The Area 2 Planning Committee were scheduled to meet to discuss two planning applications, one relating to the demolition of outbuildings, and the other to a retrospective application for an advertisement board. The committee was also scheduled to note updates in respect of planning appeals, public inquiries and hearings.

Planning Applications

The committee was scheduled to consider two planning applications.

2 Keepers Cottage, Swanton Valley Lane, West Peckham

The committee was scheduled to discuss a planning application for 2 Keepers Cottage, Swanton Valley Lane, West Peckham. The application sought permission for the demolition of existing outbuildings and the erection of a replacement single building to provide garaging and workshop/storage in association with the existing residential dwelling. The proposed building was intended to use timber or profiled metal sheeting for the walls with a fibre cement or concrete roof tile.

Councillor Wendy Palmer, Chair of Area 2 Planning Committee, had requested that the application be reported to the committee due to concerns over the impacts of the proposal upon the green belt¹.

The site is located in the countryside within the green belt, in an area of ancient woodland and a local wildlife site. A public right of way² runs to the eastern site boundary.

The report noted that the National Planning Policy Framework (NPPF) states that inappropriate development is, by definition, harmful to the green belt and should not be approved except in very special circumstances.

The report considered whether the proposal would be a materially larger replacement building. It noted that there would be an increase in footprint and a 75% increase in ridge height. It was considered that the proposal would result in a 'materially larger' replacement building, and therefore failed paragraph 154 d) of the NPPF.

The report also considered whether the proposal would cause substantial harm to the openness of the green belt. It noted that the application site contains both existing built form and an area of hardstanding which were permitted in 2006. The site is therefore considered to constitute previously developed land³.

The report stated that there are spatial and visual aspects to the assessment of the openness of the green belt. In spatial terms, the proposed increase in size of the building was not considered to cause substantial harm to the openness of the green belt. The application site is relatively well contained, and the proposal would be partially obscured by the existing built form.

With regards to the visual aspect, the report stated that whilst there would be external changes to the building it would not result in a significant increase in bulk. The orientation of the outbuilding has been changed so that the side elevation presents to the passing highway. It is considered this would alter and improve the perceived massing of the outbuilding over the existing massing, when viewed from the highway to the west of the site.

The report stated that the application was received and validated on 9 October 2024 and 6 November 2024, and was subsequently subject to statutory consultation between 21 November 2024 and 12 December 2024. On the final day of that consultation period, the revised NPPF was published, introducing significant changes to several policies, including those relating to the Green Belt. Of particular relevance is the amendment to paragraph 154(g), where the threshold for disqualifying redevelopment on previously developed land has been raised from causing a greater impact to causing substantial harm.

The report stated that having regard to the updated NPPF, specifically Chapter 13, it is considered that the proposal may now be regarded as an exception under paragraph 154(g), and therefore would not constitute inappropriate development in the Green Belt.

The report recommended that planning permission be granted, subject to conditions.

Land at junction of Mereworth Road and Seven Mile Lane, Mereworth

The committee was scheduled to consider a retrospective planning application for land at the junction of Mereworth Road and Seven Mile Lane, Mereworth. The application sought consent for a post-mounted advertisement board.

The signage is supported by two steel poles, each measuring approximately 1m below ground and 3.8m above ground, meaning the overall height is 4.8m and the total height above ground is 3.8m. The sign itself comprises two aluminium composite panels, fixed to the poles by horizontal metal rails attached to the rear of the panels and clamped to the poles. Each panel measures approximately 1.2m in height, 2.25m in width, and 0.15m in depth.

The sign has a navy background with white lettering. It displays the name of the vineyard, Yotes Court Vineyard, above three coloured circles which reflect the branding of the vineyard's wines. Within the circles, the text reads Wine Bar, Shop, and 1 Mile. An arrow is also included to indicate the direction of travel for vehicles and pedestrians towards the vineyard.

Councillor Matt Boughton, Leader of the Council, had called in the application to the committee due to concerns regarding visual amenity.

The site is a field located on the junction between Seven Mile Lane and Mereworth Road. The site is screened from the public highway by established hedgerow. It is outside of any defined settlement boundary and within the Metropolitan Green Belt. It is adjacent to, but lies outside of, the Yotes Court Conservation Area.

The report noted that applications for advertisement consent are assessed solely in relation to their impact on visual amenity and highway safety.

The report stated that the applicant has explained that the purpose of the signage is to provide clear directions to the vineyard. The proposed scale and siting of the sign are considered to respond to this purpose, ensuring it is readily visible to motorists travelling along the highway.

The report also stated that the site consists of a largely undeveloped field of rural, agricultural character, enclosed from the public highway by established hedgerow. However, the presence of electricity pylons and highway directional signage at the corner, forward of the hedgerow, means the landscape is not entirely unspoilt or free from man-made features.

Kent County Council Highways were consulted and raised no objection on highway safety grounds.

The report recommended that advertisement consent be approved, subject to conditions.

Planning Appeals, Public Inquiries and Hearings

The committee was scheduled to receive and note any update in respect of planning appeals, public inquiries and hearings held since the last meeting of the Planning Committee.