A08 F/TH/18/0338 PROPOSAL: Erection of 1No 4 bedroom detached dwelling LOCATION: 40 Canterbury Road West RAMSGATE Kent CT12 5DU WARD: Cliffsend And Pegwell AGENT: Mr Tony Michael APPLICANT: J A Squires Construction Ltd RECOMMENDATION: Approve 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. GROUND In accordance with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Purchase Act 2004) 2 The proposed development shall be carried out in accordance with the submitted application as amended by the revised drawings numbered: 001 (received 08/03/18) 002A (received 24/05/18) 003 (received 08/03/18) 004B (received 24/05/18) 008B (received 24/05/18) GROUND: To secure the proper development of the area. 3 Prior to the first occupation of the dwelling hereby approved pedestrian visibility splays of 2metres by 2metres behind the footway on both sides of the dwelling access with no obstructions over 0.6m above footway level shall be provided and thereafter maintained. GROUND: In the interest of highway safety. 4 The development hereby approved shall incorporate a bound surface materials for the first 5 metres of the access from the edge of the highway. GROUND: In the interests of highway safety. 5 No development shall take place on any external surface of the development hereby permitted until details of the type, colour and texture of all materials to be used for the external surfaces of the dwelling have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. GROUND: In the interests of visual amenity in accordance with Policy D1 of the Thanet Local Plan. 6 No development shall take place until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written specification and timetable which has been submitted to and approved by the Local Planning Authority. Ground: To ensure that features of archaeological interest are properly examined and recorded. 7 The dwelling hereby approved shall be so constructed as to provide a minimum sound attenuation of not less than 20db average over the frequency range 100 to 3150Hz against the external noise from aircraft to which they are likely to be exposed. GROUND: To protect the residential amenities of the future occupiers of the development, in accordance with Thanet Local Plan Policies EP7 and EP8. 8 Prior to the first occupation of development hereby approved, full details of both hard and soft landscape works, to include: o species, size and location of new trees, shrubs, hedges and grassed areas to be planted o the treatment proposed for all hard surfaced areas beyond the limits of the highway o walls, fences, other means of enclosure proposed shall be submitted to, and approved in writing by, the Local Planning Authority. GROUND: In the interests of the visual amenities of the area and to adequately integrate the development into the environment in accordance with Policies D1 and D2 of the Thanet Local Plan 9 All hard and soft landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the first occupation of any part of the development, or in accordance with a programme of works to be agreed in writing with the Local Planning Authority. Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of a similar size and species, unless the Local Planning Authority gives any written consent to any variation. GROUND In the interests of the visual amenities of the area in accordance with Policies D1 and D2 of the Thanet Local Plan 10 The soft landscaping to be provided in pursuant of condition 8 above shall include the planting of a hedgerow along the west, south and eastern boundaries of the site, where it does not interfere with the required visibility splays. GROUND: In the interests of the visual amenities of the area and to adequately integrate the development into the environment in accordance with Policies D1 and D2 of the Thanet Local Plan. SITE, LOCATION AND DESCRIPTION The application site is the side garden of 40 Canterbury Road West. The site lies outside of the village confines, with existing residential development to the west of the site (in the form of 8no. detached and semi-detached one and two-storey dwellings), and 4no. two storey dwellings are being built on land to the east of the application site. Opposite the site is Jentex, and to the south of the site is agricultural land. RELEVANT PLANNING HISTORY F/TH/94/0390 - Use of land as additional garden area together with the erection of a front canopy to existing dwelling. Granted 20/09/1994. OL/TH/02/0546 - Erection of a detached dwelling (Outline Application). Refused on the 31/07/2002 for the following reasons: o The proposed development, if permitted, would result in the undesirable spread of urban related ribbon development outside the confines of the existing built up area of Cliffsend, and into the surrounding open countryside and would prove severely detrimental to the character and visual amenities of the locality, and contrary to Kent Structure Plan Policy RS1, which seeks to preserve and enhance the character, amenity and functioning of the countryside. o The application site lies outside the confines of an existing village and the proposed use would be unrelated to local need, without agricultural or other rural justification, and thereby contrary to Policies RS1 and RS5 of the Kent Structure Plan, and Policy R1 of the Isle of Thanet Local Plan. o The erection of a dwelling in this location would create an unacceptable precedent for further development of this nature outside the build confines of rural towns and villages, contrary to Policy RS1 of the Kent Structure Plan and Local Plan Policy R1. o The proposed development would result in the creation of an unacceptable access onto Canterbury Road West contrary to Kent Structure Plan Policy T19. o The proposed development would, if permitted, be detrimental to the maintenance of long views over the Wantsum Channel Area of High Landscape Value from this location, contrary to the provisions of Policy CL4 of the Isle of Thanet Local Plan. An appeal was raised for this application and dismissed by the Inspector. F/TH/16/1354 Erection of a two storey 3-bed detached dwelling. Granted 15/12/16 PROPOSED DEVELOPMENT The proposal is for the erection of 1no. 2-storey 4-bed detached dwelling, fronting onto Canterbury Road West. The site has a width of approximately 12.5m and a depth varying between approximately 31-34m. The dwelling is provided with 2no. car parking spaces to the front, and a garden to the rear. DEVELOPMENT PLAN POLICIES Thanet Local Plan Saved Policies (2006) CC1 - Impact on Countryside CC2 - Landscape Character Area H1 - Housing D1 - Design D2 - Landscaping TR12 - Cycle Parking TR16 - Parking Provision SR5 - Play Provision HE11 - Archaeological Assessment HE12 - Archaeological Sites and Preservation EP7 - Aircraft Noise EP8 - Aircraft Noise and Residential NOTIFICATIONS Letters were sent to the neighbouring property occupiers and a site notice was posted close to the site. No responses have been received. Cliffsend Parish Council - No comments received. CONSULTATIONS No responses received. COMMENTS This application is brought before members as a departure to Thanet Local Plan Policy H1. Principle The application site is located on the edge of Cliffsend on non-previously developed land outside of the village confines. Policy H1 of the Thanet Local Plan requires that residential development on non-allocated sites will be permitted only on previously developed land within existing built-up confines unless specifically permitted by other local plan policies, however this policy no longer accords with the requirements of the National Planning Policy Framework, as the Council no longer has a 5 year supply of housing land, and as such this policy has little weight at this time. Policy CC1 of the Thanet Local Plan states that new development will not be permitted unless there is a need for the development that overrides the need to protect the countryside. The principle of a dwelling on this site has previously been accepted by the approval of a dwelling under planning reference number F/TH/16/1354. The site the subject of this planning application is located between existing and newly constructed dwelling housings in Cliffsend. Other issues such as the impact on the countryside, sustainability of the site, character and appearance of the proposed development, and highway safety are considered below. Impact on Character and Appearance of Countryside and Surrounding Area The site falls outside of the urban confines and within a Landscape Character area. Policies CC1 and CC2 of the Thanet Local Plan look to protect the open landscape, and the wide, long views of the former Wantsum Channel area and Pegwell Bay. The application site is prominently located fronting Canterbury Road West, in a gap that currently provides views through to the former Wantsum Channel area and Pegwell Bay. The site was formerly the side garden of number 40 Canterbury Road West, but has been physically severed by a close boarded fence. Whilst the site is located outside of the village confines, the proposal would infill a site between number 40 and a dwelling which is under construction to the east and fronting Canterbury Road West.