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APPLICATION:       MA/09/0645         Date: 1 June 2009          Received: 4 June 2009

 

APPLICANT:	Ms T  Breakspear
LOCATION:	36, WEST STREET, HARRIETSHAM, MAIDSTONE, KENT, ME17 1HX
PROPOSAL:	An Outline planning application for the erection of a chalet bungalow with all matters reserved for future consideration as shown on drawing number 1a, 1b, 1c and 1d received on 23/4/09.
AGENDA DATE:   CASE OFFICER:	23rd July 2009   Peter Hockney

 

The recommendation for this application is being reported to Committee for decision because:

 

●  It is contrary to views expressed by the Parish Council

 

POLICIES

 

Maidstone Borough-Wide Local Plan 2000:  ENV6, H27, T13
South East Plan 2009: CC1, CC4, H1, H4, H5, T4, NRM11, M1, BE1, BE6
Government Policy:  PPS1, PPS3, PPG13

 

RELEVANT HISTORY

 

There is no relevant planning history for this application.

 

CONSULTATIONS

 

Harrietsham Parish Council wishes to see the application REFUSED on the following grounds:-

 

“Due to the confined plot space for the proposed development.

 

The neighbouring property, Mistletoe Bungalow, used as an example by the applicant, is single storey and on a plot twice the size.  There is no block plan provided to show the position of the building and the two parking spaces, as detailed in the planning application.  We believe that there is insufficient space for the parking of the vehicles.”

 

MBC Conservation Officer wishes to see the application APPROVED stating:-

“This proposal will have no significant impact on the setting of the nearby listed buildings.”

 

REPRESENTATIONS

 

One letter has been received stating that they have no objections in principle to the erection of a new dwelling but raise the following concerns:-

·         Insufficient space to store the materials and machinery necessary for the construction of the property.

·         The access is inadequate for use by construction vehicles.

 

SITE LOCATION

 

The application site is part of the rear garden of 36 West Street in Harrietsham village. It is approximately 200m² in area and flat in nature. The existing dwelling fronts onto West Street to the south west and has a rear private drive that serves 36 and its neighbours which enters West Street between the dwellings at 40 and 42. There are a number of detached garages located in the rear gardens for the properties of West Street that that access onto this private drive.

 

The pattern of development in the area is generally of properties fronting West Street with gardens behind, although there is ‘Mistletoe Bungalow’, which is location in a backland location behind number 40. To the north east of the site are the dwellings located in Cutbush Close.

 

There are listed buildings nearby at 30, 32, 42and 46 to 50 West Street, there are no other specific designations in the surrounding area.

 

PROPOSED DEVELOPMENT

 

The application is an outline application for the erection of a detached chalet bungalow. The application is purely in outline form with all matters reserved for future consideration.

 

The submitted parameters indicate a dwelling of 8m by 8m. The design of the dwelling as a chalet bungalow would ensure that the scale of the dwelling would be small, however the final details of these aspect would be submitted under a reserved matters application.

 

PRINCIPLE OF DEVELOPMENT

 

The site is located within the village envelope of Harrietsham and is previously developed land. Policy H27 of the Maidstone Borough-Wide Local Plan (2000) allows for minor residential development within the defined villages in the Local Plan. I consider that the erection of a single dwelling is minor residential development and complies with policy H27.

 

The site is within a defined village that has a number of facilities available including a school, train station, shop, post office, public house and doctors surgery. It is therefore previously developed land within a sustainable location and as such conforms to national policies in PPS3 and policies in the South East Plan (2009).

 

The site area of approximately 200m² equates to 0.02 hectares. The erection of a single house on a plot of this size would equate to a density of 50 dwellings per hectare. This density is above the national indicative minimum of 30 dwellings per hectare set out in PPS3 and the 40 dwellings per hectare overall regional target for the South East Plan period.

 

The principle of a single dwelling on this site conforms to national and local policies and is acceptable.

 

PLANNING CONSIDERATIONS

 

Visual Impact

 

The site is located on a private drive and the dwelling would not be readily visible from any public vantage points. Glimpses of the dwelling may be possible between 36 and 38 West Street.

 

There are no details of the design or scale of the dwelling as all matters are reserved for future consideration. However, the fact that the submitted parameters indicate a dwelling approximately 8m by 8m and the fact that the dwelling would be a chalet bungalow indicates that the development would not be a dominant feature in the area.

