-
Agenda item
Little Acres Farm, Frederick Road, Hastings
Minutes:
Proposal:
Erection of 32 dwellings, formation of vehicular and pedestrian access, parking spaces and associated landscaping (Amended description)
Application No:
HS/FA/17/00003
Existing Use:
Conservation Area:
Listed Building
Public Consultation
Residential
No
No
14 letters of objection and 1 petition received.
This item was deferred at the last meeting held on 21 June 2017, to enable officers to consider the last minute changes made by the applicant and consult with the Council’s Legal Department.
The Planning Services Manager, Ms Evans, presented this report for the erection of 32 dwellings, formation of vehicular and pedestrian access, parking spaces and associated landscaping (amended description).
Since the publication of the Planning Committee Agenda, an additional waste consultation comment was received on 30 June 2017 and uploaded on 17 July 2017.
Members were informed of several updates to the report:-
• Reasons for conditions – no .11
‘In the interests of highway safety’
• Condition 13 should read
‘Development shall not commence until a drainage strategy detailing the proposed means of foul and surface water disposal and a implementation timetable, has been submitted to and approved in writing by, the local planning authority in consultation with the sewerage undertaker. The development shall be carried out in accordance with the approved scheme and timetable.’
Members were shown plans and photographs of the application site.
The Planning Services Manager, Ms Evans, advised the site is allocated in the Local Plan with the possible net capacity of 29 dwellings. Planning permission was granted in 2010 in outline for 30 residential units. 2011 reserved matters permission was granted relating to an outline consent. In 2015 various conditions were discharged relating to the outline consent. At the last Planning Committee meeting in June, members considered the modifications to the outline consent to remove the requirement for affordable housing. This extant scheme was previously approved, and it is live and is capable of being implemented. One of the key changes is the access road has been shifted up into the site. Furthermore, the applicant has spent time improving the quality of the design of homes more so than the previous application. The scheme also includes a lot more landscaping. The policy requirement for affordable housing is 25%. The viability scheme submitted showed the site was not capable of providing affordable housing. It showed that only £95,000 could be put to affordable housing. That report was assessed independently and the assessment concurred with the viability report, so there are no objections in planning terms on that aspect. The two additional units proposed will result in approximately 10 additional vehicle movements a day. No objections have been received from consultees.
Mr Ingleton, petitioner, spoke against the application, he said development is governed by the Hastings Local Plan 2015 approved by Full Council. The site is allocated for residential development, land west of Frederick Road for 25 dwellings including affordable housing provision for 25%. 32 houses is a 28% increase over the local plan to get an additional 7 houses on the site and will not provide any social housing. The density of this application is 54 dwellings per hectare, almost twice the local plan of 30 dwellings per hectare in residential areas. The only way to achieve this is to provide a dense terrace development of 2, 3 and 4-storey. He said this dense development provides few pavements, few front gardens and poor road layout which will not be adopted. It is not in keeping with the surrounding area which are 2 storey dwellings. This scheme is 2, 3 and 4 storeys high. Policy H2 housing mix makes dense terrace blocks, not architect designed. There was no pre-application public consultation. This is a major and controversial application which will provide inner-city development which is too dense and too high against the interests of the local community. The proposed development will set a precedent for the development of the Ore Valley community. This proposed development is not worthy of the area of Hastings.
Mr Mike Pickup, representing the applicant, spoke in support of the application. He said the site already has planning permission for 30 dwellings. The application was submitted in December 2016 and has undergone various amendments to the scheme. None of the residents immediately around the site have objected to the scheme or on the petition. Since the petition was submitted the following changes have been made to the scheme:- the previously approved accommodation at 2nd floor level for 6 units have been removed; the eaves height has been reduced; all houses now have symmetrical roof pitches and the windows on 6 of the units have since been deleted; the elevational treatment to side and rear elevations visible from the road frontages have been improved and the 3 proposed units at top of site have been repositioned to minimise visual impact to the nearest properties in Frederick Road; The front elevation of plot 32 has also been enhanced to provide an improved focal point at the end of the proposed estate road, compared to the approved scheme, 23 of the units would have offices to encourage homeworking to reduce car use; The amount of hard landscaping has been reduced and replaced by additional soft landscape planting; The local play area has been reduced by 25% and this has been repositioned to a more prominent central position within the housing layout; 15 additional car spaces have been provided in accordance with Highway Authority standards. The parking layout and provision is much more cohesive with a reduced amount of courtyard parking; the housing design layout to work better with the site’s falling ground levels; he said none of the consultees have raised objection. All houses will have suitable amenity space.
