Agenda, decisions and minutes
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Apologies for absence
No apologies for absence were received.
The minutes if the meeting of the Planning Committee held on 6 January 2021 were signed by the Chair.
Declarations of Interest
To declare any interest members may have in the items contained on this agenda. When declaring an interest a member must state what their interest is. Any declared interest will fall into one of the following categories:
A Disclosable Pecuniary Interest which has been or should have been declared to the Monitoring Officer, and in respect of which the member must leave the chamber for the whole of the item in question;
An Other Significant Interest under the Code of Conduct and in respect of which the member must leave the chamber for the whole of the item in question unless exercising the right of public speaking extended to the general public;
A voluntary announcement of another interest not falling into the above categories, made for reasons of transparency.
There were no declarations of interest made.
Planning applications for determination by the Board
Resolved that application 20210058 be REFUSED Planning Permission on the following grounds:
1. The proposed dwelling will result in a prominent and cramped over-development of the site that would be incongruous with the character and appearance of the layout of the residential properties in the surrounding area. The proposal is therefore considered to be contrary to the requirements of Policies CS14, CS15 and CS19 of the Gravesham Local Plan Core Strategy (2014), and paragraphs 117, 122, 124, and 127 of the National Planning Policy Framework (2019); and
2. The proposed dwelling will result in an unacceptable and cramped amenity space for future occupiers, and would also be likely to experience unacceptable and mutual levels of overlooking and loss of privacy from the proposed layout and the close presence of Nos. 44-46 Rosebank Gardens. The proposal would therefore fail to provide a high standard of amenity for future occupiers and existing properties, which would conflict with the requirements of the SPG2 Residential Layout Guidelines (2020), Policy CS19 of the Gravesham Local Plan Core Strategy (2014) and paragraph 127f of the National Planning Policy Framework (2019).
The Committee considered application reference 20210058 in relation to land of the junction with Davis Avenue and Rosebank Gardens, Northfleet for the erection of a single storey one bedroom dwelling with one parking space. The proposed single storey house would be positioned on a narrow strip of land adjacent Sherwood Cottage, a bungalow on Davis Avenue, and the entrance to the rear access to the houses between Rosebank Gardens to the south and Davis Avenue to the north.
The Team Leader (Development Management) introduced the report and advised that the proposed dwelling and single storey car port to its side would take up the majority of the plot. The rear elevation would also make up the rear boundary of the new dwelling. The accommodation would comprise a single bedroom, a shower room, a living/kitchen/diner area and an entrance lobby. The site was within the urban area where principle of development was acceptable.
The Committee noted that outline planning permission had been granted for a dwelling in 2004 which had not been implemented and had since expired. This application had been approved in line with previous local and national planning policies and, as such, this was not a material planning consideration.
It had therefore been concluded that the proposed dwelling would sit on a prominent and obviously smaller plot than its surrounding counterparts and would result in a cramped over-development of the site that would be out of keeping with the character and appearance of the layout of the properties in the immediate area. On this basis, the proposal was considered to be contrary to the requirements of local and national planning policies.
In addition, it was considered that the proposed development would provide substandard living conditions for future occupiers. Namely:
· Substandard garden size/depth
· The outlook from the bedroom window would be directly onto the pavement.
· Overlooking from surrounding properties.
In summary the proposal fails to comply with paragraphs 17, 122, 124 and 127 of the National Planning Policy Framework 2019 and the CS14, CS15 and CS19 of the Borough Council’s Local Plan Policy.
In conclusion the officer recommended that the application be refused on the following two grounds - overdevelopment and unacceptable living conditions for future occupiers.
The application had been referred to the Committee by Cllr Lauren Sullivan.
The Committee heard the views of a public speaker in support of the application who answered questions from Members.
The following points were made during discussion on this application:
· It was noted that the dwelling was being proposed for use by a member of the speaker’s family who needed somewhere to live. Following a question on whether one of the speaker’s rental properties could be used instead, the Committee was advised that the speaker owned a number of properties one of which going through an eviction process. It was noted that this process had been delayed due to the pandemic and could not be finalised until after Christmas.
· The speaker confirmed that he had accessed pre-application advice from other local authorities ... view the full minutes text for item 42a
Planning applications determined under delegated powers by the Director (Planning & Development)
A copy of the schedule has been placed in the democracy web library and also in the Reception, Civic Centre: - http://bit.ly/1Uwy6bJ.
A schedule showing applications determined by the Director (Planning & Development) under delegated powers had been published on the Council’s website.