Planning Statement On behalf of Hatchery Preston Farm, Shoreham Road, Shoreham, TN14 7UD December 2020 DHA/14484 Contents 1 INTRODUCTION ............................................................................... 1 1.1 Overview ................................................................................................................ 1 1.2 Key Issues ............................................................................................................... 1 1.3 About Hatchery ........................................................................................................ 2 1.4 Report Structure and Supporting Documentation ......................................................... 2 Documents ................................................................................................... 3 Drawings: .................................................................................................... 3 2 SITE CONTEXT ................................................................................. 5 2.1 The Application Site and Surroundings ....................................................................... 5 2.2 Site Constraints and Designations .............................................................................. 6 2.3 Accessibility ............................................................................................................ 6 2.4 Planning History ....................................................................................................... 6 2.5 Land Status ............................................................................................................. 7 3 THE PROPOSED DEVELOPMENT ........................................................... 8 3.1 Overview of Development ......................................................................................... 8 3.2 The Makerspace (Existing Building 4) ......................................................................... 8 3.3 Redevelopment ....................................................................................................... 9 Building 1 – Private Offices ............................................................................ 9 Building 2 – Site Hub .................................................................................... 9 3.4 Access .................................................................................................................. 10 3.5 Parking ................................................................................................................. 10 3.6 Servicing ............................................................................................................... 10 3.7 Landscaping and Biodiversity .................................................................................... 11 4 STATEMENT OF COMMUNITY INVOLVEMENT ......................................... 12 4.1 Policy Context ........................................................................................................ 12 4.2 Overview ............................................................................................................... 12 4.3 Consultation Advertisement ..................................................................................... 12 4.4 Public Consultation ................................................................................................. 13 4.5 Feedback and Responses ......................................................................................... 14 4.6 The Applicant’s Response ......................................................................................... 17 5 PLANNING POLICY FRAMEWORK ........................................................ 18 5.1 Overview ............................................................................................................... 18 5.2 The Development Plan ............................................................................................ 18 Sevenoaks Core Strategy (2011) ..................................................................... 18 Allocations and Development Management Plan (2015) .................................... 19 5.3 Other Material Considerations ................................................................................... 21 The National Planning Policy Framework (NPPF) 2019 ..................................... 21 Development in the Green Belt SPD (adopted 2015) ....................................... 23 Status of the Sevenoaks District Local Plan .................................................... 24 Local Plan Evidence Base ............................................................................. 24 6 GREEN BELT ASSESSMENT ............................................................... 26 Hatchery Preston Farm, Shoreham Road, Shoreham 6.1 Context................................................................................................................. 26 6.2 Assessment Methodology ........................................................................................ 26 6.3 Assessment of Impact ............................................................................................. 27 Openness ................................................................................................... 27 Strategic Green Belt Function ....................................................................... 28 6.4 Summary and Conclusion ........................................................................................ 29 7 PLANNING CONSIDERATIONS ........................................................... 30 7.1 Principle of Development ........................................................................................ 30 7.2 Loss of Existing Use ............................................................................................... 30 7.3 Design and Amenity ................................................................................................ 31 7.4 Landscape Impact ................................................................................................... 31 7.5 Ecology ................................................................................................................. 34 Preliminary Ecological Appraisal .................................................................... 34 Bat Emergence Surveys ............................................................................... 34 7.6 Tree Impact ........................................................................................................... 35 7.7 Transport Considerations ......................................................................................... 35 7.8 Flood Risk & Drainage ............................................................................................ 36 7.9 Archaeology .......................................................................................................... 37 7.10 Geo-Environmental Desk Study ............................................................................... 37 7.11 Energy Statement .................................................................................................. 38 7.12 Achieving Sustainable Development ......................................................................... 39 8 THE PLANNING BALANCE ................................................................ 40 8.1 Decision Making Framework .................................................................................... 40 8.2 Assessment ............................................................................................................ 41 Benefits ...................................................................................................... 41 Harm .......................................................................................................... 41 Conclusion .................................................................................................. 41 9 CONCLUSION ................................................................................ 43 9.1 Summary .............................................................................................................. 43 Page 2 of 2 Hatchery Preston Farm, Shoreham Road, Shoreham 1 Introduction 1.1 Overview 1.1.1 This statement has been prepared on behalf of Hatchery in support of a detailed planning application relating to Preston Farm, Shoreham Road, Shoreham (“Preston Farm” or “the site”). 1.1.2 Full planning permission is sought for a combination of conversion and replacement of existing buildings to create a new rural business work hub. The intention is to deliver a combination of flexible private offices, coworking space and ‘makerspace’ for the manufacture of local produce. The wider scheme includes a site hub, including café and fitness centre.. All proposed uses fall within the new Class E Use Class. 1.1.3 The existing access via Shoreham road would be retained and the proposal includes associated parking and landscaping. 1.2 Key Issues 1.2.1 Preston Farm is a former dairy, which diversified to business use in the 1990’s and comprises offices and a commercial livery yard. The site is Previously Developed/ brownfield land owing to the cessation of the former agricultural operations and the ongoing commercial use of the land since the early 2000’s. 1.2.2 The site was purchased by Hatchery with a vision of re-purposing the existing commercial facilities, enhancing the visual impact of the farm, improving the landscape and amenity of the countryside, and creating a high-quality