Councillor Charman, Ward Councillor for Tressell, was present and spoke against the application. She raised concerns regarding the quality of the scheme which she said was not good quality. The density and quality of life features low and will provide bigger profits for developer and less happy homes for people. The discharge of social housing alleviates social responsibility from developers; we have a social housing crisis mounting. With a contribution of £95,000, realistically what can we do with this very small amount of money, we can’t afford to buy one property. She said if this scheme is approved, a road is built early on through the Cookson Closeentry which is not used to deliver any goods and that all goods are delivered via Frederick Road, otherwise we will receive complaints.
The Planning Services Manager clarified a number of points, in regard to density she said Policy H1 is for residential development for at least 40 houses per hectare. 40 is not the maximum it is the minimum. Density in itself is not the determining factor, it is the implications that arise from it i.e. harm to residential amenity. The application was assessed and the development not found to be harmful. None of consultation responses raise objections. The applicant has spent time amending the scheme; reducing roof bulk, this is an attractive residential development. A lot of the front dormers were bulky and have been removed. No. 32 with be ahead of the driveway into site and is an attractive focal point. The side elevations have been improved so they are not just blank walls. The materials used are interesting and varied to break up the look and make the development more attractive. In terms of the impact on the character of the area and residential amenity, we haven’t identified a problem. Regarding the comment on pre-application public consultation, there is no requirement for the developer to enter into consultation so they have not failed. Regarding quality, it is covered by condition 4 for materials to be approved. Regarding deliveries in Frederick Road, if the Councillors are not happy with arrangement we can consult and reconsider. She asked members to bear in mind that Highways made no objection, the extant scheme approved that layout, the current application is for just 2 more houses. As to the access off Frederick Road the Planning Services Manager said they did not look at whether that access would be used for vehicle traffic, it was not considered. The width of the proposed driveway is 5m, however the other access from Frederick Road is not as wide and this could be a problem in terms of providing a suitable vehicular access.
Councillor Sabetian proposed a motion to approve the application subject to the revised wording of condition 13 and the reason for condition 11 and, as set out in the resolution below. This was seconded by Councillor Clarke.
RESOLVED – by (6 votes to 3 against) that:-
A) the Planning Services Manager be authorised to issue planning permission upon completion of an agreement under S106 of the Town and Country Planning Act to secure:
· A financial contribution towards the provision of offsite affordable housing
In the event that the Agreement is not completed by 20 October 2017 that permission be refused on the grounds that the application does not comply with Policy H3 of the adopted Hastings Local Plan, The Hastings Planning Strategy 2011-2028 unless an extension of time has been agreed in writing by the Planning Services Manager in consultation with the Chair and Vice Chair of the Planning Committee.
B) Grant permission subject to the above and 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:
5211/LP, 5211/BP/C, 5211/BP1, 5211/EX, 5211/COMPS/A, 5211/1/C, 5211/2/D, 5211/6A, 5211/7A, 5211/8B, 5211/9A, 5211/10A, 5211/11A, 5211/12A, 5211/13A, 5211/14A, 5211/15/C, 5211/17/A, 5211/18, tw/1 606457/100 S7
3.
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.
4.
No development above ground shall take place until details of the materials to be used in the construction of the external surfaces of the dwellings (including treatment of garage 'void' areas) hereby permitted have been submitted to or displayed on site and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details;
5.
