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Agenda item
Former Observer building, 53 Cambridge Road, Hastings
Minutes:
Proposal:
Proposed change of use and roof extension to existing building. To provide mixed use development comprising Artist Studio (Lower Ground), Shared Residents Gymnasium (Mezzanine), Restaurant & Shop (Ground) and 50 flats with private roof terrace. Proposal includes ancillary reception, common facilities and cycle storage/ shared car parking with ancillary plant and servicing facilities and external alterations.
Application No:
HS/FA/16/00367
Existing Use:
Conservation Area:
Listed Building
Public Consultation
Former printworks and newspaper offices
Yes - Hastings Town Centre
No
68 letters of objection; 2 letters of support and 1 neutral
comment received
Members were advised that a petition had been received in respect of this item before the deadline; the date 12/12/17 printed on the petition was in error.
The Principal Planner, Mr Batchelor, presented this report for the change of use and roof extension to existing building. To provide mixed use development comprising Artist Studio (Lower Ground), Shared Residents Gymnasium (Mezzanine), Restaurant & Shop (Ground) and 50 flats with private roof terrace. Proposal includes ancillary reception, common facilities and cycle storage/shared car parking with ancillary plant and servicing facilities and external alterations at the Former Observer Building, 53 Cambridge Road, Hastings.
The Observer Building was formerly a printing works and offices for the Observer newspaper and has been vacant for almost 30 years. It is a multi-storey building located on the south side of Cambridge Road. It is located within the Hastings Town Centre Conservation Area.
Since becoming vacant the building had fallen into substantial disrepair although recent temporary uses (HS/FA/15/00641) have seen the internal state of the building improved.
The building is built with a strong reinforced concrete frame with front-facade details of Hathernware terracotta. It has a large footprint; it is four storeys in height at the Cambridge Road frontage with an added attic storey and lower ground levels accessed from Claremont; it has large windows to its eastern and western faces; and its eastern face has service pipes and chimney stands that provide the structure with an industrial character. All of these features contrast heavily with the small scale (two-storey) buildings in the locality.
The property is not listed but it is considered a non-designated heritage asset, principally for its interesting industrial façade, location close to the seafront and within a conservation area, and its history related to the local press and printing firm which all contribute to its strong local interest.
When originally submitted the application was for a proposed change of use, alteration and extension to the existing building. The extension consisted of 2 full storeys with additional roof top 'pavilion' buildings providing a further (third) storey of accommodation with rooftop garden area. The pavilion additions included a mezzanine level. The proposal was to provide:
· 49 flats
· Artist studio (lower ground floor)
· Shared residents' gymnasium (mezzanine within existing building)
· Restaurant and shop (ground floor)
The proposal also provided for ancillary reception space, common areas/facilities, cycle storage, parking for shared vehicles and plant and servicing areas.
The proposal was heavily criticised upon submission by members of the public and suggestions about improving the scheme were provided to the applicant following consultation and discussion with Historic England and the Conservation Officer. The applicant subsequently amended the proposal as follows:
· Reduction in height of the scheme - overall height reduced by 5m and eaves/parapet of full two-storey element reduced by 2.6m.
· Despite the height reduction the number of additional storeys remained, but, the seventh floor roof pavilion buildings and roof garden area have been removed and replaced with an inset seventh storey.
· Change in appearance of extension due to changes in materials proposed, building massing and windows.
· Internal layout amended which has resulted in the provision of an additional flat (total 50 flats proposed).
During the course of the application, the applicant has also provided updated viability information, revised ownership certificates, highway improvement details, a revised sunlight and daylight study and a further noise report.
Members were updated on further information:-
· Petition received.
Members were shown plans and photographs of the application site.
The main considerations are the principle of the development; the impact on heritage assets and whether any harm has been sufficiently minimised before subsequently weighing up the benefits of the scheme against that harm; the impact on the character of the area; the quality of the proposed residential accommodation; the impact on neighbouring residential amenities; and the impact on highway safety and parking related matters.
