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Agenda item
Castlemaine, 4 Avondale Road and Castlemaine Cottage, 5 Gillsmans Hill, St. Leonards on Sea
Minutes:
Proposal:
Outline application,(seeking approval of Access), for erection of up to 7 dwellings and a replacement dwelling together with access and parking
Application No:
HS/OA/17/00522
Existing Use:
Conservation Area:
Listed Building
Public Consultation
Yes - Springfield Road
No
19 letters of objection received
The Planning Services Manager, Mrs Evans, presented this report for an outline application (seeking approval of Access only) for erection of up to 7 dwellings and a replacement dwelling together with access and parking at Castlemaine, 4 Avondale Road and Castlemaine Cottage, 5 Gillsmans Hill, St. Leonards on Sea.
The proposed development is in the grounds of an existing 2-3 storey large detached care home. Castlemaine is partially screened from the road to the front elevation by tree and hedge planting.
This outline planning application was for the erection of up to 7 dwellings with a replacement dwelling at the side of Castlemaine Cottage. Indicative plans show the following units:
Plot 1 – 1x2 bed detached dwelling
Plot 2 – 1x3 bed end of terrace dwelling
Plots 3 and 4 – 2x2 bed mid and end of terrace dwellings
Plots 5 & 6 – 2 bed semi-detached dwellings
Plots 7 – 1x3 bed detached dwelling
Plot 8 – 1x4 bed detached chalet style dwelling (in place of existing Castlemaine Cottage).
Plots 1-7 are located in the rear portion of the application site, behind the existing care home, to the east of the replacement dwelling at Castlemaine Cottage. Plot 8 is located in the north-west corner of the site in the same position as Castlemaine Cottage, which is to be demolished.
Bin storage areas are proposed at either the front or rear of the houses. Bike storage is proposed in the rear gardens. A communal waste storage / collection area is proposed to be located to the east of the turning head on the eastern boundary of the site next to the care home.
A communal parking area is proposed, providing 17 parking spaces, enabling 2 per dwelling and 1 visitor space. The parking area is to be located on either side and at the end of the proposed access road. The access enters the site between 6 Avondale Road and Castlemaine Care Home and incorporates a turning head within the site to allow vehicles to enter and leave the site in forward gear.
New planting is proposed at various locations to provide additional screening, predominantly on the eastern boundary of the site; the front of Plots 1-7; on the rear boundary of the care home and to the east of the access road and on the boundary with the care home. There are several TPO trees located within the grounds of the care home. The indicative layout plan identifies the trees which are to be retained on the site, as well as the relevant root protection zones.
All matters are reserved except for the access. Full details relating to the appearance, layout and scale of the proposed housing will be submitted once approval has been granted. There is sufficient information to establish the principle of the development at this site for the proposed development.
Members were informed of several updates to the report:-
· Condition 20: Prior to the commencement of development on site, detailed drawings, including a new pedestrian footway to link eastwards to the existing footway network, site levels, sections and constructional details of the proposed access road, surface water drainage, outfall disposal, on-site turning, and street lighting to be provided, shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented prior to the first occupation of the development.
· Additional Informative No. 8: 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.
Members were shown plans and photographs of the application site.
The Planning Services Manager advised of a number of changes since the last application: plot 7 had been moved away from the boundary, refuse bins re-sited correctly and additional information on ecology submitted. Neither the Highways Officer, nor the Tree Officer had raised objection to the principle of this outline application.
Councillor Lee, Ward Member for Maze Hill, referred to the objection submitted by the Conservation Officer. He believed that reducing the density of buildings on site was not sufficient and that repositioning plot 7, meant that it almost touched No. 1 Southwood Close. Due to the height of the parking spaces on site, he said exhaust fumes will go into nearby residents’ gardens. Furthermore, parking at the rear of 4 Wykeham Road was very sensitive due to lack of parking available to them. Refuse and larger vehicles have practical difficulties driving down the narrow roads. He advised the committee to reject the application, stating that it was ill thought out; it did not fit in with the historic character of the area and will create further traffic problems.
