To consider the following application:

16/507425/FULL – Land rear of Kaine Farm House, Breach Lane, Upchurch.

Members of the public are advised to confirm with Planning Services prior to the meeting that the application will be considered at this meeting.

Requests to speak on this item must be registered with Democratic Services (democraticservices@swale.gov.uk or call us on 01795 417328) by noon on Wednesday 29 March 2017.

The Area Planning Officer reminded Members that the site was not in a sustainable location, and that proximity to the farm shop and local restaurants did not make it sustainable, and that he was unaware of any regular, frequent bus services.  He explained the importance of being consistent, and referred to Spade Lane, Hartlip where an appeal had been upheld by the Planning Inspector relating to sustainability, and advised that this site was in a broadly similar location in relation to shops and services.  One further letter of objection had been received which outlined the close proximity of one of the dwellings to the neighbouring property, its muck heap and horses.

Mrs Sarah Rees, an objector, spoke against the application.

Mrs Klaire Lander, the Agent, spoke in support of the application.

The Chairman moved  the officer recommendation to refuse the application and this was seconded.

Ward Members spoke in support of the application and raised points which included:  the design was sympathetic to the area; there was a variety of buildings/land uses (solar panels)  in the vicinity, and it would not be visible from many vantage points; the National Planning Policy Framework (NPPF) stated that Local Planning Authorities were expected to support small windfall sites; windfall sites were needed to make-up housing numbers; the Spade Lane Appeal had stated that some residents chose to live in rural areas, knowing the lack of services; there was a local bus service; this was a sustainable location, within walking distance of the local school; the present buildings were ‘tired’, with not a particularly agricultural function; and the proposal would soften the landscape by replacing large, solid, bulky buildings.

The Area Planning Officer referred again to the Spade Lane Appeal and reminded Members that the Planning Inspector had stated that most journeys would have to be by vehicle because of the nature/character of the lanes which were not conducive to pedestrians or cyclists.

Members considered the application and raised points which included:  would have thought that the distance to the farm shop would have made the location sustainable, the Planning Inspector had acknowledged this in the appeal; there were already permissions to build on the site; this was a nice scheme, but it set a precedent; this application was contrary to Swale Borough Council’s (SBC) policies; welcomed development in hamlets; and with changes in farming, more sites like this would become available.

The Area Planning Officer stated that in terms of the application setting a precedent, Members needed to consider that the site was in an unsustainable location.  Approval of the application gave the ‘green light’ to other rural sites, and it was not to be considered that agricultural buildings had no place in the countryside.   He explained that this was not a brownfield site, it was an agricultural site, and an economically commercial use would be acceptable as a matter of principle.

Resolved:  That application 16/507425/FULL be refused for the reasons outlined in the report.