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Agenda item
Rear of 4 Wykeham Road, Hastings
Minutes:
Proposal:
Construction of eight apartments on land at the rear
of 4 Wykeham Road
Application No:
HS/FA/16/00002
Existing Use:
Conservation Area:
Listed Building
Public Consultation
Vacant land allocated for residential development.
No
No
11 letters of objection and 1 petition of objection received
Having declared her prejudicial interest, Councillor Rogers was absent from the Chamber during discussion and voting of this item.
The Planning Officer, Ms Ranson, presented this report for the construction of eight apartments on land at the rear of 4 Wykeham Road, Hastings
The site is located on land to the rear of 4 Wykeham Road. Public access is from the end of Wykeham Road down to Braybrooke Road via a set of steep narrow steps that run to the west side of Wykeham Heights. Vehicle access is from Braybrooke Road up to No. 59 Braybrooke Road via a shared steep sloping drive that terminates at the turning area to the front of No.59, short of the application site. To the front of the application site there is double-yellow line parking restriction, on the opposite site there is a residents’ parking scheme. The adjacent neighbouring site has recently been developed for a similar block of flats scheme.
The proposed new eight-apartment block of flats will be situated to the front of the site fronting Braybrooke Road. The proposed block would fill the full width of the site as a detached building. It would be four storeys high (ground, first, second and third floor) viewed from the front but only three storeys high viewed at the rear due to the steep sloping topography of the site. The third floor would be in the roof space designed as a mansard style roof with inset dormer windows to both front and rear.
This application follows previous planning application reference HS/FA/11/00794 for the erection of 6 two bedroom flats with off-street parking. Allowed on appeal in 2012 (APP/B1415/A/12/2171885), this new application would be an increase from 6 flats up to 8 flats.
The current proposal is an increase of around 20-25% of the volume. The roof ridge height would be increased by some 1.2m, from the previously approved height of 11.6m up to 12.8m. The rear (north) elevation would extend in depth by a further 1.5m (the depth of the building approved on appeal was approximately 10m and the depth of building for this application is 11.5m).
The 8 flats proposed will comprise: 1 bedroom flat and five 2 bedroom flats.
Parking at ground floor level shown on the previously approved scheme (HS/FA/11/00794) has been replaced in this application with accommodation. This proposal does not include car parking provision. There is a cycle shed built into the front of the flats at ground floor level. A built in refuse store is located within the footprint of the building with doors opening adjacent to Braybrooke Road.
Members were updated on further information:-
2 late representations received. Further issues raised:
· Inadequate internal space of the flats.
· Raises issues of affect upon the locality and our residential property and this development has not been clearly communicated.
Members were shown plans, photographs and elevations of the application site.
Ms Ranson referred to the key points of the application:-
· The proposal is for 8 flats and policy SAP8 of Hastings Development Management plan allocates this site for residential development.
· There has been earlier planning approval HS/FA/11/00794 for flat development of this site allowed by planning appeal.
· Geotechnical Reports have been submitted that satisfy that any land instability may be overcome.
· The flats would provide dwellings that meet the national space standards and are considered to provide an acceptable living standard and good general amenity for future occupants.
· The scale of the proposed flat building while approximately 20% larger than the previously approved flats are considered to be of an acceptable scale and height and would not cause unacceptable loss of amenity to neighbouring dwellings.
·The proposal is for a car free development and in this sustainable location within walking distance of the town centre, served by good facilities and local transport this is considered acceptable.·There will be loss of trees (14), but most are of only low or moderate value.Bruce Grant, petitioner, spoke against the application. He stated the application was below the national minimum space standards and that the applicant had submitted false information. The ground investigation was for a 3-storey development, not 4-storeyboring to 2m in depth. A full site investigation is still required. He said parking is the most emotive issue, the applicant admits parking has got worse since 2014, it is 100% saturated. The area is notorious for anti-social behaviour. It has been suggested that residents park ½ mile away, residents need to park where they feel safe. The development has no external space and the dwellings fail to complement the character of area. Access is too narrow for vehicles to access.
Adam Slater (agent acting on behalf of the applicant), spoke in support of the application; he said this application was the same as that approved on appeal. Additional amendments to the application includes: 2 additional units of accommodation; lift and internal cycle store to include feature and increased footprint of development. He said there was no requirement for affordable housing, it is in the Development Plan and is supported by consultees. He said the development met with approval from the Highways Authority. The site is in a substantial location and will provide a shared amenity space.
