Carport and storage building at Kettleshill Oast St Julians Road, Underriver

What was proposed

The application proposed a pitched-roof timber-framed carport and storage building with an external staircase and roof storage beside the existing oast house.

“- 25/02145/HOUSE Date expired 3 October 2025 Proposal: Pitched roof timber framed carport and storage building with external staircase and storage in roof forming an ancillary building to the existing oast house Location: Kettleshill Oast, St Julians Road, Underriver Kent TN15 0RX Ward(s): Seal & Weald Item for decision The application has been called to committee by Councillor Hogarth for further consideration regarding the proposal's impact on the Green Belt and…”

Officer report

The site and surroundings

The converted oast house is a non-designated heritage asset in the Green Belt and National Landscape, within the setting of a listed building and beside a public right of way.

“Description of site 1 The application contains site a converted Oast building, which was granted permission under 23/02918/FUL to be change to a dwelling, and is situated along a private road. The Oast house is a non-designated heritage asset. The site is located within the National Landscape, Green Belt and is within the setting of a Listed Building.”

“Constraints 12 The following constraints apply: • Green Belt • National Landscape • Public Right of Way • Archaeological Notification Area • Listed Building (adjacent) • Non-designated heritage asset…”

Officer report

What officers recommended

Officers recommended approval, finding the building ancillary and subservient, without harm to Green Belt openness, the National Landscape or heritage assets.

“47 Paragraph 153 states that where a proposal is inappropriate development in the Green Belt, it is by definition harmful and should not be approved except in very special circumstances. 48 Paragraph 153 of the NPPF advises we should give substantial weight to any harm to the Green Belt. Very special circumstances will not exist unless the potential harm to the Green Belt by reason of inappropriateness and any other harm, is clearly outweighed by other considerations.”

“53 The design and function of the outbuilding is clearly ancillary. Plus, given the narrow and limited head height of the first floor, it is considered that the proposal would likely be used for storage or other ancillary purposes at first floor. Therefore, the proposed building would be located in close proximity to the Oast House, and would be read as subservient, in height, footprint and design.”

Officer report

What residents said

Seven objections cited overdevelopment, harm to the Green Belt and landscape, public access concerns, urbanisation, excessive size and the building’s enclosed design.

“KCC Archaeology: 41 No comment received. Representations 42 Seven letters of objection have been received relating to the following issues: • Previous applications have had car ports removed from the proposal (previously located on the southern green) • Proposal is for far more than a car port • Application does not show PROW or rights of access • Harm to openness of the green belt and landscape character Kent Downs National Landscape • Well used route • Permitted…”

“The car port is fully clad • External staircase • Proposal is overdevelopment and significant urbanisation, next to the public bridlepath • No measurements so cannot understand the scale of the building • Gates and the impact on rights of access – should be kept open unless movement of animals • Overbearing structure • Previous scheme for car port was more modest (albeit location was worse than the proposed) • Unnecessarily steep roof • Views should be sought of…”

Officer report

Who spoke

The committee heard from a speaker against the application, a speaker for it and a parish representative.

Members’ discussion

Members asked about the carport’s location, received clarification about conservation and rights of way, and noted the sympathetic design.

“Members asked questions of the speakers with a focus on the location of the car port.”

“Questions of clarification was asked of the Officers, and it was confirmed that that the Conservation Team had considered the application and were of the opinion that it’s proposed location maintained the separation between the Oast house and car port. The Public Right’s of way team had also not objected to the application.”

Minutes

The committee’s decision

The committee granted planning permission subject to conditions controlling materials, use, lighting, ecology, landscaping, visibility and public rights of way.

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

“1) 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 KCC Highways before commencing any works that may affect the Public Right of Way.”

Minutes