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Agenda and minutes
Venue: Council Chamber, Muriel Matters House, Breeds Place, Hastings, TN34 3UY. Please enter the building via the Tourist Information Centre entrance.
Contact: Emily Horne on 01424 451719 email: ehorne@hastings.gov.uk
Note: The recording of this meeting is available on line at: Part 1: https://www.hastings.gov.uk/my_council/cm/?video=278121177 and Part 2: https://www.hastings.gov.uk/my_council/cm/?video=278127295
Items No. Item Apologies for Absence
Minutes:
Lateness was noted for Councillor Marlow-Eastwood.
Declarations of Interest
Minutes:
The following councillors declared their interests in the minutes as indicated:
Councillor
Minute
Interest
Beaver
6 – 14-16 Harley Way, St. Leonards on Sea
Personal Interest – attended meetings where this item was discussed, gave no opinion on the site but did give information about the planning process.
Beaver
7 – Land rear of 419-477 Bexhill Road, St. Leonards on Sea
Personal Interest – attended meetings where this item was discussed, gave no opinion on the site, but did give information about the planning process.
Beaver
8 – Former The St. Leonards Academy Darwell Campus, Darwell Close,
St, Leonards on Sea
Personal Interest – Spoke on behalf of residents regarding this development as Ward Councillor in 2016 when it previously came before the Planning Committee. Confirmed he has given no opinion and retained an open mind on the application.
ESCC involved, but had no dealings from the County side.
Beaver
11 – 23 Hazelwood Gardens, St. Leonards on Sea
Personal Interest – Applicants building designer is Michael D Hall – a member of the same running club.
Marlow-Eastwood
8 – Former The St. Leonards Academy Darwell Campus, Darwell Close,
St, Leonards on Sea
Personal Interest – works for St. Leonards Academy.
Scott, Turner and Roberts
8 – Former The St. Leonards Academy Darwell Campus, Darwell Close,
St, Leonards on Sea
Personal interest as knows Eric Hardwick the petitioner.
Minutes of previous meeting held on 23 May 2018 PDF 158 KB
Minutes:
RESOLVED – that the minutes of the meeting held on 23 May 2018 be approved and signed by the Chair as a true record, subject to the addition of reasons 32 to 38, Item 30.1, Former Factory Site, Fellows Road, Hastings.
Notification of any additional urgent items
Minutes:
None.
Planning applications attracting a petition
14-16 Harley Way, St. Leonards on Sea PDF 406 KB
Additional documents:
Minutes:
Proposal:
Outline application (seeking approval of Access), for the erection of up to 4 no.2 bed apartments
Application No:
HS/OA/17/00930
Conservation Area:
Listed Building
Public Consultation
No
No
15 letters of objection received and 1 petition of objection
and 1 neutral comment received.
Having arrived after the start of the item, Councillor Sorrell-Eastwood sat back from the meeting and took no part in the discussion and voting of this item.
The Planning Services Manager, Mrs Evans presented this report for an outline application (seeking approval of Access), for the erection of up to 4 no.2 bed apartments.
Background:-
The previous application on the site, HA/FA/16/00568 was refused on 16 June 2017 for the following reasons:
• Mass, scale, height, prominence and overall design (including window formation and materials used), and lack of soft landscaping, will result in a form of development that fails to protect and enhance local character – Outline application so the detail of scheme will form a future reserved matters application, not for consideration now.
• Potential harm to habitat and European protected species – Ecology and habitats survey confirmed no impact, accepted by Environment and Natural Resource Manager with conditions
• Potential risk to land stability - Enzygo Geoenvironmental Limited confirmed with appropriate site investigation and design the obvious constraints should not prohibit development”.
• Parking spaces do not meet minimum measurements – size of 4 parking spaces increased
Members were informed of several updates to the report:-
6 additional representations received taking the number of objectors from 16 to 22. Petition – additional 37 signatures provided. New issues raised that are not considered by the Committee report include:-
• Damage will be caused to adjoining garage block that would make them unusable – Unlikely as no built form here, this will form part of condition regarding ground stability
• Potential for obstruction to emergency vehicles – No objection raised by highways, to be considered by CEMP condition.
An objector also submitted a number of objections that were submitted on the previous application HAS/FA/16/00568. These cannot be formally considered as part of this application; a number of these objectors have separately resubmitted objections that raised matters that have been considered in the determination of the application.
Members were shown plans, photographs and elevations of the application site.
Sharon Melville-Smith, petitioner, was present and spoke against the application. She said she had serious concerns regarding parking problems, large vehicles manoeuvring, the loss of play area and loss of view. She referred to the National Planning Policy Framework and Council policies. She said the previous application had been refused and that this application had been submitted to see how the challenges will be addressed. It had been re-named to an outline application to seek approval for access. As such no details had been provided and no full site investigation had been undertaken. She invited members to visit the site.
Brian Woods, WS Planning, applicant, spoke in support of the application. He said that land stability was not a ... view the full minutes text for item 37.
