An apology for absence was received from Cllr Samir Jassal and CllrDiane Morton attended as his substitute.

The minutes of the meeting of the Planning Committee held on Wednesday, 2 March 2022 were agreed and signed by the Chair.

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.

Cllr Mulheran queried the need to declare an interest as a member was the applicant for one item and the Chair confirmed that as all Members knew the elected it was not necessary to declare that on this occasion.

No other declarations of interest were made.

Resolved that the application be REFUSED Planning Permission for the following reasons:

1. The proposals would result in three storey flat roof development that would be out of character with the area and would constitute an overdevelopment of the existing site and would be incongruous considering the existing pattern of development and the character of the predominantly residential area. It is therefore harmful to the character and appearance of the site and the wider locality and would contravene Policies CS14, CS15 and CS19 of the Gravesham Local Plan Core Strategy September 2014 which ensure new development will integrate well with the surrounding local area. At a national level the proposed development would also contravene paragraph 130 of the National Planning Policy Framework (2021) which states 'developments will add to the overall quality of the area; are visually attractive as a result of good architecture; and are sympathetic to the local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation o change (such as increased densities)'.

2. The proposed flats fail to offer the space required for adequate living accommodation to the detriment of future occupants and the enjoyment of these dwellings contrary to Policy CS19 of the Core Strategy 2014 and paragraph 130f of the National Planning Policy Framework 2021.

3. The proposal would result in a detrimental impact on the amenities of the occupiers of the residents of the surrounding properties and in particular, Nos. 51 and 53 Rochester Road, in terms of increase overlooking and loss of privacy and a dominant and overbearing impact due to the increase in height and bulk, contrary to Policy CS19 of the Core Strategy 2014 and paragraph 130f of the National Planning Policy Framework 2021.

4. The proposal fails to secure a contribution towards strategic mitigation measures within Special Protection Areas, and in the absence of this contribution or adequate information to inform an Appropriate Assessment, the development fails to comply with the requirements of the Habitat Regulations and Section 14 (specifically paragraphs 180 and 181) of the National Planning Policy Framework 2021 and Policy CS12 of the Gravesham Local Plan Core Strategy 2014.

INFORMATIVES

1.         DRAWINGS AND DOCUMENTS

For the avoidance of doubt, the decision to refuse this application was taken in relation to the following forms, plans and documents comprising the application:

Planning Application Form;

Design and Access Statement;

Drawing No. 039-P-001 – Site Location & Site Plan;

Drawing No. 039-P-010 – Existing Ground Floor Plan;

Drawing No. 039-P-011 – Existing First Floor Plan;

Drawing No. 039-P-012 – Existing Second Floor Plan;

Drawing No. 039-P-013 – Existing Roof Plan;

Drawing No. 039-P-020 – Existing West Elevation;

Drawing No. 039-P-021 – Existing North Elevation;

Drawing No. 039-P-022 – Existing South Elevation;

Drawing No. 039-P-023 – Existing East Elevation;

Drawing No. 039-P-040 – Existing West Car Park Elevation;

Drawing No. 039-P-042 – Existing South Car Park Elevation;

Drawing No. 039-P-043 – Existing East Car Park Elevation;

Drawing No. 039-P-041 – Existing North Car Park Elevation;

Drawing No. 039-P-100  ...  view the full decision text for item 53a

The Committee considered 20220052 in relation to 55 Rochester Road, Gravesend, Kent. 

The applicationwas for the construction of a third floor extension to facilitate the conversion of the existing roof penthouse to form 2 flats and reconfiguration of the parking layout.

The Team Leader (Development Management) introduced application 20220052 to the Committee and highlighted key points from the report.