 

Whilst the general pattern of development in the area is of buildings fronting West Street there is built development in the rear gardens of the properties in West Street. The majority of these buildings are garages that serve the properties in West Street via the private drive. However, there is an existing bungalow, ‘Mistletoe Bungalow’, in a backland location behind 40 West Street.

 

The dwelling would be a significant distance away from the nearby listed buildings. The closest listed building, number 32, would be approximately 20 metres from the proposed dwelling (as shown on the indicative layout). This separation distance would be sufficient to ensure that there would be no adverse impact on the setting of the listed building.

 

There would not be a significant visual impact from this development that would cause harm to the character and appearance of the area.

 

 

 

 

Impact on Residential Amenity

 

The proposed dwelling, being a chalet bungalow, would be predominantly single storey with accommodation contained within the roofspace. As the application is in outline form there is no details relating to the position of the windows to habitable rooms. However, the position of the site in relation to the neighbouring properties is such that sufficient distance could be achieved to ensure that levels of privacy are maintained in relation to any proposed first floor windows in the roofspace.

 

The proposed dwelling would be positioned a significant distance from the neighbouring properties, the closest property being ‘Mistletoe Bungalow’, and this distance combined with the small scale of the development would ensure that there would be no loss of light or overwhelming impact from the proposed development.

 

The application site would be of a sufficient size to provide adequate space for a dwelling with a private garden whilst leaving adequate space for a private garden for number 36.

 

Highway Considerations

 

The site is located on an existing private drive that serves a number of private garages and parking areas as well as ‘Mistletoe Bungalow’ with an existing access point onto West Street. The outline nature of the application does not indicate the position of parking spaces and these should be positioned in such a way to ensure that vehicles are not reversing up or down the private drive and onto West Street.

 

Other Considerations

 

The site is mainly lawn with an area of hardstanding used for parking adjacent to the access drive. There would be no loss of trees as part of the proposal and no loss of any significant wildlife habitat.

 

The proposed dwelling should be designed to meet at least level 2 on the Code for Sustainable Homes and a condition can be imposed to ensure this occurs.

 

A neighbour has raised concerns about the construction of the proposed dwelling with regard to the storage of materials and the parking of the construction vehicles, however, this is not a planning issue that can be given significant weight. Informatives can be imposed to make the developer aware of the legislation that needs to be adhered to during construction.

 

Overall, I consider that the site is capable of accommodating a single chalet bungalow and the principle of the development conforms to national and local policies.

 

RECOMMENDATION

 

GRANT PLANNING PERMISSION subject to the following conditions:

         

 

1.   The development shall not commence until approval of the following reserved matters has been obtained in writing from the Local Planning Authority:-

 a. Layout b. Scale c. Appearance d. Access e. Landscaping

Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

The development hereby permitted shall be begun before the expiration of two years from the date of approval of the last of the reserved matters to be approved;

Reason: No such details have been submitted and in accordance with the provisions of Section 92 of the Town and Country Planning Act 1990.

2.   The development shall not commence until, written details and samples of the materials to be used in the construction of the external surfaces of the building(s) hereby permitted have been submitted to and approved in writing by the Local Planning Authority and the development shall be constructed using the approved materials;

Reason: To ensure a satisfactory appearance to the development in accordance with policy BE1 of the South East Plan (2009).

3.   The dwelling shall achieve Level 2 of the Code for Sustainable Homes. The dwelling shall not be occupied until a final Code Certificate has been issued for it certifying that Code Level 2 has been achieved;

Reason: To ensure a sustainable and energy efficient form of development in accordance with Policy M1of the South East Plan (2009), Kent Design Guide 2000 and PPS1.

Informatives set out below

Attention is drawn to Sections 60 & 61 of the COPA 1974 and to the Associated British Standard COP BS 5228:1997 for noise control on construction sites. Statutory requirements are laid down for control of noise during works of construction and demolition and you are advised to contact the Environmental Health Manager regarding noise control requirements.

Plant and machinery used for demolition and construction shall only be operated within the application site between 0800 hours and 1900 hours on Mondays to Fridays and between 0800 hours and 1300 hours on Saturdays and at no time on Sunday and Bank Holidays.

Vehicles may only arrive, depart, be loaded or unloaded within the general site between the hours of 0800 hours and 1900 Mondays to Fridays and 0800 to 1300 hours on Saturdays and at no time on Sundays and Bank Holidays.

The proposed development, subject to the conditions stated,  is considered to comply with the policies of the Development Plan (Maidstone Borough-Wide Local Plan 2000 and South East Plan 2009) and there are no overriding material considerations to indicate a refusal of planning consent.