The Planning Services Manager confirmed the case officer had regard to all consultee comments and what weight to give them. She referred to the boundary treatment condition and did not believe the exhaust fumes will go into the gardens of the neighbouring properties. She said the refuse vehicles will continue to travel along Wykeham Road. The waste collection consultee had said the proposal was acceptable.
Councillor Beaver asked if the Conservation Officer was opposed to the density of the site. The Planning Services Manager said the area has character and a substantial building in the plot. Government guidance states it should not be below 30 dwellings per ha.
Councillor Clarke asked what the additional landscaping will look like. The Planning Services Manager said this was an outline application for access; the landscaping plan will form part of a detailed application.
Members discussed at length the impact of traffic and density of the site.
Councillor Dowling proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Roberts.
RESOLVED – (by 6 votes to 2 against) that outline planning permission be granted subject to the following conditions:-
1.
Approval of the details of the layout, scale, external appearance of the building(s) and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before any development is commenced;
2.
Plans and particulars of the reserved matters referred to in Condition 1 above, relating to the siting, design and external appearance of any buildings to be erected, parking, cycle storage and the landscaping of the site, shall be submitted in writing to the Local Planning Authority and shall be carried out as approved;
3.
Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission;
4.
The development hereby permitted shall be begun either before the expiration of three years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the later;
5.
The development hereby permitted shall be carried out in accordance with the following approved plans:
4970/16/LBP
4970/16/EX
4970/16/1/D
4970/16/2/B
4970/16/3/A
4970/16/4/A
6.
No dwelling hereby approved shall be occupied until readily accessible external storage space for refuse bins awaiting collection has been provided to the satisfaction of the Local Planning Authority;
7.
(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, in consultation with Southern Water;
(ii) Development shall be carried out in accordance with the details approved under (i) and no occupation of the dwelling hereby approved shall occur until those works have been completed;
(iii) No occupation of the dwelling hereby approved shall occur 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.
8.
The reserved matters details submitted for conditions 1 and 2 above shall include details of appropriate climate change mitigation and adaptation measures as required by Policy SC3 of the Hastings Planning Strategy 2014. The details 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;
9.
Before the development hereby approved is occupied, provision shall be made for the ability to connect to fibre based broadband;
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.
During any form or earthworks and/or excavations that are carried out as part of the development, suitable vehicle wheel washing equipment should be provided within the site. Details of this equipment should be submitted to and approved in writing by the Local Planning authority prior to the commencement of development;
12.
No development shall take place until there has been submitted to and approved by the Local Planning Authority a scheme of soft landscaping, which shall include indications of all existing trees and hedgerows on the land including details of those to be retained, together with measures for their protection in the course of development. New soft landscaping details shall include planting plans (including replacement trees for those lost); 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;
13.
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 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 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;
14.
No development above ground 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. These details shall include proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; proposed and existing functional services above and below ground (eg drainage, power, communications cables, pipelines etc. indicating lines, manholes, supports etc); retained historic landscape features and proposals for restoration, where relevant;
15.
All hard landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed with the Local Planning Authority;
16.
No development shall take place above ground until samples of the materials to be used in the construction of the external surfaces of the dwelling hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details;
17.
All ecological measures and/or works shall be carried out in accordance with the details contained in Preliminary Ecological Appraisal, Land at Castlemaine Care Home 4 Avondale Road St Leonards on Sea TN38 0SA prepared by The Mayhew Consultancy and dated February 2016 as already submitted with the planning application and agreed in principle with the local planning authority prior to determination;
18.
No development shall take place until temporary protective fences to safeguard the trees and/or hedges to be retained on the site have been erected in accordance with the current BS5837:2012: Trees in relation to design, demolition and construction, standards and to the satisfaction of the Local Planning Authority. All such fences shall be kept in a sound, upright and complete condition until the development has been completed and/or the Local Planning Authority confirm in writing that the works have been sufficiently completed for the fencing to be removed;
19.
