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Agenda item
34 The Croft
Minutes:
Proposal:
2 Storey detached single family house
Application No:
HS/FA/16/00534
Existing Use:
Conservation Area:
Listed Building
Public Consultation
Vacant plot
Yes – Old Town
No
14 letters of objection; 1 petition received and
5 letters of support received
Mr Batchelor, Principal Planner presented this report for a two storey detached single family house at 34a The Croft.
It was noted that two additional documents had been received from the petitioners after the closing date for submission of late documents. The Constitution of the Council, Part 5 – Codes and Protocols - states that documents must be submitted within the time frame to allow all parties time to read the submissions, for Councillors to give proper consideration to the matter and Officers to give considered advice on any material considerations arising. The petitioners were advised that the documents could not be distributed.
Iain Willis, Petitioner spoke against the application. He stated that this was a steep and sensitive site and raised concern regarding the glass doors and loss of privacy for residents. He said the materials were out of keeping and the property would be visually dominant in the setting. He raised concerns regarding instability and the risk of flooding. Furthermore he believed plans lacked detail and were inaccurate.
Martyn Saunders-Rawlins, the applicant, spoke in support of his application. He said the house would enable them to downsize and was designed to make the best use of the site.
Councillor Poole, Ward member for Old Hastings, was present and spoke against the application. She referred to the objections made by local residents and suggested members make a site visit to the premises. She asked for the window to be removed and the conditions set at approval stage on Condition 3, 5, 7, 8, 9 and 11.
Members discussed this item at length.
Councillor Wincott proposed a motion to approve the application with the addition of Condition 16 as set out in the resolution below. This was seconded by Councillor Scott.
RESOLVED - (by 8 votes to 1, with 1 abstention) 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 materials used in the construction of the external surfaces of the dwelling hereby permitted shall be those indicated on drawing number 457_105 dated 08/04/2015, unless otherwise agreed in writing by the Local Planning Authority.
3.
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.
4.
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.
5.
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 existing and proposed levels; means of enclosure; hard surfacing materials; minor artifacts and structures (eg refuse or other storage units, 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.
6.
No development shall take place until the developer has secured the implementation of a programme of archaeological work, in accordance with a Written Statement of Archaeological Investigation which has been submitted to and approved in writing by the Local Planning Authority.
7.
The development hereby permitted shall not be brought into use until the archaeological site investigation and post investigation assessment has been completed in accordance with the programme set out in the written scheme of investigation required under condition 6 and that provision for analysis, publication and dissemination of results and archive deposition has been secured, unless and alternative time scale for submission of the report is first agreed in writing with the Local Planning Authority.
8.
No development shall take place until a full and adequate site investigation and soils report including soakage tests, carried out by a suitably qualified Geotechnical Engineer has been submitted to and approved by the Local Planning Authority in conjunction with the County Flood Risk Management Team. Development shall not proceed on site until and unless measures deemed to be necessary by the Authority as a result of such report have been incorporated in the development proposals.
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.
The window in the side elevation at upper floor level shown facing No. 44 The Croft shall be obscure glazed and remain as such at all times.
11.
Prior to commencement of development details of the balustrade/screen for the proposed balcony at the rear of the site shall be submitted to and approved in writing by the Local Planning Authority. The development shall then be carried out in accordance with the approved details.
12.
Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) (England) Order 2015 or as may be subsequently amended, re-enacted or modified, no extension or external alteration to the dwelling hereby permitted shall take place without the grant of an additional planning permission.
13.
The dwelling hereby permitted shall not be occupied until the refuse and cycle stores as indicated on plan 457_103 has been provided to the satisfaction of the Local Planning Authority.
14.
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.
15.
16.
The development hereby permitted shall be carried out in accordance with the following approved plans and reports:457_102A, 457_103, 457_104, 457_105, 457_106, 457_107, 457_108, 457_109, 457_110, 457_111, 457_112 and Preliminary Ecology Appraisal EA/37815 dated June 2015.
No development shall take place until the measures outlined in the submitted ecological statements and reports (Preliminary Ecological Appraisal by The Mayhew Consultancy Ltd, ref EA/37815, dated June 2015) 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.
Reasons:
1.
This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990.
2.
In the interests of the visual amenity of the area.
3.
In the interests of the visual amenity.
4.
To ensure a satisfactory form of development in the interests of the visual amenity.
5.
To ensure a satisfactory form of development in the interests of the visual amenity.
6.
To ensure that the archaeological and historical interest of the site is safeguarded and recorded in accordance with the National Planning Policy Framework.
7.
To ensure that the archaeological and historical interest of the site is safeguarded and recorded in accordance with the National Planning Policy Framework.
8.
To ensure a satisfactory standard of development and to prevent increased risk of flooding or land instability.
9.
To prevent increased risk of flooding.
10.
To safeguard the amenity of adjoining and future residents.
11.
To safeguard the amenity of adjoining and future residents.
12.
To ensure a satisfactory form of development in the interests of the character and amenity of the area.
13.
To ensure a satisfactory form of development in the interests of the character and amenity of the area.
14.
To safeguard the amenity of adjoining residents.
15.
16.
For the avoidance of doubt and in the interests of proper planning.
To protect features of recognised nature conservation importance.
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.
Consideration should be given to the provision of a domestic sprinkler system.
Supporting documents:
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