Self-build four-bedroom house at London House, The Street, Bethersden

“Proposal 5. The application seeks planning permission for the erection of a single four bedroom house. The scheme also includes the provision of amenity space for the proposed dwelling and the creation of amenity space provision for the three residential units within London House, following the partial demolition of existing garages associated with the former sorting office facility.”

“The proposed house would incorporate facing brick and tile hanging on the front, side and rear elevations of the main element of the property, and dark stained weatherboarding and facing brickwork on the proposed rear outrigger element of the property. The roof materials would be plain clay tiles. The property will be 7 metres to ridge height and 3 metres to eave height. The proposed dwelling would have a kitchen / dining / family area, a living room, a hallway, a W.C.”

“The application site is approximately 0.135 hectares in size and is situated on the northern side of The Street. I would note that the access way / road and the southern part of the application site are located within the village confines of Bethersden, and the northern part of the site is located immediately to the north of the village confines.”

“Immediately to the south of the main part of the application site is the grade II listed London House which contains the village post office and shop at ground floor level and 3 x 2 bed residential units (The Old Post Office cottage which extends over 2 floors in the western section of the building and two flats at first floor level known as Village View and Meadow Brook).”

“Planning History 8. The following planning history is relevant to the application; • 14/00239/AS (London House) - Proposed alterations to include: removal of existing staircase, removal & alterations to doors on west elevation, insertion of new staircase in two storey cottage & new staircase to rear of building for flat 1. Substitute door for new window to ground floor bathroom. Substitute ground floor door for window, change of entrance door for cottage.”

“July 2015. • 15/01538/AS (London House) - Erection of a two storey rear extension and removal of first floor window; alterations to partition wall in first floor bedroom to create en-suite. Listed Building Consent granted on the 3rd June 2016. • 15/01537/AS - Erection of a two storey rear extension. Approved on the 3rd June 2016.”

“Bethersden Parish Council: They broadly support the principle of appropriate, small scale, in-fill development within the envelope of the village (which they consider this site is). However, they raise the following concerns for Ashford Borough Council to consider in relation to the scheme:”

“Environmental Protection: No objection to the application subject to the imposition of conditions relating to unexpected contamination, external lighting and sewage disposal. They also request the addition of a construction methodology informative be added to any permission.”

“It is classed as 'infill' within the centre of the Bethersden conservation area, but it will not enhance the natural environment. Especially with trees being taken down. • Concerned over the risk of damage to mature trees in adjoining sites. Concern is also raised in relation to the suitability of the arboricultural report. A further up to date arboricultural report and tree protection plan is required.”

“Concern has been raised about the suitability of the access road / drive for construction traffic and access to the site. • The proposed site for this building is used as a garden area for the top floor rear flat within London House and should be retained as such. • The proposal would be visible from public rights of way, the main road and adjoining properties. • There are limited transport links within the village.”

“Assessment 19. The main issues for consideration are:”

“The principle of development • Character and appearance and impact on the conservation area/setting of listed buildings • Residential amenity • Highway Safety • Trees / Ecology • Flooding and drainage • 5 year housing land supply • Other issues…”

“A. Subject to planning conditions and notes including those dealing with the subject matters identified below, (but not limited to that list) and those necessary to take forward stakeholder representations, with wordings and triggers revised as appropriate and with any ‘pre- commencement’ based planning conditions to have been the subject of the agreement process provisions effective 01/10/2018.”

“B. With delegated authority to the Strategic Development and Delivery Manager or Planning Applications & Building Control Manager to make or approve changes to the planning conditions (for the avoidance of doubt including additions, amendments and deletions) as she/he sees fit.”

“3-year standard time-limit condition 2. Approved plans condition 3. Construction management plan 4. EV charging point 5. Unexpected contamination 6. Parking and turning space to be provided (new dwelling & three spaces for residential units within London House) 7. Bicycle storage 8. Bin storage 9. External lighting 10. Sustainable drainage scheme 11. Foul drainage details 12. Material samples 13. Archaeology 14. Hard and soft landscaping scheme 15.”

“Biodiversity enhancement scheme 22. Water consumption 23. Updated arboricultural survey and arboricultural impact assessment to include all trees on site and adjoining trees on the adjacent site at Box Cottage. Submission of a detailed foundation design of the property and impact on the root protection areas of all retained trees on site and adjoining trees on the adjacent site at Box Cottage.”