Agenda item

20190265 - Removal of stable building and out building and replacement with an 8 bay domestic garage building with lift facility for the double stacking of vehicles at The Barn, East Court Farm, Church Lane, Gravesend - report herewith

Decision:

Following the Officer presentation to Members, the Board considered the submitted planning application and all other material planning considerations and information available to them Members judged that Very Special Circumstances were as follows:

 

·         That the proposal was within the residential curtilage of the property and did not encroach onto the Green Belt;

·         That the design and external treatment of the proposal reflected the existing buildings on the site;

·         There were no usable buildings on the site for vehicle storage including the original open sided shed;

·         The design of the proposal was considered to be subservient to the dwelling it was related to; and

·         The proposal had a limited impact on the openness of the Green Belt.

 

Therefore the Board considered that the potential harm to the Green Belt by reason of inappropriateness, and any other harm, was clearly outweighed by the Very Special Circumstances listed above. In the light of these considerations, Members resolved that application 20190265 be PERMITTED subject to the conditions regarding the implementation of development listing drawing numbers, a condition limiting the use of the building to garaging ancillary to the main dwelling and for no other purpose and the use of appropriate materials; together with the reasons for imposing such conditions and informatives that will be described in full in the decision notice issued by the Planning Department and available on the following link: www.gravesham.gov.uk/planning-search.

Minutes:

Cllr John Burden left the Council Chamber during discussion and voting on this application.

The Board considered an application reference 20190265 which sought the removal of the stable building and an outbuilding and the replacement with an 8 bay domestic garage building with lift facility for the double stacking of vehicles. The Principal Planner described the application in detail and showed photographs and plans of the site. Members were also apprised of previous changes to the layout of the site which was a former farmstead, including the conversion of a brick barn and stable building into a dwelling (The Coach House), the demolition of a Dutch barn to create a garden, the conversion of a threshing barn into two dwellings (The Barn and The Granary) and the conversion of a side barn/cart lodge into a further dwelling (Meadow Lodge). The officer noted that the previous conversions had been undertaken using sympathetic designs. The site also has a new access to serve the four dwellings on the site. Permitted Development Rights had been removed on the conversion of the farm buildings to dwellings. However, the proposed garage was much bigger than the building it replaced and had a larger footprint than the dwelling it would serve although its design was similar to that of the dwellings. The proposed garaging would be used to house the applicant’s collection of cars which were currently stored around the site. The key issues were the whether the proposal was inappropriate development contrary to national policy set out in Section 13 (Protecting Green Belt Land) of the National Planning Policy Framework (NPPF) and Policy CS02 of the Gravesham Local Plan Core Strategy (September 2014), saved policy C13 (vii) of the Gravesham Local Plan First Review and emerging Policy DM6 – Extensions, Replacement Buildings and Ancillary Development in the Green belt on the Gravesham Site Allocations and Development Management Policies DPD (Regulation 18, Stage 1, Part 2 consultation draft – April 2018.

The Board was advised that garages did not fall within the exceptions to inappropriate development in the Green Belt in the NPPF. However there was some flexibility in local policies and the proposal should be considered on its merits, be reasonably required, be well designed, should not be overbearing and should be subservient to the main building, and not cause harm to the openness of the Green Belt and there should be no other outbuildings that could be used. No objections had been received for neighbouring properties and no objections had been received on highways grounds.

The application had been referred for consideration at the request of Cllr Brian Sangha.

The following points were made during discussion on this application:

·         Following a question on whether to building to be removed was of historic interest, the officer advised that the stable building would be removed together with a green shipping container and had only been on the site since 2006. The two mobile homes being used by construction staff would also be removed. None of these could be considered as curtilage listed buildings.

·         The Board was informed that the height of the tree line situated on Eastcourt Manor (not the application site) and located to the rear of the proposed garaging was currently approximately 7 to 8 metres and the garaging roofline would be 6.9 metres. The tree line behind the proposed building would screen the garage building from the neighbouring Eastcourt Manor.

·         The site was located in the Chalk Ward of the Borough and was not within the parish area of Shorne which was 400 metres to the east.

·         The proposal fell within the defined curtilage of the site.

·         It was noted that the new access was built in 2013 and now blended into its surroundings as the planting had grown in.

·         A comment was made that the Conservation Officer should have addressed the possible historic nature of the building to be removed and those within the curtilage.

·         It was noted that there had been 4 garage spaces on site which in 2018 had been converted to residential properties and concern was expressed that this might happen again. The Board was advised that there was no intention for conversion into dwellings and the opinion was expressed that any permission should be strictly conditioned to prevent this from happening and that the limit for buildings within the curtilage of this site has been reached.

·         It was considered that the proposal did not detract from the openness of the Green Belt. However, it was suggested that the meadow behind the dwellings should be protected and enhanced.

·         Officers advised the Board that Very Special Circumstances needed to be demonstrated if an exception was to be made to inappropriate development in the Green Belt.

Following the Officer presentation to Members, the Board considered the submitted planning application and all other material planning considerations and information available to them. Members judged that the Very Special Circumstances were as follows:

·      That the proposal was within the residential curtilage of the property and did not encroach onto the Green Belt;

·      That the design and external treatment of the proposal reflected the existing buildings on the site;

·      There were no usable buildings on the site for vehicle storage including the original open sided shed;

·      The design of the proposal was considered to be subservient to the dwelling it was related to; and

·      The proposal had a limited impact on the openness of the Green Belt.

Therefore the Board considered that the potential harm to the Green Belt by reason of inappropriateness, and any other harm, was clearly outweighed by the Very Special Circumstances listed above. In the light of these considerations, Members resolved that application 20190265 be PERMITTED subject to the conditions regarding the implementation of development listing drawing numbers, a condition limiting the use of the building to garaging ancillary to the main dwelling and for no other purpose and the use of appropriate materials; together with the reasons for imposing such conditions and informatives that will be described in full in the decision notice issued by the Planning Department and available on the following link: www.gravesham.gov.uk/planning-search.

Note:   Mr Philip Graham (Agent)(a supporter) addressed the Board.

 

Supporting documents: