Layout and density of the building and overdevelopment
Not consistent with the Allocated Development Management Plan of 2015, nor the emerging Neighbourhood Development Plan or Local Plan for the site.
The design and materials are out of keeping with the residential character assessment for the areas local to it
The rotunda is overdeveloped, overbearing and out of character and height incongruous with the residential character of the area. There are no buildings of that height in that locality
Intrusive to the green belt
The building will be solid, impermeable to light and internally lit at night, impacting visual amenity from a considerable distance
Town Houses on Cramptons Road are not in keeping with the residential area character assessment and have an uncomfortable relationship with the neighbouring properties with overlooking and loss of privacy issues.
Adequacy of parking is insufficient and Sevenoaks Town Council recommended that the KCC policy of one space per unit be adhered to.
Lack of social housing - Sevenoaks Town Council recommended that 40% of the units be made available as affordable housing, and including social renting housing in perpetuity.
The application includes a comprehensive travel plan, which includes frequent reviews of resident journeys and a car club as mitigation for lower parking levels and assumptions of residents not needing personal transport in this location. With the further delay to fast services from Bat and Ball Rail Station and with existing bus routes being tailored to a neighbourhood of car owners, Any Travel Plan must be binding and enforceable.
The Town Council noted that the scheme makes a positive contribution to the green spaces of the area, and indeed there are very few green public spaces or play facilities in the Cramptons Road/ Moor Road/ Swanzy Road area. Public access to maintained public space and play facilities must be permanently ensured.
The applicant states that the infrastructure for vehicle charging points can be provided. Any development should be conditional upon comprehensive provision of charging points for electric cars and bikes given their rapid increase in popularity and availability.
The scheme as submitted is substantially larger than envisaged in the ADMP or NDP. It is vital that infrastructure is able to cope with 136 new families in the area and at present healthcare and education (particularly primary education) are at capacity. The applicant’s Design and Access Statement draws attention to schools which are operating at very tight catchments, plus one which doesn’t exist any longer. It covers medical centres without reference to a single GP practice, which we know to be under great pressure. Public transport infrastructure in this location is not designed for dense, low-car owning developments with few bus services serving the area at infrequent intervals and, whilst the site is undeniably close to a rail station, the services from Bat and Ball station do not compete for most London-bound commuters with those at Sevenoaks station. Bat and Ball junction is highly congested with unsignalled and hard-to-use pedestrian crossings and zero cycle infrastructure. Significant investment will be needed in local infrastructure to meet the expectations of this development and should be reflected in the Section 106/ CIL heads of terms. The Town Council encloses a more detailed report on its views as an added informative. (See attached).