House extensions and alterations at 26 Vine Court Road, Sevenoaks

What was proposed

The application proposed demolishing the existing garage and conservatory and constructing extensions, a basement, dormers, rooflights, gates and other alterations.

“- 25/03306/HOUSE Revised expiry date 16 March 2026 Proposal: Demolition of existing non-original garage and conservatory extension; Single storey rear and side ground floor extension, rear first floor extension, front first floor extensions including a new double bay window, new dormer windows and rooflights; Single storey garage extension with associated new basement, accommodation in the eaves and rooflights; Alteration of front entrance porch and door; Alteration of…”

“RECOMMENDATION: That planning permission be GRANTED subject to the following conditions: - 1) The development hereby permitted shall be begun before the expiration of three years from the date of this permission. In pursuance of section 91 of the Town and Country Planning Act 1990.”

Officer report

The site

The large detached house has front and rear gardens, mature planting and lies within the Vine Court Conservation Area.

“Description of site 1 The application site lies to the east of Vine Court Road and comprises a large, detached dwellinghouse which is sited within both the urban confines of Sevenoaks and the Vine Court Conservation Area. The application property benefits from large rear and front gardens, with mature planting along the front boundary providing an attractive and natural screen.”

Officer report

Earlier planning history

Earlier permissions covered a garden studio, a new dwelling and stable-block demolition, and a timber and glass conservatory.

“Relevant planning history 3 08/02149/FUL Erection of garden studio in rear garden GRANT 4 88/01343/HIST Construction of a new dwelling and demolition of stable block GRANT 5 94/02163/HIST Timber & glass conservatory on a brickwork wall GRANT Policies 6 National Planning Policy Framework (NPPF) Paragraph 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…”

Officer report

What consultees said

The town council recommended refusal, while the tree officer, conservation officer, Environmental Health and Sevenoaks Society raised no objection subject to stated safeguards or details.

“Consultations 12 Sevenoaks Town Council - Recommends refusal 13 “Sevenoaks Town Council recommended refusal on the following grounds: 14 Unacceptable loss of the mature magnolia tree which contributes significantly to the character of the area and the streetscene…”

“23 Informative: With reference to the Conservation Area Appraisal and the Conservation Area Design Guide (2019), the Planning Officer should assess the impact of the proposal on the significance of the Vine Court conservation area in this case.” 24 SDC Environmental Health - No objection subject to condition 25 “Demolition and Construction Environmental Plan • As the proposal includes demolition and excavation for the basement, a Demolition and Construction Environmental…”

Officer report

What people said

Five representations were received: four objections and one supporting the proposal, raising concerns about heritage, trees, size, neighbours, openness and noise.

“However, as with any existing heritage building in a conservation area, care needs to be taken in detailing cosmetic changes to fabric and external elevations.” Representations 33 Five representations were received. Four of these objected to the proposals, whilst one was in support.”

Officer report

Who spoke

The committee heard speakers against and for the application, a town representative and a local member.

What members discussed

Members questioned the magnolia tree and conservation area, discussed retaining trees and heritage features, and agreed amendments for tree retention and replacement planting.

“Members asked further questions of clarification on the Conservation Area Appraisal and whether there was harm to the area by the proposed development. Members’ attention was brought to paragraph 54 of the officer’s report which provided the officer’s opinion on the characteristics of the area. It was moved by the Chairman and duly seconded that the recommendations within the report, be agreed.”

Minutes

The vote

Members agreed the amendment and then voted to grant planning permission.

“The amendment was put to the vote and it was agreed. Debate continued on the substantive motion. Members expressed interest in retaining the timber and stucco features of the property, which might be removed through the development but noted that this could be addressed through the existing condition on materials of the development.”

Minutes

The decision

Planning permission was granted subject to seven conditions, including construction controls, tree protection, landscaping, acoustic measures and approved materials.

“2) The development hereby approved shall be carried out in accordance with the following approved plans: Proposed Side Elevation (408-122 Rev.D); Proposed Refuse Store (408-026 Rev.A); Proposed Ground Floor Plan (408-102 Rev.G); Proposed Basement and Ground Floor Plan (408-110 Rev.G); Proposed First and Second Floor Plan (408-111 Rev.G); Proposed Roof Plan (408-111 Rev.G); Proposed Front Elevation (408-120 Rev.C); Proposed Rear Elevation (408-121 Rev.D); Proposed Side…”

“Protection Plan in accordance with British Standard 5837:2012 (or later revision) has been submitted to and approved in writing by the local planning authority. Notwithstanding the details shown on drawing 408-10 Rev G, the plans shall include the retention of the lime tree on the southern boundary (Tree T11 in the Arboricultural Impact Assessment, dated 20.11.2025) if feasible.”

Minutes