-
Agenda item
Land to the rear of 419 to 447 Bexhill Road (HS/DS/22/00912)
Minutes:
Proposal
Approval of Reserved Matters relating to conditions 1 & 2 (layout, scale, external appearance, and landscaping); 11 (travel plan); 14 (drainage calculations); 25 (sustainable construction); and, 27 (bin storage) of Outline Planning Permission HS/OA/19/00153 (Outline application (seeking approval of access) for the reconfiguration of the car park, the erection of 16 units and proposed flood risk mitigation measures). (Includes renewable energy).
Application No
HS/DS/22/00912
Conservation Area
No
Listed Building
No
Public Consultation
Yes
The Principal Planning Officer presented the application for approval of reserved matters relating to conditions 1 & 2 (layout, scale, external appearance, and landscaping); 11 (travel plan); 14 (drainage calculations); 25 (sustainable construction); and, 27 (bin storage) of Outline Planning Permission HS/OA/19/00153 (Outline application (seeking approval of access) for the reconfiguration of the car park, the erection of 16 units and proposed flood risk mitigation measures) and explained there are no updates.
Councillors were shown plans and photographs of the application site. It is proposed that 100% of the units would be affordable, with eight two bed units and eight one bed units. There will be a rain garden which will provide a wetland habitat for wildlife by collecting excess surface water from the hard standing.
The Principal Planning Officer concluded the proposed layout resolves the constraints around the Southern Water infrastructure by keeping the built development outside the areas restricted by easements.
Councillor Beany asked the Principal Planning Officer regarding a decommissioned rising main pipe in the development site. The Principal Planning Officer answered that the final drainage layout would be secured by condition and Southern Water stated reinforcement works will take place before the site is occupied. The Planning Service Manager explained this is reserved matters application.
Councillor Colins asked the Principal Planning officer regarding the Wildflower Meadow. The Principal Planning Officer answered the communal area at the back of the site will be regularly maintained and there is a condition which requires that a management plan for the maintenance of that area is submitted.
Councillor Beaver asked why there 20 parking spaces is and not 22. The Principal Planning Officer explained East Sussex Highways accepted 20 parking spaces and state there would be no additional impact on the highway network.
Councillors debated.
Councillor O’Callaghan proposed approval of the recommendation, seconded by Councillor Bacon.
RESOLVED (8 votes for, 2 against)
Approve reserved matters relating to conditions 1 & 2 (layout, scale, appearance, and landscaping); 11 (Travel Plan); 14 (Drainage Calculations); 25 (Sustainable Construction); and, 27 (Bin Storage) of Outline Planning Permission HS/OA/19/00153, subject to the following conditions:
Approve Reserved Matters subject to the following conditions:
1.
The development hereby permitted shall be carried out in accordance with the following approved plans:
Proposed Block Plan 0004 Rev P; Proposed Site Plan 0005 Rev J; Proposed Site Wide Sections 0006 Rev H; Proposed Floor Plans 0007 Rev G; Proposed Floor Plans - 1B2P House 0008 Rev H; Proposed Floor Plans - 2B4P House 0009 Rev G; Proposed Elevations 0010 Rev H; CCommunal Bin Storage 0011 Rev I; Communal Cycle Storage 0012 Rev G; Ramp Access 0013 Rev G; Proposed Site Access 0014 Rev C; Landscape Masterplan RCo453 Fig01 Rev 02; and, Drainage Layout 22309/10 Rev D
2.
No development shall take place above ground until samples of the materials to be used in the construction of the external surfaces of the dwellings hereby permitted have been made available on site for inspection and approval in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details and maintained as such at all times thereafter.
3.
Notwithstanding the provisions of the The Town and Country Planning (General Permitted Development) (England) Order 2015 or as may be subsequently amended or re-enacted, no extensions or external alterations to the dwellings hereby permitted shall take place without the grant of an additional planning permission.
4.
A maintenance and management plan, for the private communal spaces provided for the use of the residents of the dwellings hereby permitted, including details of the management company responsible, should be submitted to the Local Planning Authority for written approval prior to the occupation of any dwelling. This maintenance and management plan should evidence that these arrangements will remain in place throughout the lifetime of the development. The private communal spaces shall be maintained and managed in accordance with the approved details at all times thereafter.
5.
No development shall take place (including demolition, ground works, vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall include the following:
a) Risk assessment of potentially damaging construction activities;
b) Identification of “biodiversity protection zones”;
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements);
d) The location and timing of sensitive works to avoid harm to biodiversity features;
e) The times during construction when specialist ecologists need to be present on site to oversee works;
f) Responsible persons and lines of communication;
g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person;
h) Use of protective fences, exclusion barriers and warning signs.
The approved CEMP shall be adhered to and implemented throughout the construction period in accordance with the approved details.
6.