Councillor Beaver stated the original planning application in 2011 was refused and allowed on appeal. He asked Mr Salter why the planning application submitted in 2012 was withdrawn. The Salter explained the appeal was won before it was determined. Councillor Beaver asked why Mr Salter had applied for 8 apartments when 6 had been granted on Appeal. Mr Salter said the development was not financially viable with 6 apartments.
Councillor Clarke queried the matter of ground stability and uncertainty regarding the survey. Mr Salter said the Council had appointed an independent specialist to correspond with the parties. The consultant was happy with the proposals.
The Planning Services Manager referred to page 24 of the officer’s report regarding the ground stability report submitted by VKHP Consulting. She said the concerns of the Council’s Geotechnical Consultant, Keith Gabrielle, were addressed and he did not raise an objection. This application, she said, is about the additional flats and bulk of the building, the principal of the development has been approved.
In addition, Mrs Ranson said the Planning Inspector dealt with the matter of parking and highways at appeal and said the site was acceptable for car less development.
Councillor Beaver questioned the opposing opinions on whether the apartments met with the national space standards. Mrs Ranson confirmed the internal space area met with the national space standards – (Plan: Rev J).
Councillor Beaver said the site will be overdeveloped. For this reason, he proposed a motion against the officer’s recommendation to refuse the application for the following reasons: DM1, Part B and E. The motion was not seconded and fell.
Members discussed at length the parking difficulties in the area and possibility for the applicant to increase the number of apartments. Councillor Scott said it would be difficult for the Planning Officer to defend on appeal.
Councillor Scott proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Dowling.
RESOLVED – by (6 votes to 1 against, with 1 abstention) 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;
2.
The development hereby permitted shall be carried out in accordance with the following approved plans:
P1001 Rev I; P1002 Rev J; P1003 (dated 20.11.17); P1004 (street scene and site section dated 20.11.17).
3.
i) Construction of the development shall not commence until details of the proposed final land drainage scheme including means of foul sewerage and surface water disposal/management and have been submitted to and approved in writing by the Local Planning Authority in consultation with Southern Water;
ii) Development shall be carried out in accordance with the details approved under (i) and no occupation of any of the dwellings / flats hereby approved shall take place until those works have been completed;
iii) No occupation of any of the dwellings or flats hereby approved shall take place until the Local Planning Authority has confirmed in writing that it is satisfied, that the necessary drainage infrastructure capacity is now available to adequately service the development;
4.
No development shall take place until there has been submitted to and approved by the Local Planning Authority a scheme of soft landscaping. New soft landscaping details shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate together with an implementation programme;
5.
All planting seeding or turfing, comprised in the approved soft landscaping scheme shall be carried out prior to the occupation of any part of the development, or otherwise with the written agreement of the Local Planning Authority, in the first planting and seeding seasons following the occupation of any buildings or the completion of the development, whichever is the sooner. Any trees or plants or mitigation features which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation;
6.
Prior to occupation of the dwellings hereby approved a method statement for creation of new wildlife and habitat features, e.g. bespoke bat roosts structures, erection of bird boxes in buildings/structures; creation, restoration and enhancement of semi-natural habitats; tree, hedgerow, shrub and wildflower planting/establishment. The content of the method statement shall include the following:
a) purpose and objectives for the proposed works;
b) detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
e) persons responsible for implementing the works;
f) initial aftercare and long-term maintenance (where relevant);
7.
No occupation of the dwellings hereby approved shall take place until full details of the hard landscape works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. Submitted details shall include finished levels of contours; means of enclosure; pedestrian and cycle access; hard surfacing materials and proposed and existing functional services above and below ground including their positions (e.g. drainage, power, communications cables, pipelines, manholes);
8.
Prior to construction works starting on site ground investigation must be undertaken and the findings submitted to and approved in writing by the Local Planning Authority;
i) these investigations are required:
· to obtain parameters for foundation design purpose;
· before any further slope analyses are undertaken, a suitable ground investigation must be undertaken to assess whether there are any sub-horizontal shear faces in the clays below the site;
· any sub-horizontal shear faces in the clays below the site should be modelled in slope stability analyses;
Continuous undisturbed sampling or coring is required in the clays in order to enable an adequate assessment of the presence of any pre-existing shear surfaces by a suitably experienced engineering geologist or geotechnical engineer;
9.
Prior to construction works starting on site further Contractors Method Statement must be submitted to and approved in writing by the Local Planning Authority to include but not limited to:
· The adequacy of the temporary piling platforms;
· The use of temporary support on the flank boundaries (where not supported by the bored pile walls (BPWs);
· Allowance for 8 separate stages of excavation in the rear part of the site, such that each row of anchors is installed and “locked” before the ground is excavated down to the level for the next row of anchors;
· The design of the bored pile walls (BPWs) and associated ground water control system, to ensure no loss of ground can occur between the piles from the adjoining land;
· The final design of the excavated slope behind the proposed building (where the excavations will be approximately 9m deep) including associated slope stability analyses;
The Method Statement as approved must be fully implemented and adhered to;
10.
