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Agenda item
Land adjacent to 71 West Hill Road, St. Leonards on Sea
Minutes:
Proposal:
Erection of 2 No. 3 bedroom semi-detached dwelling houses.
Application No:
HS/FA/15/00809
Existing Use:
Conservation Area:
Listed Building
Public Consultation
Vacant land
Yes – Grosvenor Gardens
No
35 letters of objection; 1 petition received and
2 letters of support received
The Senior Planner presented this report and advised of an amendment to page 47 of the report, the site is in ‘Ward: Maze Hill’, not ‘Ashdown’ as was quoted in the report.
He also confirmed that nominations for local listings are considered by the Council’s Local Listing Assessment Panel. The Panel is responsible for making recommendations as to whether or not an asset should be included on the list of locally important heritage assets. The Panel’s recommendations are subsequently ratified by the Lead Member, Councillor Poole and the Director of Operational Services, Simon Hubbard. In the case of this nomination, the recommendation of the Panel not to confirm the asset as locally important heritage asset has not yet been ratified.
Marien May, Petitioner spoke against the scheme. She referred to the history of the site and raised concern regarding the land stability issues.
The applicant had been invited to attend, but sent apologies.
Members discussed this item at length.
Councillor Wincott proposed a motion to approve the application, as set out in the resolution below. This was seconded by Councillor Beaney.
RESOLVED - (by 7 votes to 3) 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:
WHR.01, 02, 03, 04, 05A, 06, 07A, 08, 09, 10 and 11
3.
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 submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.
4.
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; 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 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.
6.
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; minor artefacts and structures (eg furniture, play equipment, refuse or other storage units, signs lighting etc.); 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.
7.
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.
8.
No development shall take place until the measures outlined in the submitted ecological statements and reports (Preliminary Ecology Assessment and Reptile Survey by Skilled Ecology Consultancy Ltd, dated November 2014 and May 2014 respectively) have been fully implemented, unless:
(i) the programme for such measures is otherwise specified within that document (for example with regard to measures related to monitoring, further survey work, the erection of bird boxes on buildings or other conservation enhancements), in which case the works shall be carried out in accordance with the timescales contained therein or;
(ii) unless the scheme(s), or programme(s) of measures contained within the ecological statements and reports is otherwise first varied, by way of prior written approval from the Local Planning Authority.
9.
(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 no occupation of any of the dwellings or flats hereby approved shall occur until those works have been completed.
(iii) No occupation of any of the dwellings or flats 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.
10.
No development shall take place until a full and adequate site investigation and soils report with regard to land stability has been submitted to and approved in writing by the Local Planning Authority. The report shall include detailed mitigation measures to address any identified stability issues and development shall be carried out in accordance with the approved details.
11.
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.
12.
No development shall occur until details of appropriate climate change mitigation and adaptation measures as required by policy SC3 and 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.
13.
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:
· enlargement, improvement or other alteration to the property shall take place;
· chimney, flue or soil and vent pipes shall be installed; and
· curtilage buildings shall be erected without the grant of an additional planning permission.
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 Grosvenor Gardens Conservation Area.
4.
In the interests of the visual amenity and to ensure the recommendations of the Preliminary Ecological Assessment (dated November 2013) and the Reptile Survey (dated May 2014) by Skilled Ecology Consultancy Ltd are incorporated into the landscaping scheme.
5.
In the interests of the visual amenity and to ensure the landscaping recommendations of the Preliminary Ecological Assessment (dated November 2013) and the Reptile Survey (dated May 2014) by Skilled Ecology Consultancy Ltd are provided.
6.
To ensure an adequate development in terms or parking provision and in the interests of the character and amenity of the Grosvenor Gardens Conservation Area.
7.
To ensure an adequate development in terms or parking provision and in the interests of the character and amenity of the Grosvenor Gardens Conservation Area.
8.
To protect and enhance features of recognised nature conservation importance.
9.
To prevent increased risk of flooding.
10.
To ensure that the construction takes account of the local ground conditions and the sloping nature of the site.
11.
To safeguard the amenity of adjoining residents.
12.
To ensure the development complies with policies SC3 and SC4 of the Hastings Local Plan: The Hastings Planning Strategy.
13.
In the interests of the character and amenity of the Grosvenor Gardens Conservation Area, to protect features of ecological importance and to ensure the stability of the site is not adversely affected.
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 drainage associated with wastewater or sewage must be separate to, and not connected with, surface water drainage unless otherwise approved. Drainage misconnections can pollute rivers and beaches in Hastings. You must ensure that drainage from your properties does not cause pollution. Enforcement action could be taken to resolve this under the Building Act 1984. Drainage misconnections for new development which allow or cause pollution would also be contrary to Building Regulations. You are advised therefore to check your property is connected correctly and any plans for additional drainage connect to the correct foul or surface water system. You can get further advice on identifying your drainage and repairing misconnections at http://www.connectright.org.uk/.
4.
Consideration should be given to the provision of a domestic sprinkler system.
5.
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.
6.
Detailed design of the proposed drainage system should take into account the possibility of surcharging within the public sewerage system in order to protect the development from potential flooding.
Supporting documents:
- MAP_HS_FA_15_00809_Land Adj 71 West Hill Road, item 116a PDF 370 KB
- HS-FA-15-00809 Land adjacent to 71 West Hill Road, item 116a PDF 155 KB
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