-
Agenda and minutes
Venue: Town Hall, Queen's Square, Priory Meadow, Hastings, TN34 1QR. If you are attending the Town Hall for this meeting, please enter the building via the Queens Road entrance opposite the cinema.
Contact: Emily Horne on 01424 451719 email: ehorne@hastings.gov.uk
Items No. Item Apologies for Absence
Minutes:
None.
Declarations of Interest
Minutes:
The following Councillors declared their interests in the minutes as indicated:
Councillor
Minute
Interest
Scott
55.6 – 38 Normandy Road
Prejudicial – Property owned by himself.
Roberts
55.6 – 38 Normandy Road
Personal – On behalf of the Labour Group as Cllr Scott is a member of the Labour Group.
Minutes of the meeting held on 3 December 2014 PDF 135 KB
Minutes:
RESOLVED – That the minutes of the meeting held on 3 December 2014 be approved and signed by the Chair as a true record.
Notification of any additional urgent items
Minutes:
None.
Planning Applications attracting a petition:
Land rear of 38-40 Nelson Road PDF 83 KB
Additional documents:
- Land rear of 38-40 Nelson Road (08.10.14) , item 61a PDF 106 KB
- MAP - Land rear of 38-40 Nelson Road , item 61a PDF 465 KB
Minutes:
Proposal:
Erection of a pair of semi-detached houses.
Application No:
HS/FA/14/00660
Existing Use:
Vacant land
The Development Manager reported on an application that sought permission for a pair of two bedroom semi-detached houses on land to the north east of Nelson Road, Hastings.
The application was previously considered by the Planning Committee at its meeting on 8th October 2014. The Committee resolved to grant planning permission subject to a legal agreement to secure a contribution towards affordable housing. The legal agreement had not been signed and the decision notice was not issued.
Following a recent Ministerial Statement issued by the Minister of State for Housing & Planning, Policy H3 of the Hastings Planning Strategy 2011-2028 (the Strategy) no longer applies to schemes under 10 units. Therefore, because this scheme is for 2 units there is no longer a requirement to provide an affordable housing contribution.
Since there had been no other changes to the scheme or relevant changes to planning policy since the previous application, the Development Manager recommended the application be approved subject to conditions.
The Human Rights considerations have been taken into account fully in balancing the planning issues.
Councillor Rogers proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Wincott.
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 dwelling hereby approved shall be occupied until readily accessible external storage space for refuse bins has been provided to the satisfaction of the Local Planning Authority;
3.
No development shall take place until samples of the materials to be used in the construction of the external surfaces of the dwellings hereby permitted have been made available for inspection at the site and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details;
4.
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;
5.
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 ... view the full minutes text for item 61a
Planning Appeals and Delegated Decisions PDF 47 KB
Minutes:
The Development Manager reported two appeals that had been received and one appeal that had been dismissed. He also reported on a number of delegated decisions. All matters had arisen between 24 November 2014 and 18 December 2014.
RESOLVED –that the report be noted.
Planning Applications:
Kiosk, Upper Promenade, Opposite Eversfield Place, Foreshore, Eversfield Place PDF 95 KB
Additional documents:
Minutes:
Proposal:
Seafront retail kiosk
Application No:
HS/FA/14/00834
Existing Use:
Promenade
Hastings Local Plan 2004
T1, S4, DG1, DG14, DG18, C1, C3
Conservation Area:
Yes - Eversfield Place
National Planning Policy Framework
Sections 1, 2, 7 & 12
Hastings Planning Strategy
FA2, FA6, SC1, EN1, E4
Development Management Plan
Proposed Submission Version:
Other
DM1, DM3, DM6, HN1, SA3, SA4, CQ1
Seafront Strategy
Public Consultation:
7 letters of objection received
The Development Manager reported on a full planning application, submitted by the Council, to construct a new seafront retail kiosk for use as takeaway/snack bar at Eversfield Place, Foreshore, St. Leonards on Sea.
