Rose Cottage Farm, Church Road, Hartley, DA3 8DT

demolition of existing dwelling and erection of 2 storey chalet dwelling, formation of new driveway and bellmouth entrance to Church Road

Authority: Sevenoaks District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Buchanan R

Main issues, as the Inspector framed them

whether the proposed dwelling would be inappropriate development in the Green Belt, having regard to relevant development plan policy and the National Planning Policy Framework
the effect of the development on the character and appearance of the area, having particular regard to trees
whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to very special circumstances necessary to justify the development

What decided it

The proposal would be inappropriate development in the Green Belt that would fail to preserve openness, and the supporting considerations do not amount to very special circumstances necessary to justify the development.

Framework references: 149, 130, 174

Plan policies cited: Policy LO1, Policy LO8, Policy GB4, Policy SP11, Policy EN1

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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