Agenda, decisions and minutes

Councillor Jackson declared a personal interest in Item 4.1 (Minute 31.1) as he was a Governor of Warren Road Primary School.

Councillor Adams declared a personal interest in Item 4.2 (Minute 31.2) as he and Father Paul Keown, Vicar of St Michael and All Angels Church, were Governors at Stuart Fleming Primary School.

Councillor Ince declared a personal interest in Item 4.9 (Minute 31.9)  as he was well acquainted with an objector to the application.

All Members declared a personal interest in Item 4.17 (Minute 31.17) as the applicant was known to them.

CONFIRMED

RESOLVED that the Minutes of the meeting held on 23 January 2014 be confirmed and signed as a correct record.

Description of application - Detached timber framed classroom building.

An objection concerning the location of the path from the existing school building was received from Sport England.  It was suggested that the path be relocated and a revised plan be submitted.

Members having considered the report and objection, RESOLVED that PERMISSION BE GRANTED SUBJECT TO AGREEMENT WITH SPORT ENGLAND and subject to the conditions and informatives set out in the report of the Chief Planner.  A further informative was included to read:-

3  The applicant is advised that the inclusion of a green roof in the proposed development would be welcomed.

PERMISSION

Description of application - Demolition of church hall, reconfiguration of access to the church of St Michaels and All Angels with new glazed screen and improved access ramp together with the erection of a terrace of 4 dwellings fronting Birkbeck Road and a pair of 4 bedroom dwellings fronting Ravenscroft Road with associated car parking spaces and cycle space.

Oral representations in support of the application were received.  Oral representations from Ward Member Councillor Sarah Phillips in support of the application were received at the meeting.

It was reported that further objections to the application had been received.

Members having considered the report, objections and representations, RESOLVED that PERMISSION BE GRANTED as recommended, subject to the conditions and informatives set out in the report of the Chief Planner with the addition of a further two conditions to read:-

10  Before any part of the development hereby permitted is first occupied boundary enclosures of a height and type to be approved in writing by the Local Planning Authority shall be erected in such positions along the boundaries of the site(s) as shall be approved and shall be permanently retained thereafter.

Reason: In order to comply with Policy BE1 of the Unitary Development Plan and in the interest of visual amenity and the amenities of adjacent properties.

11  Before any part of the development hereby permitted is first occupied, bicycle parking (including covered storage facilities where appropriate) shall be provided at the site in accordance with details to be submitted to and approved in writing by the Local Planning Authority and the bicycle parking/storage facilities shall be permanently retained thereafter.

Reason: In order to comply with Policy T7 and Appendix II.7 of the Unitary Development Plan and in order to provide adequate bicycle parking facilities at the site in the interest of reducing reliance on private car transport.

PERMISSION

Description of application - Demolition of existing dwelling and erection of two detached houses.

Oral representations in objection to and in support of the application were received.  Oral representations from Ward Member Councillor Alexa Michael in objection to the application were received at the meeting.

Comments from Ward Member Councillor Stephen Carr in support of the application were reported.

Comments from the Tree Officer were also reported.

Paragraph 5 on page 30 of the report was amended to read:- 'It is also noted that the Advisory Panel for Conservation Areas does not have any objections to the proposal with regard to its layout or conservation and design matters.'

Members having considered the report, objections and representations, RESOLVED that PERMISSION BE GRANTED as recommended, subject to the conditions and informatives set out in the report of the Chief Planner with the addition of a further three conditions to read:-

14  No demolition of buildings shall take place until a survey has been carried out to ascertain if any bats are roosting in the buildings concerned. If any bats are discovered, details shall be submitted to and approved in writing by the Local Planning Authority of the timing of the works and any necessary mitigation measures.  The works shall be carried out in accordance with the approved timing and mitigation measures.

Reason: In order to comply with Policy NE3 of the Unitary Development Plan and in order to safeguard the interests and well-being of bats on the site which are specifically protected by the Wildlife and Countryside Act 1981 (as amended).