Jess Steele, petitioner, was present and spoke against the application, he said they objected to proposal as it fails to maximise harm: No affordable housing contributions, the owner is a wealthy man and is experienced. It fails to provide affordable housing; lack of employment space, impact on neighbouring amenity. We ask you to defer application and create affordable housing and reconsider the use of the lower floor.
Councillor Wincott said he could not take into account the owner, as the site could be sold tomorrow. He stated that it is the impact of the application that is considered. Ms Steele said she wanted to see affordable living/workspace protected and put into the scheme.
Councillor Beaver asked if the application was deferred and applicant minded to adjust the lower floor and put in affordable housing. Ms Steele said some parts impact on the alley and impact on affordability. Glazing on east elevation makes it impossible to put affordable housing on Rock House.
Councillor Scott asked Miss Steele to clarify her comment regarding heritage.
Ms Steele said this had been detailed in writing. She said there were potentially good benefits, but it is yet to be good enough.
Paul Koopman (agent acting on behalf of the applicant), spoke in support of the application; he said the building had lain derelict for 30 years. They had applied for a residential scheme that meets local and national policy subject to a S106 agreement. The core matters have been dealt with. The report accords with local / national policy. It is not a viable scheme with affordable housing. We ask you to grant planning permission.
Councillor Beaver asked Mr Koopman if 50 units were not affordable, whether that is the only way the scheme is viable. Mr Koopman said it was barely viable at this level.
Councillor Rogers said if windows were put down the side of Rock House, affordable housing cannot be built on top. Either take away the window or put in obscure glazing.
Mr Koopman said there was no planning permission. It was difficult to envisage what might come through.
The Principal Planning Officer said the application had been assessed by District Valuer on behalf of the Council. It had been shown that the development proposed is within the minimum amount of development to make redevelopment possible. We cannot dictate who lives in the building; it is not a planning consideration. Any extension to what is already a tall building will impact on local heritage. Buildings in the Town Centre are not too dissimilar eg commercial/residential bars at ground floors with offices and residential above. There must be expectation for people to accept the relationship of the building; it does not mean it is harmful.
Councillor Edwards referred to the petition, he asked whether it was valid on the grounds of harm minimised or public benefit maximised. The Principal Planning Officer said the petition was valid and must be taken into consideration. The test was not about maximising public benefit, it does outweigh harm.
Councillor Dowling asked how many car parking spaces were proposed. The Principal Planning Officer confirmed there are 5 electric vehicles which were part of shared driving scheme.
Members discussed the issues raised at length.
Councillor Beaver proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Edwards.
RESOLVED – (by 7 votes to 2 against) that the Planning Services Manager be authorised to issue planning permission upon completion of a S106 Agreement to secure a Travel Plan and Travel Plan audit fee. In the event that the Agreement is not completed by 14 June 2018 that permission be refused on the grounds that the application does not comply with policies T3 and T4 of the Hastings Local Plan, The Hastings Planning Strategy 2011-2028 unless an extension of time has been agreed in writing by the Planning Services Manager in consultation with the Chair and Vice Chair of the Planning Committee.
Grant Full Planning Permission 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:
A-0001G, 0002G, 1001F, 1002F, 1003F, 1004F, 1005F, 1006F, 1007F, 1008F, 2001F, 2002F, 2003H, 2004F, 3001F, 3002F, 1101H, 1102H, 1103H, 1104H, 1105H, 1106H, 1107H, 1108H, 1109H, 1110H, 1112H, 2101H, 2102H, 2103H, 2104H, 3101H and 3102H;
3.
Before they are installed full joinery details (1:10 elevations and 1:2 or full size horizontal and vertical cross sections) or, alternatively, sample units of all new and replacement windows and doors shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details;
4.
No development of the extension hereby approved or replacement of materials on the existing building shall take place until samples (in the form of sample board(s) measuring at least 1m x 1m) of the materials to be used in the construction of the external surfaces of the extension or the existing building have been made available on site and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details;
5.
The samples required by condition 4 above shall include options for the tile cladding of the extension with the agreed tile being approved in writing by the Local Planning Authority. The sample panel of the agreed tile shall show how the tiles will be fixed and how they will be configured at window reveals and at the corners of the building. The development shall be carried out in accordance with the agreed details;
6.