• No pre-application discussions were had for this development prior to the application being submitted.
• Since the publication of the report, the SAMMS tariff has increased to £275.88 per dwelling from 1 April 2022.
• The site originally contained a bungalow and when the flats were approved careful consideration of the street scene was taken into account.  This resulted in a two-storey development in the roof space in keeping with the bungalow to the left and right of the property.
• In section 2 of the report the extensive planning history is set out. In 2020 an application for an erection of an additional 3 x 3 bedroom self-contained flats, relocation of 5no. car parking spaces and creation of 3no. additional car parking spaces was refused and an appeal was dismissed in 2021. In 2021 another application for the relocation of 5no. carparking spaces and erection of 3no. 2 bedroom self-contained flats and 3no. additional car parking spaces was refused and an appeal has been lodged awaiting an decision.  Later in 2021 an application for the relocation of 5no. car parking spaces and proposal of 2no. single storey dwellings and 3no. additional car parking spaces with ancillary works was refused by the Planning Committee. 
• The proposed changes to create a 3-storey flat roof building is not in character with the local area and will provide a net gain of only one unit.
• The second floor is revised to accommodate an additional dwelling with the layout matching the existing layout at ground and first floor. 
• As set out in section 6.35 of the report, each flat is substandard in size and would provide substandard living conditions for future occupiers.
• With regards to the impact on the surrounding properties this is addressed in section 6.41 – 6.47 of the report and it is considered that the proposed building would result in an additional storey to the building resulting in a large three storey building within close proximity to single storey dwellings. 
• The resulting bulk and massing of the building would have an overbearing and dominant impact on the surrounding properties and gardens and would be considered to be intrusive on the occupants of the adjacent dwellings.
• It is clear from the report at paragraph 6.23 to 6.33 that the design is contrary to policy which states:

the development is considered to constitute overdevelopment of the site which would result in a dominant and incongruous built form, out of character within the existing streetscene.  It is therefore harmful to the character and appearance of the site and the wider locality and would contravene Policies CS14, CS15 and CS19 (LPCS)

• The approved landscaping scheme for  ...  view the full minutes text for item 53a

Resolved that the application be APPROVED Planning Permission subject to the Conditions listed below:

Conditions

Time Limit

1.         The development hereby approved shall be begun not later than 3 years following the date of this permission.

Reason: In pursuance of Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

Approved Plans

2.         The development hereby permitted shall be carried out in precise accordance with the following approved plans and particulars:

SolarEdge three phase inverter datasheet received 13 October 2021;

Drawing (The Old Dairy Position of Inverter) received 14 October 2021;

Application form received 21 October 2021;

Drawing (The Old Dairy Solar Panels) received 25 October 2021;

Drawing (The Old Dairy Solar Panels – Location Plan) received 25 October 2021; and SolarEdge Designer Report received 14 December 2021.

Reason: For the avoidance of doubt and in the interests of proper planning.

Details of Solar Panels

3.         The solar panels hereby permitted shall not be erected until full details of the solar panel array, including details of their height, mounting and distance from the ground, 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 and retained as such thereafter.

            Reason: In order to protect and enhance the character and appearance of the site and locality, and in the interests of residential amenity, in accordance with Policies CS12 and CS19 of the Gravesham Local Plan Core Strategy 2014.

Soft Landscaping Scheme

4.         The solar panels hereby permitted shall not be erected until full details of a soft landscaping scheme associated with the development, including boundary screening and grass seeding or turfing, have been submitted to and approved in writing by the Local Planning Authority. The details to be submitted shall include planting plans, including specifications or species, sizes, planting centres, number and percentage mix, and details of seeding or turfing.

            The approved landscaping scheme shall thereafter be implemented and maintained in accordance with the approved details. All planting, seeding and turfing comprised in the approved scheme of landscaping shall be implemented during the first planting season following the completion of the development. Any trees, plants or grass which within 5 years of planting 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 written consent to any variation.

            Reason: In order to protect and enhance the character and appearance of the site and locality in accordance with Policies CS12 and CS19 of the Gravesham Local Plan Core Strategy 2014.

Expiry Date

5.         This permission shall expire within 25 years from the date when electricity is first exported (the ‘First Export Date’) from the solar panels to the host dwelling (The Old Dairy). Written notification of the First Export Date shall be provided to the Local Planning Authority no later than 14 days after  ...  view the full decision text for item 53b

The Committee considered 20211286in relation to The Old Dairy, Bocoda Hill Farm, Wrotham Road, South Street, Meopham, Gravesend, Kent, DA13 0QG.  The application wasfor the installation of solar panels.

The Team Leader (Development Management) explained to the Committee that there is a correction in the report at paragraph 4.3 relating to Cllr Tiran's comment, which should simply state that "a single resident made contact with her to raise their objection".

The Chair explained that in the report the reason for referral states Councillor Call In.  The application would have been referred to this committee as there is a fine balance to be drawn for this development that is within the Green Belt.

The Team Leader (Development Management) introduced application 20211286 to the Committee and highlighted key points from the report.

