Strategic Sites and Design Manager, Lois Jarrett P Development Control Manager, Martin Vink Planning Committee Wednesday the 20th August 2014 at 7.00pm ______________________________________________________________________ Update Report for the Committee The following notes and attached papers will be referred to at the meeting and will provide updated information to the Committee to reflect changes in circumstances and officer advice since the reports on the agenda were prepared 3. Minutes – to approve the Minutes of the Meeting of this Committee held on the 16th July 2014. 4. Requests for Deferral/Withdrawal ______________________________________________________________________ Part I – Monitoring/Information Items 5. Appeal Decisions received between April to June 2014. Unfortunately the 2nd paragraph of this report as printed is incorrect. The correct paragraph is below. The Communities and Local Government Performance Indicator for the Council was that no more than 40% of planning applications are allowed where the appeal is against the refusal of planning permission. The performance for this quarter is 14% which is on target; the annual figure is 23% which is also within target. ______________________________________________________________________ Part II – For Decision 6. Proposed Procedures for Determining the Outline Planning Application for Chilmington Green. 7. Schedule of Reports ______________________________________________________________________ (a) 14/00750/AS - Land at junction of Dover Place and Station Road, Ashford, Kent - An application for reserved matters relating to details of landscaping on planning permission reference 11/00382/AS Change to recommendation page 1.35 as follows:- “… issue the decision notice with any further conditions, deletion of conditions or minor changes to conditions to those set out …” (b) 14/0390/AS & 14/00391/AS & 14/00392/AS - Former Rowcroft and Templer Barracks site, Templer Way, Ashford, Kent – Variation of s106 obligations - 1 - 1) Application under s106BA of the Town and Country Planning Act 1990 to modify the planning obligation Amendment to the Level of Affordable Housing – Application 14/00390/AS 2) Application under s106A of the Town and Country Planning Act 1990 to modify the planning obligation of 17 October 2005 concerning the provision of mixed use units 3) Application under s106A of the Town and Country Planning Act 1990 to modify the planning obligation of 17 October 2005 concerning the provision of employment land so that Parcels 13A, EMP1 and EMP3 may be developed as housing instead of employment land and removing the requirement to provide four small retail units. See Annex 1 to this report. (c) 14/00195/AS - Land at Luckley Field, South of 128 Little Chequers, Wye (Site WYE2) – Erection of 25 dwellings with vehicle access of Little Chequers. Parking, drainage works, structural and on site landscaping The Dark Skies SPD 2014 was adopted following the last Planning Committee in July 2014. This is a material consideration to this application and the applications that follow on the agenda. (d) 14/00254/AS - Shadoxhurst Garage, Woodchurch Road, Shadoxhurst, Ashford, Kent TN26 1LR – Erection of 17 new dwellings together with access roads, access, sewers and external works. The report requires clarification in respect of paragraphs 27, 30 and 62. In these paragraphs the report refers to the proposed urban extension at Chilmington Green. In respect of the Chilmington Green AAP, this is an adopted document which does form part of the development plan. In addition an outline application for this development is under consideration. The former whilst a material consideration is not one that carries significant weight and the latter no weight at this stage as it is still awaiting determination. The proposed recommendation to permit is not based upon either of these factors but because officers consider that residential development, of the scale and quantity proposed, on this previously developed site, for the reasons set out in the report represents appropriate sustainable development in the context of the NPPF and Development Plan. It should be clear that reference to Chilmington Green in the context of this application / report simply relates to the fact that should the application at Chilmington Green be permitted, and over time built out, then this development will become more sustainable in locational terms. 