No development shall take place, including any ground works or works of demolition, until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. Thereafter the approved Plan shall be implemented and adhered to in full throughout the entire construction period. The Plan shall provide details as appropriate but not be restricted to the following matters,
· the anticipated number, frequency and types of vehicles used during construction,
· the method of access and egress and routeing of vehicles during construction,
· the parking of vehicles by site operatives and visitors,
· the loading and unloading of plant, materials and waste,
· the storage of plant and materials used in construction of the development,
· the erection and maintenance of security hoarding,
· the provision and utilisation of wheel washing facilities and other works required to mitigate the impact of construction upon the public highway (including the provision of temporary Traffic Regulation Orders),
· details of public engagement both prior to and during construction works.
6.
Means of vehicular access to the site shall be from Tuppeney Close only.
7.
No part of the development shall be occupied until the car parking has been constructed and provided in accordance with the approved plans. The areas shall thereafter be retained for that use and shall not be used other than for the parking of motor vehicles.
8.
The garage buildings shall be used only as private domestic garages for the parking of vehicles incidental to the use of the properties as dwellings and for no other purposes.
9.
No part of the development shall be occupied until cycle parking spaces have been provided in accordance with the approved details. The areas shall thereafter be retained for that use and shall not be used other than for the parking of cycles.
10.
No part of the development shall be occupied until the vehicle turning space and footway/cycleway link to Frederick Road has been constructed within the site in accordance with the approved plans. The spaces shall thereafter be retained at all times for those uses and shall not be obstructed.
11.
No development shall take place, including demolition, on the site until an agreed pre commencement condition survey of the surrounding highway network has been submitted and approved in writing by the Local Planning Authority. Any damage caused to the highway as a direct consequence of the construction traffic shall be rectified at the applicant’s expense prior to occupation of the approved dwellings.
12.
No part of the development shall be occupied until a suitable vehicle access arrangement has been provided for property 11 Tuppenney Close, in accordance with the approved plans.
13.
Development shall not commence until a drainage strategy detailing the proposed means of foul and surface water disposal and a implementation timetable, has been submitted to and approved in writing by, the local planning authority in consultation with the sewerage undertaker. The development shall be carried out in accordance with the approved scheme and timetable.
14.
No development shall take place until the measures outlined in the submitted ecological statements and reports Little Acres Farm, Frederick Road, Ore, East Sussex Ecological Assessment Report by Ash Partnership dated February 2017 have been fully implemented, unless:
(i) the programme for such measures is otherwise specified within that document, in which case the works shall be carried out in accordance with the timescales contained therein or;
(ii) unless the schemes, or programmes of measures contained within the ecological statements and reports is otherwise first varied, by way of prior written approval from the Local Planning Authority.
15.
Prior to commencement of development a detailed surface water drainage strategy (as outlined in JMLA Drainage Assessment Report (Ref tw/160457/jml)) shall be submitted to and approved in writing by the Local Planning Authority. Details shall include:
(a) Surface water runoff from the proposed development to be limited to 4.3l/s for all rainfall events, including those with a 1 in 100 (plus climate change) annual probability of occurrence. Evidence of this (in the form of hydraulic calculations) should be submitted with detailed drainage drawings. The hydraulic calculations should take into account the connectivity of the different surface water drainage features;
(b) How surface water flows exceeding the capacity of the surface water drainage features will be managed safely;
(c) A maintenance and management plan for the entire drainage system which clearly states who will be responsible for managing all aspects of the surface water drainage system, including piped drains. These responsibility arrangements must remain in place throughout the lifetime of the development;
(d) Evidence (including photographs) showing that the drainage system has been constructed as per the approved detailed drainage designs.
Works shall be carried out in accordance with these approved details.
16.
All works shall be carried out in accordance with advice contained within the Ground Contamination Risk Assessment Report by Ashdown Site Investigation Limited dated June 2015 and shall be fully implemented before the development is first occupied. Any variation to the scheme shall be agreed in writing with the Local Planning Authority in advance of works being undertaken. Any further contamination shall be fully assessed and an appropriate remediation scheme submitted to the Local Planning Authority for written approval prior to continuation of those works. On completion of the works the developer shall provide written confirmation that all works were completed in accordance with the agreed remediation details;
17.