15  If any trees are felled in order to implement the development hereby permitted, trees of a size and species to be agreed in writing by the Local Planning Authority shall be planted as replacements in such positions as shall be agreed by the Authority in the first planting season following completion of the development.  Any trees which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species to those originally planted.

Reason: In order to comply with Policy NE8 of the Unitary Development Plan and to secure a visually satisfactory setting for the development.

16  Notwithstanding those details submitted with the application, details of surface water drainage proposals and the impact of the development, especially basements, on the drainage of the site and vicinity shall be submitted to and approved by the Local Planning Authority and implemented before first occupation of the dwellings.

Reason: To ensure satisfactory implementation of the surface water drainage proposals and to accord with Policy ER13 of the Unitary Development Plan.

Description of application - Change of use from use class B1a office to use class D1 nursery.

Oral representations in support of the application were received.  Oral representations from Ward Member Councillor Russell Mellor in objection to the application were received at the meeting.

It was reported that further objections to the application had been received.

Members noted that the planning officer's recommendation on page 40 of the report, had been amended to read 'permission'.

Members having considered the report, objections and representations, RESOLVED that the application BE REFUSED for the following reasons:-

1  The proposal does not include suitable parking and dropping off facilities for the nursery which would be likely to lead to indiscriminate parking and unsafe conditions in the highway in the proximity of the site, contrary to Policy T18 of the Unitary Development Plan.

2  No evidence has been provided of long term vacancy despite marketing of the premises or to demonstrate that there is no local shortage of office floorspace.  Nor has any evidence been provided to show that the size, configuration, access arrangements or other characteristics make it unsuitable for Classes B1, B2 or B8 use, or that full and proper marketing of the site confirms the unsuitability and financial non-viability of the site or premises for those uses or that there is no likely loss of employment resulting from the proposal.  The proposed development is therefore contrary to Policies EMP3 and EMP5 of the Unitary Development Plan.

PERMISSION

Description of application - Demolition of existing industrial building and ancillary offices and erection of a two storey building providing four 2 bedroom flats with associated landscaping, parking, cycle and bin storage.

Oral representations in objection to and in support of the application were received at the meeting.

It was reported that further objections to the application had been received.  It was also reported that further comments in support of the application had been received.

Members having considered the report, objections and representations, RESOLVED that PERMISSION BE GRANTED as recommended, subject to the conditions and informatives set out in the report of the Chief Planner.

Councillor Grainger's vote against permission was noted.

REFUSED

Description of application - Roof alterations to provide habitable accommodation with roofspace, conversion of existing garage to habitable room, erection of chimney to side, elevational alterations and detached double garage/gym/store to rear.

Oral representations in support of the application were received at the meeting.

Members having considered the report, objections and representations, RESOLVED that the application BE REFUSED as recommended, for the reasons set out in the report of the Chief Planner.

Description of application - First floor side/rear extension.

Members having considered the report, RESOLVED that the application BE REFUSED for the following reason:-

1  The proposal does not comply with the Council’s requirement for a minimum 1 metre side space to be maintained for the full height and length of the flank wall of the dwelling and the flank boundary required, in respect of two-storey development and, in the absence of such a separation, the extension would constitute a cramped form of development, out of character with the street scene, conducive to a retrograde lowering of the spatial standards to which the area is at present developed and contrary to Policies H9 and BE1 of the Unitary Development Plan.

Description of application - Conversion of existing dwelling to two 3 bedroom terraced dwellings.

Oral representations in objection to the application were received at the meeting.

Comments from Ward Member Councillor Mrs Anne Manning were reported at the meeting.

Members having considered the report, objections and representations, RESOLVED that the application BE REFUSED for the following reason:-

1  The proposed development would result in an unsatisfactory change to the character and appearance of the dwellings and the street, by reason of the terracing effect caused by the elevational changes necessary to create an additional dwelling, excessive hardstanding and car parking, and consequential lack of soft landscaping, therefore contrary to Policy BE1 of the Unitary Development Plan.

