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Agenda and minutes
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Contact: Democratic Services on 01424 451484 email: democraticservices@hastings.gov.uk
Items No. Item Apologies for Absence
Minutes:
Apologies for absence received from Councillor Cox and Councillor Bishop. Councillor Bacon gave apologies for having to leave the meeting early.
Declarations of Interest
Minutes:
Councillor
Minute
Declaration
Scott
Any item relating to highways
Personal – East Sussex County Councillor
Patmore
221.1
Prejudicial – Lives opposite the property and has commented on the application in the past
Davies
220.1
Prejudicial – Has been involved in this application as a ward councillor and already has a clear view
Minutes of previous meeting PDF 318 KB
Minutes:
RESOLVED – that the minutes of the meeting held on 23 September 2020 be approved by the Chair as a true record.
Planning applications attracting a petition
3 Kenwood Close (HS/FA/20/00442) PDF 460 KB
Additional documents:
Minutes:
Because of technical issues this item was moved up the agenda by the Chair.
Proposal
Loft conversion with the inclusion of multiple roof lights, windows within both gable ends and cladding to the rear gable end. Alterations to the arrangement of openings at ground floor level and the replacement with UPVC units finished in anthracite grey. Raised decking to the rear of the property (part retrospective).
Application No
HS/FA/20/00442
Conservation Area
No
Listed Building
No
Public Consultation
Yes – 14 letters of objection and 1 petition of objection.
Due to a prejudicial interest Councillor Davies left the meeting for the duration of this item.
The Planning Services Manager presented the application for a loft conversion with the inclusion of multiple roof lights, windows within both gable ends and cladding to the rear gable end. Alterations to the arrangement of openings at ground floor level and the replacement with UPVC units finished in anthracite grey. Raised decking to the rear of the property (part retrospective).
Following publication of the agenda a petition of objection was received on Monday, 19th October. All of the matters raised in the petition were already addressed in the report.
The site comprises a detached 3-bedroom bungalow located at the end of a residential cul-de-sac. Kenwood Close principally consists of detached bungalows, some of which have been altered and extended. There are examples of roof lights and dormer windows in the immediate locality and this contributes to the character of the area.
The proposal includes a loft-conversion, three roof lights to facilitate the loft conversion and four lower roof lights to provide high level light to the ground floor. The Planning Services Manager confirmed that the proposal is not for an additional self-contained unit within the existing building. This was originally proposed but the applicant was advised it would be unacceptable and it was therefore withdrawn from the application.
The rear decking will not be visible from the public realm and there will be no impact on the character and appearance of the area. The proposed decking will be slightly larger and higher than the existing patio but not to a large extent.
Councillors were shown plans, photographs and elevations of the application site.
The petitioner, Kim Winborn, was present and spoke against the application. Ms Winborn said the proposal would provide sub-standard accommodation as there would not be sufficient head height. The proposal would allow the occupants to look out into the gardens and windows of residents in Kenwood Close, St Helens Down and Pilot Road. Ms Winborn said that the relocation of the front door less than 1 metre from the boundary with number 4 Kenwood Close is a concern as it will lead to additional noise, light and disturbance for the occupants. The additional glazing will increase light pollution both to surrounding properties and to local wildlife which includes badgers and foxes. Residents have asked why an ecologist’s report has not been commissioned to assess the impact of light pollution. On site parking ... view the full minutes text for item 220a
40 Marina (HS/FA/20/00230) PDF 346 KB
Additional documents:
Minutes:
Councillor Davies returned to the meeting for the remaining items. Councillor Bacon had to leave the meeting early and left during this item without voting.
Proposal
Proposed new shop front including pavement lights, rear fenestration changes, minor internal changes. Change of use to mixed use E and F1 under the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020.
Application No
HS/FA/20/00230
Conservation Area
Yes - Burtons' St. Leonards
Listed Building
Grade II
Public Consultation
Yes - 9 letters of support, 12 letters of objection and 1 petition of objection
Mr Richard, Assistant Planning and Conservation Officer, presented the application for proposed new shop front including pavement lights, rear fenestration changes, minor internal changes. Change of use to mixed use E and F1 under the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020.
Three late comments were received, 2 objecting and 1 in support. One objection cited the wide application of the new class E and F1 uses and other comments were similar to those already received.
The property comprises a small shop unit with a basement below and flats located above. The property was originally part of a wider development that spanned from numbers 37 to 40 Marina. This particular property is believed to have been split into two shops in the 1920’s. The proposal is to put in a traditional, late Victorian style shop front, in line with the design of the shop front next door. At the ground floor level the proposals include a disabled toilet and soundproofing works to the ceiling.
Councillors were shown plans, photographs and elevations of the application site.
The petitioner, Mrs Mount, spoke against the application. Mrs Mount said that residents of 40 Marina spent 3 years campaigning for the sale of the units and welcomed ideas for their return to use. Residents of 40 Marina did not have objections with the proposed art gallery. However, there are fundamental faults with this planning application. The petitioners believe the report ignores environmental health and human rights laws. Environmental health concerns were first raised in June 2019. In January solicitors began providing the petitioners with a clear legal analysis of the application. Conditions are required to address the concerns of noise being conducted through the fabric of the building. There are 3 flats at 40 Marina, above 2 shops. All bedroom windows face the rear of the property, overlooking the rear basement service yard which is acts as an echo chamber. Mrs Mount said her flat’s 2 bedrooms are above the shop, separated only by a wooden ceiling which provides no sound insulation. Footsteps and conversations can be heard from below. It is unclear how effective the noise mitigation measures will be as modern regulations are not appropriate for an historic building.