No development shall take place (including any demolition, ground works, site clearance) until a method statement for translocation of protected species has been submitted to and approved in writing by the Local Planning Authority. The content of the method statement shall include the:
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 including preparation of suitable receptor sites);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that translocation 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);
The works shall be carried out in accordance with the approved details to ensure the conservation status of protected species.
7.
The approved development shall operate in accordance with the Travel Plan Statement hereby approved, which shall be adhered to in full.
8.
The approved development shall be constructed in accordance with the Energy & Sustainability Statement hereby approved, and maintained as such at all times thereafter.
9.
Occupation of the development is to be phased and implemented to align with the delivery by Southern Water of any sewerage network reinforcement required to ensure that adequate surface water network capacity is available to adequately drain the development. No occupation of any dwelling hereby approved shall occur until the Local Planning Authority in consultation with Southern Water has confirmed in writing the necessary drainage infrastucture capacity is available to serve the development. Thereafter, the phased occupation shall be in acccordance with the approved implementation details.
10.
A maintenance and management plan for the waste facilities should be submitted to and approved in writing by the Local Planning Authority before occupation of any dwelling hereby permitted. This plan should clearly state who will be responsible for managing all aspects of the household waste storage and collection. Evidence that these responsibility arrangements will remain in place throughout the lifetime of the development should be provided within the maintenance and management plan. The approved details shall be adhered to in full at all times thereafter.
Reasons:
1.
For the avoidance of doubt and in the interests of proper planning.
2.
In the interests of the visual amenity of the area.
3.
In the interests of the visual amenity of the area.
4.
In the interests of visual and residential amenity.
5.
To ensure that any adverse environmental impacts of development activities are mitigated.
6.
To protect habitats and species identified in the ecological surveys from adverse impacts during construction.
7.
To secure a sustainable development that functions well and provides opportunities for sustainable modes of transport.
8.
To secure a sustainable development.
9.
To prevent increased risk of flooding.
10.
In the interests of residential amenity.
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 paragraph 38 of the National Planning Policy Framework.
3.
This approval is linked to a S106 legal agreement attached to outline planning permission HS/OA/19/00153 and the obligations within that legal agreement must be complied with.
4.
This approval of reserved matters is subject to conditions attached to outline planning permission HS/OA/19/00153 being fully complied with.
5.
The applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended (section 1), it is an offence to remove, damage or destroy the nest of any wild bird while that nest is in use or being built. Planning consent for a development does not provide a defence against prosecution under this act. Trees and scrub are likely to contain nesting birds between 1 March and 31 August inclusive. Trees and scrub are present on the application site and are to be assumed to contain nesting birds between the above dates, unless a recent survey has been undertaken by a competent ecologist to assess the nesting bird activity on site during this period and has shown it is absolutely certain that nesting birds are not present.
6.
Under current legislation, Southern Water can consider the adoption of SuDS if they are to be designed and constructed in line with the Design and Construction Guidance (water.org.uk/sewerage-sector-guidance-approved-documents/). No new soakaways, swales, ponds, watercourses, associated attenuation tanks or any other surface water retaining or conveying features should be located within 5 metres of a public or adoptable gravity sewer, rising main or water main.
7.
If the applicant proposes to offer a new on-site drainage and pumping station for adoption as part of the foul/surface water public sewerage system, this would have to be designed and constructed to the specification of Southern Water Services Ltd. A secure compound would be required, to which access for large vehicles would need to be possible at all times. The compound will be required to be 100 square metres in area, or of some such approved lesser area as would provide an operationally satisfactory layout. In order to protect the amenity of prospective residents, no habitable rooms shall be located within 15 metres to the boundary of the proposed adoptable pumping station, due to the potential odour, vibration and noise generated by all types of pumping stations. The transfer of land ownership will be required at a later stage for adoption.
Please note: There is a decommissioned 800 mm public foul rising main within the development site.
8.
Due to the proximity of the site to an operational railway line, the applicant / developer may be required to enter into an Asset Protection Agreement to get the required resource and expertise on-board to enable approval of detailed works.
To start the process with our Asset Protection team, the applicant / developer should use the Asset Protection Customer Experience (ACE) system found on Network Rail’s Asset Protection website (https://www.networkrail.co.uk/running-the-railway/looking-after-the-railway/assetprotection-and-optimisation/). This website also provides more information about our Asset Protection team and the services they offer.
Where applicable, the applicant must also follow the attached Asset Protection informatives. The informatives are issued to all development within close proximity to the railway (compliance with the informatives does not remove the need to engage with our ASPRO team).
Supporting documents:
- MAP_HS_DS_22_00912 Land to the rear of 419 to 447 Bexhill Road, item 5. PDF 163 KB
- HS-DS-22-00912 Land to the rear of 419 to 447 Bexhill Road, item 5. PDF 167 KB
-
My council
Contact
Contact us if you have a question about democratic services.
Content
The content on this page is the responsibility of our Democratic Services team.