• The proposed solar panels would be positioned in an area to the northern boundary of Bocoda Hill Farm Cottage.
• The site falls within the Green Belt and also the Meopham Downs Landscape Character Area.
• The Old Dairy forms part of a previous farm complex which has all since been converted to dwellings.
• There are 66 solar panels proposed, laid out in 6 rows of 11 panels. Each panel is 1.73m by 1.1m and will be no higher than 0.5m off the ground. Each row of panels will be 19m wide, with 1.5m space between each row to allow for the retention and maintenance of the lawn. The overall area covered by the panels would be 268m2 .
• A trench approximately 90m long will be required for the cabling to connect the solar panels to an inverter located in the garage of The Old Dairy.
• They key consideration of this application is whether it is acceptable development within the Green Belt. The fundamental aim of Green Belt Policy is to prevent urban sprawl by preserving the open and permanent characteristics of the Green Belt.
• As stated in paragraph 147 of the NPPF, inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances.
• Paragraph 151 of the NPPF confirmed that elements of many renewable energy projects will comprise inappropriate development and as such this proposal must demonstrate very special circumstances, such as wider environmental benefits, to be considered acceptable.
• Due to the site currently being devoid of any buildings or structures, the proposal will reduce the openness and encroach into the countryside. 
• Guidance states that the impact on the openness should take into account the spatial and visual impact, the duration of a development and its remediability, and the degree of activity resulting from the use, such as traffic generation.
• The area surrounding the application site consists of open fields, wooded and hedgerow edges.
• The manmade shape and layout would appear out of place but is off-set by the fact they are low to the ground, will have space around them for grass to grow and not visible from a public vantage point.
• Although the panels  ...  view the full minutes text for item 53b

Resolved that the application be APPROVED Planning Permission with the following conditions: -

1.               Approved Plans

2.               Soft Landscaping Scheme

3.               Vehicular Crossover / Dropped Kerb Installation

4.               No gates are to be installed on this driveway.

The Committee considered 20211551in relation to 90 Cross Lane East, Gravesend, Kent DA12 5HB.   The applicationwas for the creation of a dropped kerb for vehicle access onto west side of the property to facilitate vehicle access to the front of the property.

Cllr Morton left the Council Chamber for a short period of time but because she missed the presentation she was unable to vote on this application.

The Team Leader (Development Management) introduced application 20211551 to the Committee and highlighted key points from the report.

• The application site comprises of a chalet type bungalow dwelling on the southern side of Cross Lane East which is a classified road (C Class) and the existing dwelling has a driveway at the eastern end which serves a garage.
• The immediate locality is residential in character with several surrounding dwellings having off road parking to the front of their dwellings.  Further east of the site is a parade of shops and hot food outlets around the Echo Square roundabout.
• A recent site visit has identified that works have been undertaken to accommodate the new driveway and associated hard standing.
• In section 6 of the report it sets out the planning merits of this proposal and paragraph 6.2 and 6.3 of the statement sets out the key consideration for this application; namely

whether the proposed new vehicular access and the associated front garden parking/hardstanding facilities and alterations to the front garden boundary are appropriate and acceptable in both in highway safety terms and amenity terms and in relation to adopted policy.

• In paragraphs 6.5 to 6.8 of the report it confirms that there is sufficient depth to provide parking spaces on the site and Gravesham Highways Officers raised no objection to the parking being provided. 
• In paragraph 6.13 to 6.15 of the report it outlines the Kent County Council Crossover team is unlikely to support the second dropped kerb for the site. Furthermore, Saved Policy T5 in the Local Plan First Review (1994) actively discourages the creation of new accesses to local distributor road to the main highway network.
• The impact of this second vehicular access would also result in there being a loss of two on road parking spaces (depending on size of the vehicle)
• In summary, it is considered the development is contrary to local and national policies as set out in paragraph 6.15 of the report.
• In paragraph 6.15 of the report it sets out the character and appearance of the site prior to works commencing on site.
• Notwithstanding the neighbouring sites, which currently have hardstanding in the front garden facilitating vehicle accesses fronting the highway, by virtue of the significant loss of soft landscaping at the site is considered harmful to the character of the street scene.  The existing soft landscaping has recently been removed resulting in a net loss of biodiversity. This is contrary to Section 15 of the NPPF (2021), which states that developments should result in a biodiversity net gain.
•  In summary, whilst the proposal  ...  view the full minutes text for item 53c

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 copy of the schedule has been placed in the democracy web library and also in the Reception, Civic Centre: - http://bit.ly/1Uwy6bJ.

There is no any other business.