2 additional letters of objection received raising the following: Contrary to the D&A statement the proposal is not sympathetic to the surrounding area and the density is too high compared to the surrounding developments. The proposal would not be a natural extension to The Willow / Bullrushes being twice the density. - 2 - Plot 10 is just 6m away from an existing dwelling and the overall impact is cramped. The erection of a mini housing estate is against the wish list of Shadoxhurst and does not represent minor development or infill. Proposal will add to pressures already faced by the village due to Chilmington and the proposal will increase traffic on the roads. (e) 14/00460/AS – Knockwood, Knockwood Lane, Molash, Canterbury, Kent, CT4 8HN – Proposed installation of 14 no. dog kennels, grooming area and food preparation area, conversion of part of garage to isolation pen/treatment room and office and erection of an 8 no. cattery with associated parking. The applicant’s agent has requested details of the construction of the kennels to be made available to members of the committee. He indicates that they highlight that dogs will not see each other and are therefore unlikely to make any noise at feeding times. The details are attached as annex 2 to this report. The question has been raised as to whether the dogs will be able to see each other within in the runs. There will be solid walls between each run so the dogs will not see each other when in the runs. The design of the proposed dog runs is shown in the photograph below. It is noted that within the report it is stated that waste from the proposed kennels will be pumped into an existing septic tank. This is incorrect, the waste will be pumped into a new septic tank which is to be installed and has been agreed with Environmental Services. It is therefore proposed that Condition 6 should be amended to read:- Prior to the first occupation of the kennels hereby approved, the approved method for the disposal of waste shall be implemented and maintained and subsequently retained in an effective working condition to unless otherwise agreed in writing by the Local Planning Authority. (f) 14/00523/AS – Land between Dorset Bungalow and The Paddocks, Faversham Road, Challock, Kent – Outline planning permission for the - 3 - erection of six houses with access and parking with all matters reserved for future consideration. The Parish Council are unable to attend the meeting and asked that the letter attached as annexe 3 to this update report be brought to members’ attention. It confirms their support for this application (g) 14/00346/AS – The Plateau, 66 The Street, Appledore, Ashford, Kent, TN26 2AE – Replacement detached dwelling. None (h) 14/000630/AS – 9 Conker Close, Kingsnorth, Ashford, Kent, TN23 3LL – Erection of a two storey side extension with integral car port, conversion of garage into habitable accommodation and alterations to garage roof. Further letter of objection received (from a previous objector) regarding revised plans. o Notes that actual boundary has been revised following objectors observations. Latest revisions confirm concerns that off road parking will be lost if planning permission is granted. o The current allowance is a double garage and room for 3 vehicles infront of the double garage. The revised drawing which only shows 2 vehicles confirms their concern about the loss of 2 off road parking spaces. Therefore strongly object. (i) 14/00869/AS – 27 Primrose Drive, Kingsnorth, Ashford, TN23 3NP – Alteration to roof of detached garage, insertion of dormer window to front elevation and new external staircase to side elevation to accommodate home office. Kingsnorth Parish Council – no comment - 4 - Annex 1 – 14/00390/AS & 14/00391/AS & 14/00392/AS Affordable Housing No. affordable No. of affordable Officer Dwellings to be units as a comment provided percentage of total number of houses permitted by outline S106 requirement 250 20% Delivered on-site 129 10% to-date by s106 Delivered on-site 50 4% Officers to-date by other recommend mechanisms that these which are not units are currently counted accepted by s106. as counting towards Figure 1 - Current S106 area to provide up to 121 affordable dwellings s106 requirement To be delivered 60 5% by amended s106 Total affordable 239 19% Total loss housing if of 11 units amendment approved 5 Figure 2 - Proposed new location to provide 60 affordable dwellings Annex 1 – 14/00390/AS & 14/00391/AS & 14/00392/AS Live/Work Units No. Units to be Officer Comment provided S106 requirement 21 Delivered to-date 14 by s106 To be delivered 7 by current s106 and Reserved matters applications To be delivered 7 Relocated from by amended s106 Parcel 29 to Parcel 10 Total 21 No net loss of Live/Work Units Figure 3 - Proposed Live/Work Relocation 6 Annex 1 – 14/00390/AS & 14/00391/AS & 14/00392/AS Employment Floor space 4 Small Retail Commercial Floor Officer Units space [Use] Comment S106 requirement 400sq.m 3000sq.m [B1/A2] Location Parcel 8/9/10 Parcel 13a/EMP13EMP3 To be delivered 0 929sq.m [B1, A1, Use widened by amended s106 A2, A3, A4 to allow greater or A5] mix of high street uses Location Requirement Parcels 8/9/10 The deleted following Commercial amendment to Floor space is commercial floor now space obligation concentrated around the Manor, Waitrose and Figure 4 - Commercial Floor space proposed = Not retained for employment Public House =Retained for wider mix of employment to provide high street Total 929sq.m 7 Annex 3: 14/00523/AS – Land between Dorset Bungalow and The Paddocks, Faversham Road, Challock Details Reproduced from Kennelspace website being the supplier for our venture.