The approved dwellings shall not be occupied until full details of all boundary walls/fencing have been submitted to and approved in writing by the Local Planning Authority. All such boundary walls/fences shall be erected before the building to which it relates is occupied;
18.
The windows on the 1st and 2nd floor side east elevation flank wall of plot 32 shall remain obscure glazed at all times;
19.
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;
20.
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;
21.
No development, other than above ground demolition, 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 means of enclosure; hard surfacing materials; minor artefacts and structures (eg furniture, play equipment, refuse or other storage units, signs lighting etc);
22.
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; and
23.
Prior to occupation of the approved dwellings, to prepare and submit to the Council a scheme detailing the laying out, long term maintenance, management and ownership for the play area and open space to be approved in writing by the local planning authority. The scheme should include a plan of the site indicating the siting and layout of the play area and open space. The scheme should also include rights of access and such other services as are necessary for the use and enjoyment of the play area and open space for the purpose of constructing, inspecting, repairing, replacing and maintaining any fencing or furniture thereon. The play area and open space shall be laid out in accordance with the approved scheme prior to the occupation of any dwellings hereby approved.
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.
To safeguard the amenity of adjoining residents;
4.
In the interests of the visual amenity;
5.
In the interests of highway safety and the amenities of the area;
6.
In the interests of road safety;
7.
To ensure adequate parking for the development;
8.
To ensure adequate off-street provision of parking in the interests of amenity and highway safety;
9.
To provide alternative travel options to the use of the car in accordance with current sustainable transport policies;
10.
In the interests of road safety;
11.
In the interests of highway safety;
12.
In the interests of road safety;
13.
To ensure that no property is occupied until adequate access and drainage facilities have been provided;
14.
To protect features of recognised nature conservation importance;
15.
To ensure surface water from the development is managed safely;
16.
To protect those redeveloping the site and any future occupants from potential landfill gases and soil contamination;
17.
To ensure a satisfactory form of development in the interests of the character and amenity of the area;
18.
To safeguard the amenity and privacy of residents at 203 and 205 Frederick Road;
19.
To ensure a satisfactory form of development in the interests of the visual amenity;
20.
To ensure a satisfactory form of development in the interests of the character and amenity of the area;
21.
To ensure a satisfactory form of development in the interests of the character and amenity of the area;
22.
To ensure a satisfactory form of development in the interests of the character and amenity of the area; and
23.
To ensure a satisfactory form of development in the interests of the character and amenity of the area.
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.
A formal application for connection to the water supply is required in order to service this development. Plaease contact Southern Water, Sparrowgrove House, Otterbourne, hampshire SO21 2SW (Tel: 0330 303 0119) or www.southernwater.co.uk;
4.
Any play equipment must conform to BSEN1176;
5.
The developer is advised to contact Asset protection London South East at AssetProtection@networkrail.co.uk prior to any works commencing on site to discuss their proposals in relation to the underlying tunnel, and to enable approval of any relevant works;
6.
If during development and excavations any suspicions become evident or are aroused as to the potential or presence for any contaminated land, then works should immediately cease and a contaminated land assessment / ground investigation report be carried out which should then be submitted to and approved in writing by the Local Planning Authority prior to the work, associated with the permission hereby granted, commencing; and
7.
The applicant is advised that they must ensure the proposed works, hereby approved, do not contravene laws protecting wildlife including the Countryside and Wildlife Act 1981. Where the applicant is in doubt they should contact Natural England on wildlife@naturalengland.org.uk Telephone 020 802 61089 or Environment and Natural Resources on parks@hastings.gov.uk Telephone 01424 451107 prior to commencement of any works.
Supporting documents:
- MAP_HS_FA_17_00003_Little Acres Farm, item 11d PDF 436 KB
- HS-FA-17-00003 Little Acres Farm, Frederick Road, item 11d PDF 163 KB
-
My council
Contact
Got a question about democratic services?
Content
The content on this page is the responsibility of our Democratic Services team.