Councillors asked questions of Mrs Mount.
The agent, Mr Derhun, was present and spoke in favour of the application. Mr Derhun welcomed the report and made clear that unauthorised works were subsequently rectified. The main thrust of the ... view the full minutes text for item 220b
40 Marina (HS/LB/20/00231) PDF 346 KB
Additional documents:
Minutes:
Proposal
Proposed new shop front including pavement lights, rear fenestration changes, minor internal changes. Change of use to mixed use E and F1 under the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020.
Application No
HS/LB/20/00231
Conservation Area
Yes - Burtons' St. Leonards
Listed Building
Grade II
Public Consultation
Yes – 7 letters of objection and 1 petition of objection
The Assistant Planning and Conservation Officer presented the Listed Building Consent application for proposed new shop front including pavement lights, rear fenestration changes, minor internal changes. Change of use to mixed use E and F1 under the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020.
Two late comments were received after the publication of the report. Both were letters of objection similar in theme to previously received comments.
The property was originally a 17-bedroom dwelling, since converted into shops and subsequently amalgamated to form a department store. In more recent years the amalgamation has been reversed back into single units. The proposed new shop front will be of great benefit to the heritage asset and replaces a 1970’s shop front which was detrimental to the area. Overall the proposal does not cause any harm and will not involve the removal of historic fabric.
Councillors were shown plans, photographs and elevations of the application site.
The petitioner, Mrs Mount, spoke against the application. Mrs Mount said that although the sound proofing will meet building regulations it is unclear how effective it will be as modern building regulations are not always appropriate for historic buildings. The regulations acknowledge in Part E that there should be special consideration for this type of building.
The agent, Mr Derhun, spoke in favour of the application. Mr Derhun apologised for advising his client that he could demolish the rear structure without approval. The structure was a 1970’s blockwork construction and was detrimental to the fabric of the building. The ultimate goal is to get the property back to its original status and breathe new life into the building.
There were no questions to the petitioner or agent.
The Assistant Planning and Conservation Officer said that whilst he understood the concerns regarding the soundproofing it would be a waste of a good opportunity to enhance the character and appearance of the conservation area, and the listed building, to not allow this use. Both the agent and the applicant have been reminded that it is a criminal offence to carry out works to a listed building without consent. However, Mr Derhun is correct in that the significance of the fabric removed is negligible.
There were no questions to the officer.
Councillor O’Callaghan proposed a motion, seconded by Councillor Davies, to approve Listed Building Consent as set out in the resolution below.
RESOLVED - (unanimously) that Listed Building Consent be granted subject to the following conditions:
1. The works hereby permitted shall be carried out in accordance with the following approved plans:
SD/725/01a, SD/725/02c, SD/725/03b, SD/725/04d, SD/725/05a and SD/725/06a
2. The work to ... view the full minutes text for item 220c
Other Planning Applications
29 Boscobel Road (HS/FA/20/00092) PDF 410 KB
Additional documents:
Minutes:
Proposal
Application No
HS/FA/20/00092
Conservation Area
Yes - Burtons' St. Leonards
Listed Building
No
Public Consultation
Yes – 12 letters of objection
Due to a prejudicial interest Councillor Patmore left the meeting.
The Planning Services Manager presented the application for variation of condition 2 (approved plans) of planning permission HS/FA/17/00344 - Change of use from C2 (residential institution) to 6 x 2 bedroom flats C3 (residential).
The proposed amendments to the previously approved planning application include alteration to front porch, alterations to openings within north, south and west elevations, creation of new pathways including ramped access to front porch and alterations to rear single storey projection to include revised roof and alterations to the internal floor layouts (part-retrospective) (amended description).
The site compromises a substantial two storey detached building previously used as a care home but currently vacant. The building is within the Burton St Leonards Conservation Area.
The proposed amendments are minor and the application is not considered to harm neighbouring residential amenity. The Conservation Officer raised no objection and the application is considered to be in accordance with Local Plan policies.
Councillors were shown plans, photographs and elevations of the application site.
Councillors asked questions of the Planning Services Manager.
RESOLVED - (unanimously) that full 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:
Site location plan, STL29BR101, STL29BR102, STL29BR107, STL29BR302 REV H, STL29BR303 REV D, STL29BR304 REV B, STL29BR305 REV A, STL29BR306 REV A, STL29BR308 and STL29BR309
2. The materials to be used to update the external surfaces shall match the colour and style used in the existing building.
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 part of the development shall be occupied until the car parking has been constructed and provided in accordance with the approved plans. The area shall thereafter be retained for that use and shall not be used other than for the parking of motor vehicles.
5. No part of the development shall be occupied until covered and secure cycle parking spaces have been provided in accordance with plans and details submitted to and approved in writing by the Local Planning ... view the full minutes text for item 221a
Planning Appeals and Delegated Decisions PDF 205 KB
Minutes:
The Committee noted the report.
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