The site is located within the Eversfield Place Conservation Area and is on one of the three matching viewing bays located on the upper promenade between the Pier and Warrior Square, directly over Bottle Alley and adjacent to the Weather Station kiosk. Nearby there are two of the five seafront shelters, which are Grade II Listed Buildings.
There is a cycle route that runs from one end of the seafront to the other which is located between the Weather Station and the upper promenade/viewing bay railings to the south. A section of this cycle route measuring 17 metres is to be suspended in the area of the proposed kiosk.
The proposed kiosk will be of cylindrical design on one of the three viewing bays. The kiosk will have a white painted rendered finish to the walls and a grey Terne coated stainless steel roof, giving a lead patina appearance (weathered lead). The kiosk will be on a cast concrete slab, separated from the existing surface by a membrane. A duct will be made through the promenade to Bottle Alley to connect to services. The kiosk will have sloping roof at a height of 3600mm maximum and 2800mm minimum and is 3800mm in diameter, not including the canopy. The personnel door will be in the eastern elevation, painted blue and of timber with a stainless steel porthole window. The serving counter to the northern elevation will have polished, perforated, corrugated aluminium shutters with stainless steel runners. A hardwood bench seat will form part of the structure and will be in the southern elevation facing the sea.
The main issues considered were the benefit to the local tourist economy; impacts of the proposal on the amenity of nearby residents and visitors; transport and parking; safety; impacts on the nearby Grade II Listed Buildings and character and appearance of the Seafront and Conservation Area.
The Development Manager considered the proposal would help benefit the local tourist economy. He believed that it would not result in substantial harm to the Conservation Area or nearby Grade II Listed Buildings and there would be no significant adverse impact on neighbouring properties; the character of the area or on highway safety. He therefore recommended that planning permission be granted subject to conditions.
A report containing some late electronic comments had been received since the publication of the agenda. This was ... view the full minutes text for item 63a
Land adjacent 30 Shepherd Street PDF 96 KB
Additional documents:
Minutes:
Proposal:
Erection of five dwellings (one house & four flats)
Application No:
HS/FA/14/00916
Existing Use:
Mixed Use - Art Galley/Retail
Hastings Local Plan 2004
E4, DG1, DG2, DG3, DG11, C1, C2, C8,
C10
Conservation Area:
Yes - St. Leonards East
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
FA2, SC1, EN1, EN3, H1, H2, H3, E1,
T3
Development Management Plan
Proposed Submission Version:
DM1, DM3, DM4, DM6, HN1, HN2, HN3,
HN5
Public Consultation:
4 letters of objection received
The Development Manager reported on a full planning application for the erection of 5 dwellings (one house and four flats) within a yard area formally associated with a builders merchants (Brookers) at Land Adjacent to 30 Shepherd Street, St. Leonards on Sea.
The proposal follows the refusal of three schemes at the site and subsequent appeals both of which were dismissed following a hearing.
The site is located within the St. Leonards East Conservation Area and consists of a two storey building fronting Norman Road and a former cinema auditorium and yard area to the rear which front Shepherd Street. The main building is in use as an art gallery and was formerly used as a builders merchants (Brookers).
On Norman Road the site adjoins a two storey terrace building to the east and a three storey residential building to the west. The majority of other buildings in the area are 2-3 storey terraced buildings in use for commercial purposes at ground floor level and either residential or office space above. The yard area to the rear at Shepherd Street adjoins a row of two storey Victorian terraced dwellings to the west. The auditorium building adjoins a car park to the east.
The main considerations were the impacts of the proposal on character and appearance; living environment; amenity of neighbouring and future residents; highway safety and parking; housing type and affordable housing; safety and security; loss of employment land, drainage and bin storage.
Having regard to the recent appeal decision, the Development Manager felt the proposal would result in additional residential development without resulting in adverse impacts on its surroundings. The Development Manager recommended the application be approved subject to conditions.
