Holiday let at Land South East Of The Croft, Ratling Road, Aylesham

“25/00243 – Change of use of land for construction of holiday let, access, driveway and parking area – Land South-East of The Croft, Ratling Road, Aylesham…”

“The application site relates to land to the southeast of Ratling Road, which is under the same ownership as The Croft to the west of the application site. The site currently includes a derelict caravan and a track used to access the site via gate has been installed.”

“The application site is outside of the settlement confines and is adjacent to the Ratling Conservation Area. In addition, Ratling Farm House is located to the…”

“DOV/25/00877 – Erection of a building for use as a holiday let, associated parking and creation of a driveway, including change of use of land – Pending consideration…”

“DOV/25/00878 - Erection of two storey side and single storey rear extensions (existing conservatory to be demolished) – Pending consideration…”

“The application has been considered in relation to policies TI1 and TI3. Paragraph 115(b) of the NPPF states that it should be ensure that with all development, safe and suitable access to the site can be achieved for all users. In addition, Paragraph 116 states that development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe.”

“However, in terms of access to the site, the entrance would be via swing gates opening away from Ratling Road which have already been erected. KCC Highways were consulted on the application and requested visibility splays of 2.4 metres by 43 metres from both directions when exiting the site. This is due to the very limited views of the road when exiting the application site and the risk to road users as a result.”

“The nearest residential dwellings are The Croft which is approximately 55 metres to the southwest of the application site and Ratling Farm House approximately 60 metres to the northeast. Due to the distance between the proposed holiday let and the neighbouring dwellings, the proposal is considered to preserve the existing level of amenity experienced by the residents of this property.”

“In respect of biodiversity net gain (BNG), the proposals include the construction of an access road and hard standing for the stationing of the holiday let. As such there would be some loss of habitat on site. The application form states that the proposals are retrospective and therefore BNG is not required. However, following the site visit the works have been partially completed, not fully and therefore BNG would still be required.”

“Environmental Protection – note the application includes change of use for the siting of a static caravan on agricultural land. Only concerns are around drainage. There are no details in the application on the disposal of foul water. Request the applicant either provides these details as part of the consultation period or a suitable condition is added to any permission that is granted.”

“KCC Highways and Transportation – Recommend application is refused - Initially advised that although there are gates in this location it is unclear if there is an existing vehicular access to the site and the frequency of movements associated with this (which should be clarified).”

“Third party Representations: 43 representations in support of the proposals have been received and are summarised below. • Lovely idea, fantastic added extra to town, amazing asset for community • Very close to Aylesham and Adisham stations, great for easy access to Canterbury or Dover. • Beautiful rural walks for holiday makers, Goodnestone Park gardens just down the road, plenty to do if you enjoy countryside.”

“Proposed structure appears to be sensitive to the area (not an eyesore) and well set back so shouldn’t cause any visual disruptions. Low visual impact on the area. • Set back off the road with off road parking • On the owners land so they will maintain it • Positive small business development for the area. Lots of families new in the joining village which could benefit from this is have no room for family/friends to visit. Need more of this.”

“The Committee viewed drawings and photographs of the application site which was outside the settlement confines and adjacent to the Ratling Conservation Area. The Senior Planner advised that planning permission was sought for a change of use of land for the construction of a holiday let, access, driveway and parking area.”

“Councillor Kenton noted that KCC Highways had objected to the proposals because the necessary visibility splays could not be achieved. Outright objections from KCC Highways were infrequent so there must be sound reasons for them. Given that the access was completely unsafe, he proposed that the application should be refused in accordance with the officer’s recommendation.”

“RESOLVED: (a) That Application No DOV/25/00243 be REFUSED on the grounds that the proposed development, by virtue of being unable to demonstrate a vehicular access with the necessary visibility splay of 2.4 metres x 43 metres in both directions, with no obstructions over 1.05 metres above carriageway level, would not provide a safe and suitable access to the site and would result in an unacceptable impact on highway safety, contrary to Policy TI2, and contrary to the aims…”