Two-storey dwelling at 1 - 1A Chipstead Lane, Riverhead

What was proposed

The proposal would demolish a single-storey commercial premises and build a two-storey dwelling, with front fencing and a cycle store.

“- 25/00445/FUL Revised expiry date 21 July 2025 Proposal: Demolition of existing single storey commercial premises and construction of a two-storey dwelling with associated works. Location: 1 - 1A Chipstead Lane, Riverhead, Kent TN13 2AH Ward(s): Dunton Green & Riverhead Item for decision The application has been called to Development Management Committee by Councillor Bayley on parking grounds.”

“Description of site 1 The application site is a single storey building constructed from white painted brick and render with a flat roof. The building is single storey and has had a commercial use for some time. The building fills the majority of a small plot that resides between 9-10 The Square and 3 Chipstead Lane. The site is located within Riverhead which forms part of the Sevenoaks Urban Area and is located within the Riverhead Conservation Area.”

Officer report

Earlier planning history

An earlier scheme for a two-storey building with commercial and residential uses was refused.

“Relevant planning history 3 22/02060/FUL – Demolition of existing single storey commercial premises and construction of a new two storey building. Commercial ground floor and residential first floor - REFUSE Policies 4 National Planning Policy Framework (NPPF) Para 11 of the NPPF confirms that there is a presumption in favour of sustainable development, and that development proposals that accord with an up-to-date development plan should be approved without delay.”

Officer report

What officers recommended

Officers recommended approval, considering the proposal acceptable in principle, suitable in design, and an enhancement to the street scene and conservation area.

“Policy EN1 of the ADMP state that the form of proposed development should be compatible in terms of scale, height, density and site coverage with other buildings in the locality. The design should be in harmony with adjoining buildings and incorporate materials and landscaping of a high standard. Street scene 41 The character of the area is relatively diverse with many of the residential properties found within locality being of various scales and designs.”

Officer report

Consultation responses

The parish council objected, while highways raised no objection subject to cycle storage; the conservation officer supported the proposal subject to materials details.

“Riverhead Conservation Area Appraisal • Nationally Described Space Standards Constraints 8 The following constraints apply: • Conservation Area (Riverhead) • Urban Confines (Sevenoaks) • Nearby Listed Buildings (2 Chipstead Lane; Chipstead Lane; Chipstead Lane) Consultations Riverhead Parish Council 9 Objection 10 “No parking provision as per policy T2 of the ADMP. Only 1 cycle space. No vehicle charging point. Regret the loss of commercial unit.”

“Impacts and Policy Context 22 Paragraphs 212 & 213 of the NPPF require great weight to be given to the conservation of designated areas, and paragraph 219 states that LPAs should look for opportunities for new development to enhance the quality of such assets. The significance of the adjacent listed buildings would remain unharmed by the proposed form of development within their settings.”

Officer report

Concerns raised

One objection raised loss of light, overlooking, inadequate parking and concerns that construction would not be practical.

“Any external lighting must be designed to ensure that lighting overspill beyond the boundary of the site is minimised to ensure that nearby dwellings are not impacted. External lighting should be designed in accordance with the Institute of Lighting Professionals "Guidance Note 01/20: Guidance notes for the reduction of obtrusive light". KCC Archaeology 28 No comment received. South East Water 29 No comment received. Natural England 30 No comment received.”

“The representation raises the following issues: • Loss of light • Overlooking • Inadequate parking • The build is not practical Chief Planning Officer’s appraisal 33 The main planning considerations are: • Principle of Development • Impact on the Character of the Area • Impact on Parking and Highways • Impact on Neighbouring Amenities • Impact on the Conservation Area • Impact on Listed Buildings Principle of the development 34 Section 38(6) of the Planning and Compulsory…”

Officer report

Who spoke

A speaker addressed the committee in relation to the application.

Members’ discussion

Members discussed the proposal and noted its sustainable location.

“Questions of clarification were asked of the speaker and Officers.”

“Members discussed the proposal, noting the sustainable location.”

Minutes

Committee decision

The chairman moved that the report’s recommendations be agreed, and the committee granted planning permission subject to conditions.

“It was moved by the Chairman from the Chair that the recommendations within the report be agreed.”

“Resolved: That planning permission be granted subject to the following conditions:”

Minutes

Conditions attached

Permission included conditions covering commencement, approved plans, materials, construction management, contamination investigation and cycle storage.

“3) Prior to the construction of the new dwelling reaching the damp proof course, full specifications (including photographs) of all external materials shall be submitted to and approved in writing by the local planning authority. The development must be implemented in accordance with the approved details.”

“5) Prior to the construction of the dwelling hereby approved, a phased contaminated land investigation of the site shall be carried out and submitted to and approved in writing by the local planning authority. This shall comprise of a) a phase 1 desktop contamination study and conceptual site model, and, if so identified, b) a phase 2 (intrusive) contamination investigation and c) a remediation strategy.”

Minutes