Land rear of 419-477 Bexhill Road, St. Leonards on Sea PDF 370 KB
Additional documents:
Minutes:
Proposal:
Outline application (seeking approval of Access), for the reconfiguration of the car park and erection of 16 residential units and means of access.
Application No:
HS/OA/17/01071
Conservation Area:
Listed Building
Public Consultation
No
No
11 letters of objection and 1 petition of objection received.
Council is the Applicant.
The Planning Services Manager presented this report for an outline application (seeking approval of Access, for the reconfiguration of the car park and erection of 16 residential units and means of access.
Members were informed of several updates to the report:-
• Amended recommendation - To defer the application to allow for the submission of a sequential test. That the application be considered at the next available Planning Committee following the receipt and assessment of the sequential test.
• Consultation response from Waste Services received – no objection
• Additional letter of objection raises following points
- Site not allocated in local plan
- Site in flood zone 3 and therefore other sites should be used in preference
- Councils consultees objected to surface water drainage method
- That the development cannot be carried out without unacceptable flood risks and conditions should not be used to address this
- Raising land levels by 1m would result in an incongruous overbearing impact on neighbouring houses
- Loss of parking
- Sequential test not completed
Councillor Davies proposed a motion to defer the application as set out in the resolution below, which was seconded by Councillor Scott.
RESOLVED – by (9 votes and 1 abstention) to defer the application to allow for the submission of a sequential test. That the application be considered at the next available Planning Committee following the receipt and assessment of the sequential test.
Former The St. Leonards Academy Darwell Campus, Darwell Close, St. Leonards on Sea PDF 421 KB
Additional documents:
Minutes:
Proposal:
Outline application for the erection of up to 210 dwellings (25% affordable) with associated open space, play areas, landscaping and access.
Application No:
HS/OA/15/00168
Conservation Area:
Listed Building
Public Consultation
No
No
22 letters of objection received and 1 petition received.
The Planning Services Manager presented this report for an outline application for the erection of up to 210 dwellings (25% affordable) with associated open space, play areas, landscaping and access at Former The St. Leonards Academy, Darwell Campus, Darwell Close, St. Leonards on Sea.
Background:
The application was originally reported to the Planning Committee on the 16 November 2016, the Committee approved the application subject to a s106 Planning Agreement. The terms of the agreement were outlined at committee as follows:
• A minimum of 25% affordable housing;
• A contribution of £3,420 per house, and £513 per flat towards primary school education (£660,060).
• A contribution of £958 per house and £144 per flat towards nursery provision within the locality of the application site (£184,900).
• A contribution of £263 per dwelling for library provision within the locality (£55,230): and
• A contribution of £24 per dwelling towards the improvement of public rights of way within the locality of the application site (£5,040).
• A financial contribution of £250,000 to fund the highway improvements set out within the Hastings Local Plan – Infrastructure Delivery Plan.
• The submission of a Travel Plan.
Amended Terms of Agreement:-
Remove education contributions as County confirmed sufficient school place capacity, new terms:
• A minimum of 25% affordable housing;
• A contribution of £263 per dwelling for library provision within the locality: and
• A contribution of £24 per dwelling towards the improvement of public rights of way within the locality of the application site.
• A financial contribution of £250,000 to fund the highway improvements set out within the Hastings Local Plan – Infrastructure Delivery Plan.
• The submission of a Travel Plan.
Members were informed of several updates to the report:-
• MUGA will be provided as part of the approved plan and future lease arrangements will define the management responsibilities of HBC, therefore it will not be required within the s106.
• 1 additional letter of representation raised the following concerns:
- Provision for secondary school places required
- Need to consult residents as a result of removing education contributions as this impacts on ‘planning balance’
- Opportunity to consider traffic movements on Harley Shute post opening of link road.
- Previous Committee Report confirmed need to complete s106 by 1 March 2017, permission could be refused if extension not agreed. An extension was not agreed by 1 March 2017 so a new application should be submitted.
Members were shown plans, photographs and elevations of the application site. Mrs Evans stated that she had contacted Highways given the period of time since the original recommendation. They confirmed that they did not need to be re-consulted and that they had no objections to the application. Mrs Evans explained that ... view the full minutes text for item 39.
Other Planning Applications
4 Castle Street, Hastings PDF 340 KB
Additional documents:
Minutes:
Proposal:
Change of use from A1(Retail) to mixed use including A1(Retail), A3(Restaurants & Cafes) and A4(Drinking establishments)
Application No:
HS/FA/18/00276
Conservation Area:
Listed Building
Public Consultation
Yes - Hastings Town Centre
No
15 letters of objection received and 3 letters of support
received.
The Planning Services Manager, Mrs Evans, presented this application for the change of use from A1 (Retail) to mixed use including A1 (Retail), A3 (Restaurants & Cafes) and A4 (Drinking establishments) at 4 Castle Street, Hastings.
Members were informed of several updates to the report:-
• The constraints section within the Officer’s Report now correctly includes reference to the Hastings Town Centre Shopping Area
• Amended Plan 1640-04A has been received showing the proposed floor layout
• Condition 1 (time scale for implementation of use) has been removed as the application is retrospective
• Condition 4 has been amended requiring the ground floor to be laid out in accordance with Plan 1640-04A
• Condition 9 added
The floor layout shall be laid out in accordance with the approved plans within 2 months of this decision date.
