One end-terrace dwelling at 1 Bower Walk, Staplehurst, Tonbridge

What was proposed

The application proposed a two-storey end-terrace house with parking, landscaping, refuse and cycle storage beside the existing dwelling.

“The proposal is for a new 2- storey end of terrace dwelling on garden land to the side of the existing dwelling at 1 Bower Walk. The land to the front and rear of the two dwellings will be sub divided to provide external amenity space, refuse bin storage, and off -street parking for the two dwellings and a biodiversity enhancement area.”

“The depth and width of the new dwelling, roof eaves and ridge height and fenestration reflects no.1 Bower Walk. A small staircase landing window is on the south elevation facing Gybbon Rise. The new dwelling would have solar panels on the front roof slope. The new dwelling has a living, dining and kitchen on the ground floor and 2 bedrooms on the first floor.”

Officer report

The site and surroundings

The site is a corner plot in Staplehurst, within the settlement boundary, surrounded by two-storey semi-detached, detached and terraced housing.

“N o planning history MAIN REPORT 1 DESCRIPTION OF SITE 1 .01 The application site is in the defined settlement boundary of Staplehurst. Staplehurst is a designated Rural Service Centre which are second in the hierarchy of sustainable locations for development after the Maidstone Urban Area. 1. The surrounding area is a mix of two storey semi-detached, detached and terraced housing.”

“The proposal would not be harmful to residential amenity. •The proposed dwelling would provide a good standard of accommodation for its future occupants •The proposal is acceptable in terms of highway safety and parking. •The proposal is acceptable and in accordance with the Maidstone Borough Local Plan Review 2024, the Staplehurst Neighbourhood Plan, The Residential Extensions SPG and t he NPPF 2024.”

Officer report

Biodiversity clarification

Further evidence confirmed that the removed broadleaf tree was included as an individual urban tree, making the submitted biodiversity calculation accurate.

“Planning Committee Report 17 July 2025 2024 introduced a number of factors (notably a 5% buffer) and, if the 5% buffer is applied then the supply falls below 5 years. There is also greater additional housing need due to the stepped trajectory which affects year 5. Therefore, paragraph 11d) footnote 8 of the NPPF (‘the tilted balance’) comes into effect, although this is based on 2023/24 data and not the most recent financial year.”

“Planning Committee Report 17 July 2025 2.05 The ‘Evaluation & Recommendations’ section of the report (Section 4) confirms that the Broadleaf tree has been taken as whole i.e., as an ‘Individual Urban Tree’ in the calculations (i.e not as a stump). Aerial imagery between 2020 and 2025 does not show any other tree than the tree mentioned in the report. There is no other evidence to contradict this and the species of the tree in question.”

Officer report

Residents’ concerns

Residents objected over overlooking, overshadowing, appearance, parking near the school entrance, on-street parking and a similar proposal nearby.

“Planning Committee Report 19 June 2025 4 LOCAL REPRESENTATIONS Local residents 4. 01 2 representations received objecting to the application for the following (summarised) reasons: •Proposal would overshadow and harm privacy of nearby gardens. •South elevation would be obtrusive and out of keeping with the general view and nature of the area. •Parking issues- very dangerous parking within immediate area of schoo l e ntrance. •New dwelling would require on-street parking.”

Officer report

What was presented

The planning officer reported an additional parking representation and explained the parish council’s biodiversity concern about an earlier tree.

Committee discussion

The committee considered the application and was advised that three spaces would be provided, including land released by demolishing the garage.

“When presenting the application, the Planning Officer advised the Committee that since publication of the agenda:”

“One more neighbour representation had been received restating the comments previously made on parking. As set out in paragraph 6.37 of the report to the meeting on 19 June 2025, the proposal involved retention of the existing 2-bedroom house and a new 2-bedroom house. The minimum off- street parking provision would be two spaces and the submitted plans showed provision above this minimum standard with three off-street spaces.”

Minutes

The decision

Permission was delegated for grant subject to completing a legal agreement securing the report’s heads of terms and meeting its conditions.

“A. The prior completion of a legal agreement in such terms as the Head of Legal Partnership may advise to secure the Heads of Terms set out in the report;”

Minutes