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Agenda item
1 Marine Parade, Hastings
Minutes:
Proposal:
Re-building of the existing 4 storey property and reinstatement as a residential property for use as a HMO (sui generis).
Application No:
HS/FA/16/00905
Existing Use:
Conservation Area:
Listed Building
Public Consultation
Fire damaged property, HMO use
Yes – Old Town
No
2 letters of objection received
The Planning Services Manager, Mrs Evans, presented this report for the re-building of the existing 4 storey property and reinstatement as a residential property for use as a HMO (sui generis).
The building will retain its original footprint and height so as to replicate the street scene. The existing use of the property as a 7 bedroom HMO (4 double and 3 single rooms) will house no more than 10 people. Although a condition controlling the number of persons living in the premises would be unenforceable, the premises will be subject to licensing and inspections from the Council’s HMO Licensing Team as standard practice.
The Planning Services Manager also advised that concern had been raised by the neighbours regarding bin storage alongside the property in the passage way between No.1 Marine Parade and No. 1 West Street. Due to confined space on the site, the bins will be positioned on the piece of land opposite No.28 George Street. While this area of land falls outside the site boundary, it has been historically linked to the property for over 10 years and will be subject to a Grampian condition on any planning consent. Consideration had also been given to locating a cycle storage unit along the side of the property in the passageway; however she said it would create an unacceptable level of clutter. Given the proximity of the site to the Town Centre and adequate public transport connections, cycle storage has not been provided in this application.
Councillor Edwards proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Scott.
RESOLVED - (unanimously) 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.
No demolition works shall commence until a copy of the completed contract for the redevelopment works has been submitted to and approved in writing by the Local Planning Authority. The redevelopment shall start within 6 months from the date of the completed contract unless otherwise agreed in writing by the Local Planning Authority;
3.
No demolition work shall start until a Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. Demolition and construction work shall only take place in accordance with the approved method statement which shall include:
a) measures to protect and prevent any damage to the surrounding listed buildings
b) measures to control the emission of dust and dirt generated by demolition and construction works;
c) a scheme for controlling noise and vibration from demolition and construction activities [including details of any piling];
d) the arrangements for deliveries associated with all construction works, loading/unloading of plant & materials and restoration of any damage to the highway;
e) location of compounds and or storage of construction materials to be used during demolition and construction.
The works shall then be carried out in accordance with the approved details.
4.
Prior to commencement of the erection of the replacement building samples of the materials to be used in the construction of the external surfaces shall be made available on site to be inspected and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details;
5.
Prior to commencement of the erection of the replacement building, joinery details of all new windows and doors, at a scale of 1:10 elevations with full size (1:1) sections through cills, heads, frames and opening lights, including glazing bars and mullions and other decorative elements, including paint colour etc., shall be submitted to and approved in writing by the Local Planning Authority and only those approved details employed within the development and thereafter retained;
6.
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.
7.
No deliveries to the site shall be made outside of the following times:-
08.00 - 18.00 Monday to Friday
08.00 - 13.00 on Saturdays
Not at all on Sundays or Public Holidays.
8.
Any external windows serving bathrooms or WCs shall be obscure glazed and remain as such thereafter;
9.
Prior to occupation details of the finalised layout of the kitchens shall be submitted to and approved in writing by the Local Planning Authority in conjunction with the HMO Licensing Team. The kitchens shall then be provided in accordance with the approved layout and retained thereafter;
10.
The development shall not be occupied until the local Planning Authority has approved in writing a full scheme for the provision of;
(a) an adequate refuse store, including details of:
(i) location
(ii) materials and finish
(iii) maintenance programme
The refuse store shall then be provided prior to occupation and retained in a good working order thereafter.
11.
The development hereby permitted shall be carried out in accordance with the following approved plans: 418MP01/03A and 418MP01/04.
Reasons:
1.
This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990;
2.
To prevent premature demolition and the creation of an unsightly gap in the streetscene which would be detrimental to the visual amenities of the conservation area;
3.
To protect the character and appearance of the conservation area and the preserve the neighbouring listed buildings;
4.
To ensure a satisfactory form of development in the interests of the character and amenity of the area;
5.
To ensure a satisfactory form of development in the interests of the character and amenity of the conservation area;
6.
To safeguard the amenity of adjoining residents;
7.
To safeguard the amenity of adjoining residents;
8.
In the interests of the amenity of the residential occupiers;
9.
To ensure a satisfactory standard of development that is functional and adequate facilities are provided for the number of residents within the unit;
10.
To ensure a satisfactory standard of development and in the interest of future and existing local residents;
11.
For the avoidance of doubt and in the interests of proper planning.
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;
4.
Wherever practicable materials shall be salvaged from the existing building and reused as part of the construction of the new premises;
5.
The applicant is advised that the premises should be managed in a responsible manner at all times.
Supporting documents:
- MAP_HS_FA_16_00905_1 Marine Parade, item 159d PDF 383 KB
- HS-FA-16-00905 1 Marine Parade, item 159d PDF 134 KB
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