No part of the development shall be occupied until such a time as the vehicular access serving the development has been constructed in accordance with details to be submitted and approved by Local Planning Authority, to include the reposition of the lamp column;
20.
Prior to the commencement of development on site, detailed drawings, including a new pedestrian footway to link eastwards to the existing footway network, site levels, sections and constructional details of the proposed access road, surface water drainage, outfall disposal, on-site turning, and street lighting to be provided, shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented prior to the first occupation of the development;
21.
The completed access shall have maximum gradients of 4% (1 in 25) from the channel line, or for the whole width of the footway/verge whichever is the greater, and 11% (1 in 9) thereafter;
22.
The development shall not be occupied until parking areas have been provided in accordance with details which have been submitted to and approved in writing by the Planning Authority and the areas shall thereafter be retained for that use;
23.
The development shall not be occupied until cycle parking areas have been provided in accordance with details which have been submitted to and approved in writing by the Planning Authority and the area[s] shall thereafter be retained for that use and shall not be used other than for the parking of cycles;
24.
No part of the development shall be occupied until provision has been made within the site in accordance with plans and details to be submitted to and approved by the Local Planning Authority, to prevent surface water draining onto the public highway.
Reasons:
1.
The application is in outline only;
2.
The application is in outline only;
3.
This condition is imposed in accordance with the provisions of Section 92 of the Town & Country Planning Act 1990;
4.
This condition is imposed in accordance with the provisions of Section 92 of the Town & Country Planning Act 1990;
5.
For the avoidance of doubt and in the interests of proper planning;
6.
In the interests of the visual amenity of the area;
7.
To prevent increased risk of flooding;
8.
To ensure a satisfactory standard of development in accordance with Policy SC3 of the Hastings Planning Strategy 2014;
9.
To ensure a satisfactory standard of development in accordance with Policy SC1 of the Hastings Planning Strategy 2014;
10.
To safeguard the amenity of adjoining residents;
11.
To prevent contamination and damage to the adjacent roads;
12.
In the interests of the visual amenity;
13.
In the interests of the visual amenity;
14.
To ensure a satisfactory form of development in the interests of the visual amenity;
15.
To ensure a satisfactory form of development in the interests of the visual amenity;
16.
In the interests of the visual amenity of the area;
17.
To protect features of recognised nature conservation importance and to secure ecological enhancements;
18.
To protect the retained trees within the site and adjacent the site boundary;
19.
In the interests of road safety;
20.
In the interests of highway safety and for the benefit and convenience of the public at large;
21.
To ensure the safety of persons and vehicles using the access and/or proceeding along the highway;
22.
To ensure the safety of persons and vehicles entering and leaving the access and proceeding along the highway;
23.
In order that the development site is accessible by non car modes and to meet the objectives of sustainable development;
24.
In the interests of road safety.
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 the reserved matters details should show the house at plot 7 sited further from the shared boundary than shown on the indicative layout, to safeguard the amenities of the neighbouring properties. The applicant is advised to contact the planning department prior to the submission of the reserved matters to discuss this matter in greater detail;
4.
Southern Water advise that a formal application 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”;
5.
All existing infrastructure, including protective coatings and cathodic protection, should be protected during the course of construction works. No excavation, mounding or tree planting should be carried out within 6 metres of the public water main without consent from Southern Water;
6.
In respect of condition 7 the applicant is advised that surface water management proposals should be supported by detailed hydraulic calculations;
7.
8.
The proposed access and footway will need to be secured through a Section 278 Legal Agreement between the applicant and East Sussex County Council; and
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.
Supporting documents:
- MAP_Castlemaine, 2 Avondale Road and Castlemaine Cottage, 5 Gillsmans Hill, item 24a PDF 329 KB
- Castlemaine, 4 Avondale Road & Castlemaine Cottage 5 Gillsmans Hill, item 24a PDF 154 KB
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