Barn conversion to dwelling at Coachfields, Northfleet, Gravesend

What was proposed

The application sought to change an equestrian feed barn and equipment store into a dwelling with four bedrooms, parking, garden and associated works.

“This application seeks permission for the conversion of the existing equestrian feed barn and equipment store to a residential dwelling with associated works.”

“The proposed dwelling would have a large entrance hall spanning from ground to first floor level with full length glazing, open plan kitchen/dining area, separate utility and shower room, tv/lounge and snug on the ground floor, and four bedrooms each with en-suites on the first floor.”

Officer report

The site and surroundings

The site is in rural Northfleet Green Green Belt, surrounded by agricultural land and equestrian uses, with access from a single-track road without lighting or a footpath.

“The site is within the Metropolitan Green Belt and is surrounded by agricultural land to the north, south, east and west.”

“Northfleet Green is a single track road that does not benefit from a footpath or lighting. A Public Right of Way (PRoW) NU28 is approx. 350m from the site and links Northfleet Green Road to the A227, and also links to NU27 which provides access to Istead Rise. NU13 and NU26 separately provide pedestrian access towards Southfleet.”

Officer report

Earlier planning history

The existing feed barn and equipment store was approved in 2019, following earlier permissions for equestrian and machinery-storage uses.

“Continued use of land for equestrian purposes and the retention of a detached stable building, horse exerciser and horse manège. Permission 04.11.2019 20181154”

“Erection of a detached feed barn and equipment store. Permission 09.01.2019 20170912”

Officer report

What officers recommended

Officers recommended refusal because the proposal was inappropriate Green Belt development, harmed openness and rural character, provided inadequate garden depth and lacked habitat mitigation.

“The site lies within the Metropolitan Green Belt where the construction of new buildings is inappropriate development unless it is for one of the exempted forms of development set out in paragraph 154 or 155 of the National Planning Policy Framework (2024).”

“No very special circumstances have been put forward to outweigh the harm to the Green Belt or any other identified harm and therefore the proposal is contrary to Policy CS01 (Sustainable Development) and Policy CS02 (Scale and Distribution of Development) of the Gravesham Local Plan Core Strategy (2014) and Section 13 of the National Planning Policy Framework (2024) (Protecting Green Belt Land).”

Officer report

Who spoke

Registered speakers spoke in favour of the application, and the Leader of the Council addressed the committee.

What members debated

Members discussed Green Belt consistency, the building’s recent construction, nearby agricultural structures, Grey Belt requirements and the effect on openness.

“Members sought clarity on the age of the building. It was confirmed that the building had been constructed fairly recently, with planning permission granted in 2019. • Reference was made to a previously approved application in Grey Belt land in Pear Tree Lane, Shorne whereby Members felt the stance on impact to openness was not a consideration, and thereby against this application was inconsistent.”

“Members felt there was inconsistency with applications being approved in Green Belt and this particular case there was no increase in footprint. The Head of Planning explained that in the case of this application, in line with NPPF guidance, the proposal did not meet the requirements of Grey Belt (Para. 155) and was therefore considered under Green Belt (Para. 154).”

Minutes

The committee vote

The committee resolved to refuse the application for Green Belt, countryside, character, amenity-space and habitat-regulation reasons.

“RESOLVED that the application be REFUSED for the following reasons: • Does not meet the requirements of Para 154(g) or 154(h) iv. due to harm to openness. • Encroachment to the countryside. • Does not meet requirements of Para 155 (c). • Undermines spatial layout and character of the area. • Unacceptable private amenity space. • Fails to comply with the requirements of the Habitat Regulations (SAMMS)”

Minutes