Before the development hereby approved is brought into use the existing faience tiles to the front elevation of the building shall be restored. Before this restoration is begun a full schedule of works covering the tile repairs and any related structural works needed to secure the tiles in place shall be submitted to and approved in writing by the local planning authority for approval. The works shall be shall be carried out in accordance with the approved schedule of works and completed prior to the building being brought into use;
7.
At any time prior to or during the restoration, as approved under condition 6 above, it should become necessary to replace any of the existing faience tiles on the building frontage then, before such replacement, samples of the proposed replacement tiles shall be submitted to and approved in writing by the Local Planning Authority. The replacement shall be carried out in accordance with the approved details;
8.
Prior to the commencement of development, including any internal alterations to facilitate the conversion of the existing building, a Traffic Management Scheme shall be submitted to and approved in writing by the Local Planning Authority (in consultation with the Highway Authority). This shall include the size of vehicles, routing of vehicles and hours of operation. (Given the restrictions of the access and/or the approach road the hours of delivery/collection should avoid peak traffic flow times). The development shall be carried out in accordance with the approved scheme;
9.
The development shall not be brought into use until cycle parking areas have been provided in accordance with the approved plans and the areas shall thereafter be retained for that use and shall not be used other than for the parking of cycles;
10.
The development shall not be brought into use until parking areas for the electric vehicles have been provided in accordance with the approved plans and the areas shall thereafter be retained for that use and shall not be used other than for the parking of electric vehicles;
11.
No development shall take place until there has been submitted to and approved by the Local Planning Authority schemes for the construction of a controlled crossing on Cambridge Road and improved crossing points on Cornwallis Gardens. Such scheme shall provide for the timing of the works in relation to the implementing of the development, and shall be implemented in accordance with such timing before the approved development is brought into use;
12.
B) Prior to the commencement of development a remediation scheme relating to contamination including suitable monitoring and verification methodologies shall be submitted to and agreed in writing by the Local Planning Authority.
i) The remediation scheme, as agreed by the Local Planning Authority, shall be fully implemented before the development is first occupied. Any variation to the scheme shall be agreed in writing with the Local Planning Authority in advance of works being undertaken. The remediation scheme is to include considerations and proposals to deal with situations where, during works on site, contamination is encountered which has not previously been identified. Any further contamination shall be fully assessed and an appropriate remediation scheme submitted to the Local Planning Authority for written approval;
ii) On completion of the works the developer shall provide written confirmation that all works were completed in accordance with the agreed details.
13.
Prior to the commencement of development, including any works to facilitate the conversion of the existing building, a detailed sound attenuation assessment shall be submitted to and approved in writing by the Local Planning Authority. The assessment shall include measures to attenuate noise as necessary. The development shall be carried out in accordance with the approved details;
14.
No activities that could result in disturbance to bats (such as internal works, demolition, roof stripping, excavations, building works or associated operations) shall be carried out between the dates of 01 December and 01 April in any year. Any works undertaken during the specified periods should only be carried out under the direction of a licensed bat ecologist to ensure that an offence is not committed;
15.
The retail and restaurant premises hereby approved shall not be used except between the following hours:-
7am to 11pm Monday - Saturday,
7am to 10pm Sunday and Bank Holidays.
16.
i) Construction of the development shall not commence until details of the proposed means of foul sewerage and surface water disposal/management have been submitted to and approved in writing by the Local Planning Authority;
ii) Development shall be carried out in accordance with the details approved under (i) and the development shall not be brought into use until those works have been completed;
iii) The building shall not be brought into use 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;
17.
No development shall commence until details of appropriate climate change mitigation and adaptation measures as required by policy SC3 and in accordance with the hierarchy of policy SC4 of the Hastings Local Plan, The Hastings Planning Strategy 2011-2028 have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details;
18.
Before the development hereby approved is occupied provision shall be made for the ability to connect to fibre-based broadband;
19.