Reason: In order to ensure that the Café (A3) and drinking establishment (A4) uses remain ancillary to the retail (A1) use and to meet the requirements of policy SA1 of the Hastings Development Management Plan (2015).
Members were shown plans, photographs and elevations of the application site.
The Planning Services Manager explained that the premises will not be a standalone pub. The Police had objected to the application, but because it was a mixed use and controllable by condition, they recommended approval. She explained that the site was not in a saturation zone.
The Principal Solicitor, Planning, advised that licensing consent fell under a different regime.
Members questioned the enforcement of the premises. The Planning Services Manager said they would check if the floor layout plan used more than 30%. Any variation would be checked.
Councillor Edwards proposed a motion to approve the application, subject to the removal of Condition 1 and amendment of Condition 4 to refer to the latest amended plan and addition of Condition 9 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 carried out in accordance with the following approved plans:
1640-03A, 1640-01A, 1640-04A.
2.
(i) The A3 use shall only be used as a cafe as specified within the application. Should the use intensify to include the provision of hot meals and/or more complex catering, a scheme for the fitting of odour control equipment to the building shall be submitted to and approved in writing by the Local Planning Authority prior to installation. The intensified A3 use shall not commence until all odour control equipment works have been carried out to the satisfaction of the Local Planning Authority and the odour control equipment shall be maintained thereafter to the satisfaction of the Local Planning Authority.
(ii) A scheme for the sound insulation ... view the full minutes text for item 41.
23 Hazelwood Gardens, St. Leonards on Sea PDF 372 KB
Additional documents:
Minutes:
Proposal:
New dwelling (adjoining 23 Hazelwood Gardens)
Application No:
HS/FA/18/00099
Conservation Area:
Listed Building
Public Consultation
No
No
7 letters of objection received and 1 letter of support
received.
The Planning Services Manager, Mrs Evans, presented this application for a new dwelling adjoining 23 Hazelwood Gardens, St. Leonards on Sea.
Members were informed of several updates to the report:-
Late consultation responses:
• Hastings Waste department - Raise no objections
• Natural England – Have no comments to make
Additional condition 10:
The first floor study as shown on drawing No. 4500.1C shall not be used as a bedroom.
Reason: The room does not meet the minimum gross internal floor area for a single bedroom as set out in the Technical housing standards – nationally described space standard March 2015.
Members were shown plans, photographs and elevations of the application site. Mrs Evans advised members that the site was not designated as open space.
Councillor Scott proposed a motion to approve the application as set out in the resolution below with the addition of Condition 10 and Reason 10. This was seconded by Councillor Edwards.
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.
The development hereby permitted shall be carried out in accordance with the following approved plans:
4500.1C, 4500.3, 4500.LP, 4500.SP
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.
The car parking spaces shown on the approved plan shall be provided prior to the occupation of the development hereby permitted and thereafter shall not be used for any purpose other than the parking of vehicles.
5.
The materials to be used in the construction of the external surfaces of the extension hereby permitted shall be as described on the approved plans and shall match those used in the existing building at 22 and 23 Hazelwood Gardens
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 prior to the occupation of any part of the development. These details shall include proposed parking layouts, pedestrian access and hard surfacing materials.
7.
No development shall take place above ground level 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 ... view the full minutes text for item 42.
9 Maplehurst Close, St. Leonards on Sea PDF 338 KB
Additional documents:
Minutes:
Proposal:
Single storey extension to side
Application No:
HS/FA/18/00205
Conservation Area:
Listed Building
Public Consultation
No
No
5 letters of objection received and 1 letter of support
received.
The Planning Services Manager, Mrs Evans, presented this application for a single storey extension to side at 9 Maplehurst Close, St. Leonards on Sea.
Members were shown plans, photographs and elevations of the application site.
Councillor Roberts proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Davies.
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.
The development hereby permitted shall be carried out in accordance with the following approved plans:
18/111/01, 18/111/02C, 18/111/04C and 18/111/05
3.
The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.
4.
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.
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 visual amenity of the area.
4.
To safeguard the amenity of adjoining and future residents.
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.
Safe digging practices in accordance with HSE publication HSG47 "Avoiding Danger from Underground Services" must be used to verify and establish the actual position of the gas mains, pipes, services and other apparatus on site before any mechanical plant is used. It is the developers responsibility to ensure that this information is provided to all relevant people (direct labour or contractors) working on or near gas plant and/or electricity assets. For more information please contact Scotia Gas Networks at 08009121722 and UK Power Networks at 08000565866 before works commence.
Planning Appeals and Delegated Decisions PDF 139 KB
Minutes:
The Planning Services Manager reported that five planning appeals have been received and three had been dismissed. It was also noted that two appeals had been withdrawn. She also reported on the number of delegated decisions.
All matters had arisen between 11 May 2018 and 8 June 2018.
The report was noted.
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