Description of application - Two storey side/rear extension and increase in roof height to incorporate rear dormer and extension to existing garage roof.

Oral representations in objection to and in support of the application were received at the meeting.

Comments from Ward Member Councillor Simon Fawthrop in objection to the application were reported at the meeting (attached as Appendix A).

It was reported that further objections to the application had been received.

Members having considered the report, objections and representations, RESOLVED that the application BE REFUSED for the following reasons:-

1  The proposal, by reason of its excessive scale, size and layout, would be out of character with surrounding development and harmful to the spatial standards and character and appearance of the Petts Wood Area of Special Residential Character, and contrary to policies BE1, H8, H9 and H10 of the Unitary Development Plan.

2  The proposed extension would adversely affect the amenities associated with the neighbouring properties either side, by reason of loss of light, contrary to Policy BE1 of the Unitary Development Plan.

Description of application - Change of use of ground, first, second, third, fourth and fifth floors from Class B1(a) office to Class C3 dwellinghouses to form 65 one bedroom and 10 two bedroom flats (56 day application to prior approval in respect of transport, contamination and flooding risks under Class J Part 3 of the GPDO).

Oral representations in objection to the application were received.  Oral representations from Ward Member Councillor Sarah Phillips were received at the meeting.

Comments from the Highways Division were reported.

Members having considered the report, objections and representations, RESOLVED that PRIOR APPROVAL WAS REQUIRED AND REFUSED for the following reasons:-

1 The transport and highways impacts of the development are considered to be unsatisfactory with particular regard to the impact of the number of dwellings proposed on local transport infrastructure, uncertainty regarding delivery and retention of the proposed car parking, including the accessibility and overall number of spaces, and the potential for dangerous manoeuvres within the adjacent public highway.

PERMISSION

Description of application - Hip to gable loft extension, insertion of rear dormer windows and conversion of loft space to increase size of existing fourth unit from 1 bedroom to 2 bedroom flat (4 units in total).

Members having considered the report and objections, RESOLVED that PERMISSION BE GRANTED as recommended, subject to the conditions and informative set out in the report of the Chief Planner with the addition of a further condition to read:-

5  Notwithstanding those details submitted with the application before development commences, large scale plans of the dormers on a 1:20 scale shall be submitted to and approved by the Local Planning Authority and installed in accordance with those details.

Reason: In order to comply with Policy BE1 of the Unitary Development Plan and in the interest of the appearance of the building and the visual amenities of the area.

PERMISSION

Description of application - Roof extensions, single storey rear extension and alterations to provide a one bedroom flat on the upper floor together with a two bedroom flat on both the ground and first floors (3 units in total).

Oral representations in support of the application were received at the meeting.

Members having considered the report, objections and representations, RESOLVED that PERMISSION BE GRANTED as recommended, subject to the conditions and informative set out in the report of the Chief Planner with the addition of a further condition to read:-

5  Notwithstanding those details submitted with the application before development commences, large scale plans of the dormers on a 1:20 scale shall be submitted to and approved by the Local Planning Authority and installed in accordance with those details.

Reason: In order to comply with Policy BE1 of the Unitary Development Plan and in the interest of the appearance of the building and the visual amenities of the area.

PERMISSION

Description of application - Single storey side extension and raised terrace, detached barbecue hut and beach hut in rear garden, with landscaping including raised decking and planters.

Oral representations in support of the application were received at the meeting.

It was reported that all three Ward Members were in support of the application.