Before the development hereby approved is commenced a construction management plan shall be submitted to and approved in writing by the Local Planning Authority. The plan shall include hours of building work, measures to control noise, dust and other potential sources of pollution relating to construction. The development shall be carried out in accordance with the approved plan;
20.
i) No development shall commence on site until a local labour strategy has been submitted to and approved in writing by the local planning authority;
ii) The strategy approved by the local planning authority under part (i) shall be implemented in its entirety and distributed to all contractors, sub-contractors, agents and employers engaged in the construction of the development; and
iii) Within three months of development commencing and quarterly thereafter until the development is complete, evidence shall be submitted to demonstrate compliance with the approved strategy and monitoring information submitted to the local planning authority in writing, giving the social and demographic information of all contractors, sub-contractors, agents and employers engaged to undertake the construction of the development.
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 the character and amenity of the Hastings Town Centre Conservation Area;
4.
In the interests of the character and amenity of the Hastings Town Centre Conservation Area;
5.
In the interests of the character and amenity of the Hastings Town Centre Conservation Area;
6.
In the interests of the character and amenity of the Hastings Town Centre Conservation Area;
7.
In the interests of the character and amenity of the Hastings Town Centre Conservation Area;
8.
In the interests of highway safety and for the benefit and convenience of the public at large;
9.
In order that the development site is accessible by non-car modes and to meet the objectives of sustainable development;
10.
In order that the development site is accessible by non-private car modes and to meet the objectives of sustainable development;
11.
In the interests of highway safety and for the benefit and convenience of the public at large;
12.
To protect those redeveloping the site and any future occupants from potential contamination;
13.
In the interests of the amenity of the future occupants and neighbouring residential occupiers;
14.
To protect features of recognised nature conservation importance;
15.
In the interests of the amenity of the neighbouring residential occupiers;
16.
To prevent increased risk of flooding;
17.
To ensure the development complies with policies SC3 and SC4 of the Hastings Local Plan: The Hastings Planning Strategy;
18.
In order that the development complies with policy SC1 of the Hastings Local Plan: The Hastings Planning Strategy;
19.
In the interests of the amenity of the neighbouring residential occupiers; and
20.
In order that the development complies with the requirements of policy E2 of the Hastings Local Plan: The Hastings Planning Strategy.
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 applicant is advised that they must ensure the proposed works, hereby approved, do not contravene laws protecting wildlife including the Countryside and Wildlife Act 1981. Where the applicant is in doubt they should contact Natural England on wildlife@naturalengland.org.uk Telephone 020 802 61089 or Environment and Natural Resources on parks@hastings.gov.uk Telephone 01424 451107 prior to commencement of any works;
4.
Consideration should be given to the provision of a domestic sprinkler system;
5.
Your attention is drawn to the requirements of the Party Wall etc. Act 1996;
6.
This permission is the subject of an obligation under Section 106 of the Town and Country Planning Act 1990 (as amended);
7.
A formal application for connection to the public foul sewerage system is required in order to service this development, please contact Southern Water: Developer Services, Southern Water, Southern House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW. Tel: 0330 303 0119. E-mail: developerservices@southernwater.co.uk;
8.
The applicant/developer should enter into a formal agreement with Southern Water to provide the necessary sewerage infrastructure required to service this development. The applicant/developer should contact Southern Water: Developer Services, Southern Water, Southern House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW. Tel: 0330 303 0119. E-mail: developerservices@southernwater.co.uk in to order to progress the required infrastructure; and
9.
A formal application for connection to the water supply is required in order to service this development. Please contact Southern Water: Developer Services, Southern Water, Southern House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW. Tel: 0330 303 0119. E-mail: developerservices@southernwater.co.uk.
Councillor Scott left the Chamber for the remainder of the meeting.
With the agreement of the Chair, the Committee resolved to change the order of items on the agenda. Item 6(f) Castlemaine, 4 Avondale Road, Castlemaine Cottage, 5 Gillsmans Hill, St. Leonards, was considered next on the agenda.
Supporting documents:
- MAP_Former Observer Building, item 23c PDF 402 KB
- Former Observer Building 53 Cambridge Road, item 23c PDF 284 KB
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