07/06/04 07/06/04 DEPARTURE APPLICATION This application proposes a new dwelling outside the defined Limits to Built Development in the High Weald Area of Outstanding Natural Beauty. However, in view of the Inspectors comments in considering an appeal following refusal of application TW/03/00643, I do not consider this matter needs to be referred to the Planning Board or the First Secretary of State. DESCRIPTION The application site is part of the rear garden of a modern detached house, known as “Carlton House”, owned by the Kent Police Authority. The plot would be approximately 22 metres x 22 metres. It is proposed to build on this plot a small dwelling with 2 bedrooms in the roof space. The two dormer windows for the bedrooms are on the east elevation, to avoid overlooking the primary school. The dwelling would be built of brick with a plain clay tiled roof. Access to the site would be from a private road, owned by the Kent County Council, which is the main vehicular access to the Brenchley and Matfield Church of England Primary School, plus cottages to the rear. Two car parking spaces would be provided to the south of the dwelling, with access onto the private drive to the school. The site is thus within a group of buildings and could not be described as open countryside. Nevertheless the site is outside the defined Limits to Built Development of Brenchley village. The existing hedges on the north and east boundaries will be retained. A fence and native hedge will be provided along the southern boundary to the police house. In addition two hornbeam trees will be planted in the garden. RELEVANT HISTORY TW/80/00672 – Outline dwelling – Refused 08/08/80. TW/87/01791 – Outline (Regulation 5 KCC) dwelling – Approved by KCC 18/07/88. - E2 - TW/91/01216 – Outline – 4 bedroom dwelling – Refused 24/04/03 – Appeal Dismissed 22/10/03. Inspector commented: “ The site is previously developed land as defined in PPG3, and whilst that statement of Central Government policy emphasises the preference for urban sites, it does not preclude the development of housing in the countryside. PPG7 also states at paragraph 3.21 that housing development in the countryside, in the form of infilling, may be appropriate subject to the effect on the surroundings, which in this case include the Area of Outstanding Natural Beauty.” “ I conclude therefore that residential development of the site in principle could be carried out in a way that would safeguard the natural beauty and the character and appearance of the area, and could introduce a more cohesive arrangement of built form within the group. However the proposal to develop a four bedroom dwelling would be likely to dominate the site, eroding open areas and thus cause harm to the character and appearance of the area.” “However, the proposed 4 bedroom dwelling is overdevelopment of the site harming the High Weald Area of Outstanding Natural Beauty.” POLICIES 1. Kent Structure Plan 1996 - Policy ENV1 – Protection of the countryside. - Policy ENV3 – Protection of Area of Outstanding Natural Beauty. - Policy ENV4 – Protection of Kent Special Landscape Area. - Policy RS1 – Development in the countryside. - Policy RS5 – New housing development in the countryside. 2. Tunbridge Wells Borough Local Plan Adopted 1996 - Policy LBD1 – Development outside the Limits to Built Development. - Policy EN1 – General Development Control criteria. - Policy EN23 – Landscape protection in the High Weald Area of Outstanding Natural Beauty. 3. Kent and Medway Structure Plan – Deposit Plan, September 2003 - Policy E1 – Protecting Kent’s Countryside. - Policy E4 – Areas of Outstanding Natural Beauty. - Policy E5 – High Weald Special Landscape Areas. - Policy HP6 – Housing Development in the Countryside. 4. Tunbridge Wells Borough Local Plan Review – Second Deposit Copy, October 2002 - Policy LBD1 – Development outside the Limits to Built Development. - Policy EN1 – General control criteria. - Policy EN24 – Development Control criteria for all development outside the Limits to Built Development. CONSULTATIONS AND BACKGROUND PAPERS 1. Highways Manager 05/07/04 – No objections. 2. Brenchley Parish Council 15/06/04 – Recommend refusal – The application does not alter our comments made on application TW/03/00643 – Namely the application site is outside the area for built development, and would share a joint drive with the local primary school which would intensify existing traffic problems. - E3 - APPRAISAL The site is outside the Limits to Built Development. However, the Inspector’s decision on TW/03/00643 is an important material consideration. The Inspector did not object to the principle of a new dwelling, on the basis that the site is previously developed land within an existing group of buildings. In my view the main issues are whether the design, size and siting of this proposed dwelling harm the character and appearance of the area. Clearly any dwelling in this area of open garden land will erode the open rural character of the area to a degree. Nevertheless I consider that this small dwelling has been designed to respect the context of the site and cause minimal harm to the rural character of the area. The traditional design is appropriate to a rural area. Windows have also been positioned to minimise overlooking with the first floor dormer windows on the east elevation away from the elevation to the school. The views of the Parish Council are noted but this private access road is also used by occupants of adjoining cottages to the north and I do not consider a highway safety ground of refusal could be supported – particularly as the Inspector in 2003 said: “ The Parish Council refer to the possibility of the access intensifying existing traffic problems. On the information before me, I do not consider that a single four bedroom dwelling would significantly adversely affect traffic in the area.” SUMMARY The following is a summary of the main reasons for the recommendation: - The Council has had regard to the appeal decision on application TW/03/00643. - The scale, location and design of the development would preserve the landscape character of the locality. RECOMMENDATION – APPROVE SUBJECT TO THE FOLLOWING CONDITIONS: (1) Standard detailed YZ01. (2) Sample of materials D001. (3) Provision of parking space V004. (4) Restriction on permitted development R001 <A, B, C>. (5) Landscaping to be implemented L001. PLANS The following plans are the subject of the recommendation above: DHA/4900/01Rev A; DHA/4900/02 Rev A. Reference: CLC/AJB/NC - E5 - APPLICANT REFERENCE LOCATION PROPOSAL CONTACT ADDRESS DATE VALID GRID REFERENCE DATE OF APPLICATION GRANTHAM HALL LTD TW/04/01268 Grantham Hall Farm Removal of condition 2, (Lloyd Hunt Associates Lamberhurst Quarter closure of southernmost Camelot LAMBERHURST and northernmost Prescot Avenue LA accesses to A21. Longfield (TW/01/01433 refers). Kent TN3 8AJ) 11/05/04 676450/372150 11/05/04 DESCRIPTION This complex of farm buildings abuts the A21 Trunk Road to the north of the village of Lamberhurst. Works are currently proceeding on site to implement planning permission TW/01/01433 which includes: - Alterations and extensions to farmhouse – a Grade II listed building. - Detached garage for farmhouse. - Conversion of two redundant farm buildings to two dwellings – these are also Grade II listed. - Refurbishment and alteration of farm building to include a farm office. - Alteration of outbuilding to form a 6 bay car parking area. - Demolition of certain buildings. There are currently three accesses to this site, as it also serves the adjoining farmland. Condition 2 of the permission stated: “Before occupation of the premises, the existing southernmost and northernmost vehicular accesses to the A21 shall be closed permanently as indicated on the approved drawing to the satisfaction of Local Planning Authority. Reason: In the interests of highway safety.” It was thus intended that all vehicular access to the various buildings in the farmyard (including the three residential properties and farm office) would be from the existing central vehicular access. However, since the initial application was submitted, works to the A21 Lamberhurst by pass have progressed to such an extent that the A21 Trunk Road in front of this farmyard site will be de-trunked, stopped up and maintained by the Kent County Council and Local Highway Authority.
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