Self-build chalet bungalow at 23 Pump Lane, Rainham, Gillingham

The site and design

The site had a large front garden, a long rear garden and trees, while the proposed dwelling was considered in keeping with nearby homes.

“Pump Lane is a single lane carriageway with relatively tight knit detached residential bungalows and chalet bungalows with large leafy front gardens/driveways and long back gardens. The dwellings on the street are mixed in character providing variety. Pump Lane was a relatively small, 1950s style bungalow with rear extension. There is a large front garden and the rear garden is long with trees to the very rear.”

“The proposed development is considered to be acceptable in design terms and retains the character of the area in accordance with Policies BNE1 of the Local Plan and paragraphs 131 and 135 of the NPPF.”

Officer report

Earlier applications

Earlier applications included approvals for a garage and additional accommodation, alongside withdrawn and refused proposals for extensions and dormers.

“MC/05/0707 Application for Lawful Development Certificate (proposed) for construction of detached double garage to rear Approval with conditions 22 April 2005 MC/05/0062 Increase in roof and chimney height to facilitate additional living accommodation at first floor level with two dormers to front together with two storey rear extension (demolition of single storey to rear and garage) Approval with conditions 17 February 2005 MC/04/1442 Increase in roof and chimney height to…”

Officer report

Officers recommended approval

Officers found the replacement dwelling acceptable in principle, design, neighbour and future occupier amenity, highways, parking and biodiversity terms.

“The principle of replacing the existing property with a new dwelling is considered acceptable. The proposal would be acceptable in regard to design, neighbouring and future occupier amenity, highways, parking and biodiversity net gain in accordance with the provisions of Policies BNE1, BNE2, S1, T1, T4 and T13 of the Local Plan 2003 and paragraphs 11, 115, 116, 131, 135, 194 and 195 of the National Planning Policy Framework 2024.”

“The application is therefore recommended for approval subject to the applicant completing a unilateral agreement under S106.”

Officer report

What consultees said

Southern Water requested formal notifications and a sewer connection application, and questioned how surface water would reach the local watercourse.

“Southern Water have commented that the applicant would be required to make a formal notification of demolition works and a formal application for a connection to the public sewer and need to get in touch with Southern Water in order to do this. The adequacy of the proposals to discharge surface water to the local watercourse has been questioned.”

Officer report

Residents’ objections

Nineteen letters objected over privacy, trees, drainage, highway safety, overdevelopment, character, construction impacts and possible future changes.

“Inadequate and unclear drawings Boundary proximity, overlooking and loss of privacy Boiler and flue positioning Light glare from solar panels Loss of trees Length of the property Loss of sunlight Loss of outlook Loss of habitat for protected species Overdevelopment Highway safety Potential for future intensification or use as house of multiple occupation Change to the character of the area Risk of garage conversion Drainage and surface water concerns Concerns regarding…”

Officer report

Who spoke

The Service Manager for Development Management outlined the proposal to the committee.

The committee’s decision

The committee approved the application subject to securing the dwelling as self-build and applying conditions 1 to 11.

“1) To secure the dwelling to be delivered as self-build.”

“2) Conditions 1 to 11 as set out in the report for the reasons stated in the report.”

Minutes