Five holiday shepherd huts at Land North Of Pilgrims Towers, Stede Hill, Harrietsham

What was proposed

The application proposed five mobile shepherd huts for holiday lets, two existing buildings for workshops and storage, electric vehicle charging and five parking spaces.

“APPLICATION: Change of use of land for siting of 5(no) mobile shepherd huts for use as holiday lets, including associated use of 2(no) existing buildings as workshop and storage of maintenance machinery/equipment, installation of EV charging points, 5(no) parking spaces, and associated works.”

“- Car parking (with E.V. charging points) will be located on existing parking area. - Position and layout of huts will be accessed via network of footpaths formed with grid matting and gravel topping which will avoid any excavations to minimise and root damage to the trees. - Water & electricity services will be surface fixed above ground to existing perimeter fences and in shallow duct runs serving huts. - Existing buildings retained for workshops & maintenance machinery.”

Officer report

The site and surroundings

The site was previously part of land and garden north of Pilgrims Towers, with two buildings, an existing parking area and access from Stede Hill.

“The submission also sets out the following (as summarised): ‘Site is an area of land that was part of land and garden space to north of Pilgrims Towers, land and garden was extensive and application site was separated from ownership of Pilgrims Towers and purchased by applicant. Site has 2 buildings in south-west corner, which were used for garaging and workshops with existing forecourt for vehicle parking and drive linking to existing vehicular access on Stede Hill.”

Officer report

Earlier application

The proposal was effectively the same in scale, layout and appearance as an application that had previously been refused.

“The development is effectively the same as that previously refused, in terms of scale, layout, and appearance; and the submission also confirms the following details:”

Officer report

Officers’ assessment

Officers considered the development acceptable because it would be screened, modestly scaled and would not significantly harm the countryside or Kent Downs National Landscape.

“With everything considered, it is difficult to argue that the development would cause unacceptable harm to the key characteristics and positive attributes of the Kent Downs National Landscape hereabouts, and the Council’s own Thurnham, Hollingbourne and Harrietsham Scarp Landscape Character Area.”

“In conclusion, the well spread out and modestly scaled shepherd huts, and the shown associated development, would not harmfully consolidate sporadic and urbanising development in the countryside, whilst considering the need for new development to further the purpose of conserving and enhancing the natural beauty of the Kent Downs National Landscape; and it would not significantly harm the intrinsic character and beauty of the countryside hereabouts.”

Officer report

Consultation and objections

The parish council sought refusal, while residents raised concerns about landscape, highways, ecology, drainage, lighting, noise, amenity and related matters.

“Local residents: 4 representations received raising concerns over: Impact upon character and appearance of area; highway safety; arboricultural and ecological impacts; private covenants; illegal water and power connections; crime; there is not change from previous refusal; development is retrospective; external lighting; storage and collection of waste; residential amenity, including noise and general noise and disturbance; foul waste disposal; and development will…”

“Harrietsham Parish Council: Wish to see application refused and wish for it to be reported to Planning Committee if officers are minded to recommend approval. In summary they comment:”

Officer report

Who spoke

A Democratic Services Officer read a statement for the parish council, and the applicant addressed the committee.

The decision

Permission was granted subject to the report’s conditions and informative, with an added requirement to retain cordwood from the two felled trees on site.

“That permission be granted subject to the conditions and informative set out in the report, with the amendment of condition 12 (Enhancement of Biodiversity) to specify that the cordwood arising from the two trees planned to be felled shall be retained on site in partial shade.”

“That the Head of Planning and Economic Development be given delegated powers to be able to settle or amend any necessary planning conditions and/or informatives in line with the matters set out in the recommendation and as resolved by the Planning Committee.”

Minutes