Members having considered the report, objections and representations, RESOLVED that PERMISSION BE GRANTED as recommended, subject to the conditions set out in the report of the Chief Planner with the addition of a further condition to read:-

4  Prior to commencement of the development hereby permitted, a management plan for the outside areas shall be submitted to and approved in writing by the Local Planning Authority.  The plans shall include but not be limited to, information regarding measures to control smoke and odours from the proposed barbeque and to reduce any other harmful impacts of the use of this area on the adjacent residential properties.  Measures agreed in the plan shall be implemented in accordance with any agreed timescale and shall be permanently maintained unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interests of the amenities of adjacent residential properties and to accord with Policy BE1 of the Unitary Development Plan.

PERMISSION

Description of application - Erection of detached two bedroom single storey dwelling with associated landscaping and parking on land rear of 39 Church Road.

Oral representations in support of the application were received at the meeting.

It was reported that the site map on page 103 of the report was incorrect in that the application site was actually located two properties to the right of the property outlined.

Members having considered the report, objections and representations, RESOLVED that PERMISSION BE GRANTED as recommended, subject to the conditions and informatives set out in the report of the Chief Planner.

Description of application - Single storey side/rear extension and outbuilding to rear for use as gym/play/store.

Oral representations in objection to the application were received at the meeting.

As Ward Member for Bickley, Councillor Lymer spoke in objection to the application (attached as Appendix B).

Members having considered the report, objections and representations, RESOLVED that the application BE REFUSED for the following reason:-

1  The proposed extension and outbuilding by reason of their location, size and design and the cumulative impact along with previous development at the site would constitute an overdevelopment of the site, harmful to spatial standards and the character and appearance of the Bickley Park Area of Special Residential Character, contrary to Policies BE1, H8 and H10 of the Unitary Development Plan.

Description of application - Glenwood: Part one/two storey rear extension, conversion of garage to habitable room with bay window to front and new tiled roof over existing lean-to extension.

Maune: First floor rear extension, porch to side, bay window to front and elevational alterations.

Members having considered the report and objections, RESOLVED that the application BE REFUSED for the following reasons:-

1  The proposal does not comply with the Council’s requirement for a minimum 1 metre side space to be maintained for the full height and length of the flank wall of the dwelling and the flank boundary required, in respect of two-storey development and, in the absence of such a separation, the extension would constitute a cramped form of development, out of character with the street scene, conducive to a retrograde lowering of the spatial standards to which the area is at present developed and contrary to Policies H9 an BE1 of the Unitary Development Plan.

2  The proposal would adversely affect the residential amenities of neighbouring flats at No 1 Blakeney Road, by reason of loss of light and prospect and overlooking and loss of privacy, contrary to Policy BE1 of the Unitary Development Plan.

.

Description of application - Single storey rear extension, rear dormer and hip to gable end roof alterations CERTIFICATE OF LAWFULNESS FOR A PROPOSED DEVELOPMENT.

The Planning Officer informed Members that as the proposed single storey rear extension would not constitute permitted development, a Certificate of Lawfulness could not be granted for this particular aspect of the application.  He therefore suggested that, if minded to do so, Members could make a split decision.

Members having considered the report, RESOLVED that A SPLIT DECISION BE ISSUED as outlined out below:

A CERTIFICATE OF LAWFULNESS BE REFUSED IN RESPECT OF THE SINGLE STOREY REAR EXTENSION for the following reason:-

1. The proposed single storey rear extension would not constitute permitted development as it would not comply with section A.1(h)(iii) of Part 1, Class A of the Town and Country Planning (General Permitted Development) Order 1995 (as amended).

A CERTIFICATE OF LAWFULNESS BE GRANTED in respect of the proposed roof extensions and alterations as this constitutes permitted development under Part 1, Class B of the Town and Country Planning (General Permitted Development) Order 1995 (as amended).

PERMISSION

REFUSED

Description of application - Variation of condition 2 and condition 4 of permission reference 11/02648/FULL2 to allow unrestricted A2 use and to amend opening hours.

Oral representations in support of the application were received at the meeting.

Members having considered the report and representations, RESOLVED that the application BE REFUSED for the reasons set out in the report of the Chief Planner.