With the exception of internal works the building works required to carry out the development allowed by this permission must only be carried out within the following times:-
08:00 - 18:00 Monday to Friday
08:00 - 13:00 on Saturdays
No working on Sundays or Public Holidays.
11.
No development shall take place above ground until details of the materials to be used in the construction of the external surfaces of the dwelling flats hereby permitted have been submitted to/made available* on site and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details;
12.
The developer must provide details to the Local Planning Authority (in consultation with Southern Water) of the measures which will be undertaken to protect the public sewers, prior to the commencement of the development;
13.
Prior to commencement of development a Traffic Management Plan (TMP) for management of removal of site waste and movement / parking of construction vehicles throughout the development works must be submitted to and approved in writing by the Local Planning Authority (LPA). The approved plan must be fully implemented unless otherwise first agreed in writing with the LPA;
14.
No additional windows shall be inserted or alterations made to the windows hereby approved unless application has first been made to and approved in writing by the Local Planning Authority; and
15.
The cycle storage provision hereby approved shall be retained for cycle storage use at all times.
Reasons:
1.
This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990;
2.
For the avoidance of doubt and in the interests of proper planning;
3.
In the interests of proper planning to help prevent risk from flooding and/ or land instability because adequate land drainage is fundamental to the stability of the excavated slope;
4.
To safeguard the amenity of adjoining residents and the character of the area;
5.
To safeguard the amenity of adjoining residents, occupants and the character of the area;
6.
To protect and/or mitigate the loss of features of recognised nature conservation importance;
7.
To safeguard the amenity of adjoining residents and the character of the area;
8.
In the interests of proper planning to ensure land stability of the site in compliance with policy DM5 of Hastings Development Management Plan (2015);
9.
Reason In the interests of proper planning to ensure land stability of the site in compliance with policy DM5 of Hastings Development Management Plan (2015);
10.
To safeguard the amenity of adjoining residents;
11.
In the interests of the visual amenity of the area;
12.
In the interests of proper planning and to help prevent increase in flood-risk;
13.
In the interests of residential amenity and highway safety;
14.
To protect local amenity; and
15.
To provide for modes of sustainable transport.
Notes to the Applicant
1.
Failure to comply with any condition imposed on this permission may result in enforcement action without further warning;
2.
Statement of positive engagement: In dealing with this application Hastings Borough Council has actively sought to work with the applicant in a positive and proactive manner, in accordance with paragraphs 186 and 187 of the National Planning Policy Framework;
3.
The extent of the temporary piling platforms required for safe operation of the piling rig shown on Temporary Works drawings 235517 - SK01 & SK02, do not extend sufficiently beyond each of the steps in the capping beams to allow safe installation of all the pipes. Use of scaffold staging may be required in some locations to enable the safe installation of the bored pile walls (BPW) profiles shown on these drawings. You are referred to the Gabriel Geo Consulting Letter Report on Land Stability Assessment, dated 8th September 2017 paragraph 2.5;
4.
Your attention is drawn to the guidance in paragraph 120 of the National Planning Policy Framework:
120. To prevent unacceptable risks from pollution and land instability, planning policies and decisions should ensure that new development is appropriate for its location. The effects (including cumulative effects) of pollution on health, the natural environment or general amenity, and the potential sensitivity of the area or proposed development to adverse effects from pollution, should be taken into account. Where a site is affected by contamination or land stability issues, responsibility for securing a safe development rests with the developer and/or landowner;
5.
Your attention is drawn to the requirements of the Party Wall etc. Act 1996;
6.
Formal application to Southern Water for connection to the public sewerage system is required in order to service this development. To initiate a sewer capacity check to identify the appropriate connection point for the development, Please contact Southern Water, Sparrowgrove House, Sparrowgrove, Otterbourne, Hampshire SO21 2SW (Tel: 0330 303 0119) or www.southernwater.co.uk;
The foundation for the proposed development must be agreed with Southern Water before work can commence; and
7.
Due to the nature of the highway in the vicinity of some locations, construction traffic has the potential to damage the carriageway and/or verges. The Highway Authority will require the applicant to reimburse their legitimate expenses in making good any such damage. Prior to the commencement of development the applicant should contact the Area Highway Manager on 0345 60 80 193 to arrange a photographic survey and joint inspection of the local highway network.
Supporting documents:
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