Barn conversion to one home at Coachfields, Northfleet, Gravesend

What was proposed

The application sought to convert an equestrian feed barn and equipment store into one dwelling, with parking, a garden and associated storage.

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

“A new fenced garden area surrounding the building is proposed with soft landscaping, bin and cycle storage.”

Officer report

The site and surroundings

The site is in a rural Green Belt location surrounded by agricultural land, with access from a single-track road and nearby public rights of way.

“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 applications

A previous conversion proposal was refused in August 2025, and the current application resubmitted it with a larger garden and updated supporting statement.

“A previous application was submitted in February 2025 and was refused by the Local Planning Authority on 8 th August 2025.”

“The current application is a resubmission of this refused scheme with the private amenity (garden) space enlarged along with an updated supporting planning statement.”

Officer report

What officers recommended

Officers recommended permission because the proposal complied with the relevant policies, did not substantially harm Green Belt openness, and had no adverse highway or amenity impact.

“In this case the proposal does not cause substantial harm to the openness of the Green Belt and there is no conflict with paragraph 154(g) of the NPPF (2024) and the proposal complies with policies of the development plan, as set out within the report, notably Policies CS01, CS02, CS12 and CS19 (LPCS) (2014).”

“The proposal has no adverse impact on the Istead Arable Farmlands Landscape Character Area, no adverse impact on the highway network or the amenity.”

Officer report

What consultees and neighbours said

Consultees raised no objection on archaeology, highways, public rights of way, environmental protection or waste, and no neighbour comments were received.

“The granting of planning permission confers no other permission or consent on the applicant. It is therefore important to advise the applicant that no works can be undertaken on a Public Right of Way without the express consent of the Highways Authority. In cases of doubt the applicant should be advised to contact this office before commencing any works that may affect the Public Right of Way.”

“This means that the Public Right of Way must not be stopped up, diverted, obstructed (this includes any building materials or waste generated during any of the construction phases) or the surface disturbed. There must be no encroachment on the current width, at any time now or in future and no furniture or fixtures may be erected on or across Public Rights of Way without consent.”

Officer report

Who spoke

The committee heard a speaker in favour of the application, identified in the minutes as the agent.

The committee’s decision

The committee granted permission subject to the conditions and informatives set out for the application.

“Planning Committee 4.02.2026 6 The Committee heard the views of a speaker in favour of the application.”

“RESOLVED that PERMISSION be granted subject to the conditions and informatives set out in the report.”

Minutes

Conditions attached

The permission included conditions covering approved plans, design details, privacy, landscaping, parking, cycle and refuse storage, and external lighting.

“Prior to any part of the permitted development being occupied or used, and notwithstanding the details shown on the approved plans, submitted documents and application form, the vehicle parking areas shown on the approved plans shall be formed, surfaced, drained and marked out in accordance with a scheme first to be submitted to and approved in writing by the Local Planning Authority.”

“No external lighting, whether temporary or permanent, shall be placed or erected within the site unless details are submitted to and approved in writing by the Local Planning Authority. Any details to be submitted shall be in accordance with the Bat Conservation Trust/Institute of Lighting Professional's 'Guidance Note 8 Bats and Artificial Lighting', and shall include a layout plan with beam orientation and a schedule of light equipment proposed (luminaire type;…”

Officer report