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Agenda item
Shop and Premises, 311 Bexhill Road, St. Leonards on Sea
Minutes:
Proposal:
Demolition of existing buildings and erection of one building containing four units for trade use (Use Class B8 with ancillary showroom and sui generis uses) and/or retail (Use Class A1) with associated landscaping and infrastructure
Application No:
HS/FA/15/00750
Existing Use:
Conservation Area:
National Planning Policy Framework:
Supermarket
No
Sections 1 (Building a strong, competitive
economy), 2 (Ensuring the vitality of town
centres), 4 (Promoting sustainable
transport), 7 (Requiring good design),
10 (Meeting the challenge of climate
change, flooding and coastal change),
11 (Conserving and enhancing the natural
environment) and 12 (Conserving and
enhancing the historic environment)
Hastings Local Plan
The Hastings Planning Strategy:
DS2 (Employment Growth), DS3 (Location
of Retail Development, FA1 (Strategic
Policy for Western Area), SC1 (Overall
Strategy for Managing Change in a
Sustainable Way), SC2 (Design and
Access Statements), SC3 (Promoting
Sustainable and Green Design), SC4
(Working Towards Zero Carbon
Development), SC7 (Flood Risk), EN1
(Built and Historic Environment), EN3
(Nature Conservation and Improvement
Of Biodiversity), E3 (Town, District and
Local Centres) and T3 (Sustainable
Transport)
Hastings Local Plan
Development Management Plan:
LP1 (Considering Planning Applications),
DM1 (Design Principles), DM3 (General
Amenity), DM4 (General Access),
DM5 (Ground Conditions), DM6 (Pollution
and Hazards), HN4 (Development
affecting Heritage Assets with Archaeological
and Historic Interest or Potential Interest),
HN5 (Non-Designated Heritage Assets),
HN7 (Green Infrastructure in New
Developments), HN8 (Biodiversity and
Green Space) and SA3 (Shops and Services
Outside the Shopping Areas)
Public Consultation:
20 letters of objection and 1 petition received
A report containing some amendments to conditions 7, 21 and 25 of the officers report, was circulated to the Committee prior to the start of the meeting.
The Planning Services Manager expanded on issues of design and noted that these were weaknesses of the application, however overall the recommendation was for approval.
The petitioner, Eve Montgomery, was present and spoke against the application.
The applicant, Sally Miles (DWD LLP), was present and spoke in support of the application.
Councillor Howard, Ward Councillor for West St. Leonards, was present and spoke against the application.
With the agreement of the Chair, Councillor Beaver circulated some proposed reasons for refusal of the application, for the committee to consider.
Councillor Beaver proposed a motion against the officer’s recommendation, to refuse the application. This was seconded by Councillor Lee.
RESOLVED – by (6 votes to 4) that planning permission be refused for the following reasons:
1. The proposed building would by reason of its design, height, depth, massing, scale and proximity to the road and boundaries of the site, result in a bland, visually overbearing and congested form of development as viewed from Bulverhythe Road. The building would be notably larger than the typical form of development surrounding parts of the site and would appear as an incongruous feature, detrimentally affecting the character and appearance of the area and contrary to policy DM1 of the Hastings Local Plan Development Management Plan (2015);
2. In addition, the proposed materials would be of an industrial nature which would have no regard to, and notably contrast with, the character of the area around part of the site, which includes domestic properties. The proposed development would therefore be contrary to policy DM1 of the Hastings Local Plan Development Management Plan (2015);
3. Furthermore, the position of the proposed building on the site would have no regard to the pattern of development in the area in terms of the established building line along both Bexhill Road and Bulverhythe Road. The building would be positioned on site in a manner which would result in hidden areas of landscaping, with the remainder of the proposed landscaping not providing a sufficient balance to the proposed hard landscaping on site. The development would therefore be contrary to policy DM1 of the Hastings Local Plan Development Management Plan (2015); and
4. The proposed building is not therefore considered to be a standard that would positively add value to the local area and would fail to take opportunities for improving the character of the area, as advocated by paragraph 64 of the National Planning Policy Framework (NPPF). In addition the proposed development is not considered to function well or add to the overall quality of the area, establish a strong sense of place, or create attractive and comfortable places to live, work and visit, respond to local character or reflect the identity of local surroundings and materials, or be visually attractive as a result of good architecture and appropriate landscaping as advocated by paragraph 58 of the National Planning Policy Framework.
Supporting documents:
- MAP_Shop & Premises 311 Bexhill Road, item 83. PDF 355 KB
- Shop & Premises 311 Bexhill Road, item 83. PDF 151 KB
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