Loft conversion with dormers at Heverswood Lodge, High Street, Brasted

What was proposed

The application proposed a loft conversion with three dormers, internal alterations, revised materials, changed windows and a roof lantern.

“- 25/02093/HOUSE Revised expiry date 19 November 2025 Proposal: Loft conversion including three roof dormers and internal arrangements. Minor internal alterations to the ground floor. Material changes to include a white render, black/grey uPVC windows and slate roof tiles, alteration to fenestrations, alteration of the timber gable end details. Alteration to the roof layout on the rear extension to include a roof lantern.”

Officer report

What officers recommended

Officers recommended approval because the changes would respect the street scene, conserve the adjacent Conservation Area and have limited landscape and amenity effects.

“33 The Brasted Conservation Area appraisal states that slate roof whilst less common do appear on a range of buildings. Render is also mentioned as a characteristic building material. Upon a review of the street scene, there is a real mix of materials within the street scene including render, brickwork, weatherboarding, stone and fenestration of differing colours and these are themselves found within the adjacent Conservation Area.”

“35 In summary, the changes to the site, whilst there may be some loss of ornate detailing, this loss would not be considered significantly and demonstrably harmful to the visual impact and appearance of the site on the area and street scene and would be considered to comply with SP1 of the Core Strategy and Policies EN1 or EN4 of the ADMP and conserve the adjacent Conservation Area.”

Officer report

Who spoke at the meeting

The committee heard from speakers against and for the application, parish representatives and a local member.

What members debated

Members questioned the speakers and officers, then debated whether the design was out of keeping and harmful to the adjacent Conservation Area.

“Questions of clarification were asked of the officers. In response to questions Members were advised that the application site was not in the conservation area but was adjacent to one. The house was not listed as a heritage asset and although a number of features of the property had been removed, this did not require permission. Members were advised that any planning permission granted would require the applicants to build as per the submitted plans.”

“Members discussed the report and considered paragraph 34 of the Officers report which did not designate the property as a heritage asset. It was further discussed that the proposal was out of keeping with the area and its built form was disproportionate to the adjacent houses. Some Members expressed concern that the proposal, was detrimental to the neighbouring conservation area.”

Minutes

Why permission was refused

Permission was refused because the works were considered harmful to the Conservation Area setting and out of character with the local area.

“1) The development fails to either conserve or enhance the setting of the adjacent Conservation Area, resulting in detrimental harm to the setting of the special character of the Conservation Area. The works have completely changed and removed the historic and architecturally important features of the…”

“2) The design and appearance of the works are out of character with the local area. The extended property with its increased height and dormers windows, creates a very a top heavy and lopsided dwelling, to the detriment of the original dwelling and the visual amenity of the local area. As such the development is contrary to policy EN1 of the Sevenoaks Allocations and Development Management Plan.”

Minutes