The Human Rights considerations had been taken into account fully in balancing the planning issues.
Councillor Scottproposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Roberts.
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 works shall commence until the following details have been submitted to and approved in writing by the Local Planning Authority:
(i) Schedule of the materials and finishes for walls
(ii) Joinery details at 1:10 scale with 1:2 or 1:1 sections to include windows and doors
(iii) solar panel details
(iv) rainwater goods and external pipe work
Works shall ... view the full minutes text for item 63b
Additional documents:
Minutes:
Proposal:
Change of use from Mansion Flat (first floor) to 2no. self contained flats
Application No:
HS/FA/14/00464
Existing Use:
Vacant Flat
Hastings Local Plan 2004
H4, DG1, C1, C3
Conservation Area:
Yes - Burtons' St. Leonards
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
SC1, EN1, H2
Development Management Plan
Proposed Submission Version:
DM1, DM3, HC1, HN1
Public Consultation:
3 letters of objection received
The Development Manager reported on a full planning application for the conversion of a first floor flat to form two self-contained flats at 38-39 Marina, St. Leonards on Sea.
The flat, which is known as the Mansion Flat, is in a Grade II Listed Building and is located above the Colonnade shops, adjacent to Marine Court. The site is on the first floor level to the front and at ground floor level to the rear. The front of the building faces the sea and the Azur Restaurant. Access to the Mansion Flat is from Undercliff to the rear of the building. The building is a Grade II Listed Building and it is within the Burton’s St Leonards Conservation Area. Many of the nearby properties have been converted into self-contained flats.
This application was amended following extensive negotiations because the original proposals that included additional partitions and poor layout were considered to harm the Listed Building.
This revised application sought to create a two bedroom flat and a one bedroom flat. Proposals included new partition walls constructed in the hallway to create separate entrances to what will become Flat 38 and Flat 39. The lounge is to be partitioned to create the two living rooms and a new kitchenette is to be constructed in the new living room for Flat 38. A further partition will create a corridor through from the entrance hall to the new living room for Flat 38. An additional bathroom is proposed in Flat 39, providing en-suite facilities for both its bedrooms. There is existing refuse storage to the rear of the property in Undercliff.
The main considerations were the impacts of the proposal on the Listed Building and Conservation Area; proposed use and standard of accommodation and highways and parking. Following extensive negotiations with the agent and receipt of a revised application, the Development Manager considered the proposal would not harm the significance of the Grade II Listed Building. He believed the vacant property would be brought back into use and would provide acceptable accommodation for future occupants. As such, he recommended planning permission for the change of use be granted subject to conditions.
Listed building Consent will be required under a separate application to carry out the alterations.
The Human Rights considerations had been taken into account fully in balancing the planning issues.
Councillor Wincottproposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Rogers.
RESOLVED– (unanimously) that planning permission be granted subject to the following conditions:
1.
The development hereby ... view the full minutes text for item 63c
Caple Ne Ferne, 2 Albany Road (LB) PDF 103 KB
Additional documents:
Minutes:
Proposal:
Internal alterations to form self-contained flats.
Application No:
HS/LB/14/00644
Existing Use:
Previously a residential institution (C2)
- flats currently under construction
Hastings Local Plan 2004
N/A
Conservation Area:
Yes - Markwick Terrace
National Planning Policy Framework
Section 12
Hastings Planning Strategy
N/A
Development Management Plan
Proposed Submission Version:
N/A
Public Consultation:
No letters of objection received.
Referred by Ward Councillor
The Development Manager reported on a Listed Building application for internal alterations to form 8 self-contained flats at Caple Ne Ferne, 2 Albany Road, St. Leonards on Sea.
The corresponding planning application has been submitted (HS/FA/14/00645). Minute 55.4.
The site consists of a large detached building and parking area set within a large garden area. The building ranges from mainly two to three storeys, but includes a central four storey section with a balcony at third floor level. The original portion of the building (southern section) was built in the late 1800s and the northern section is a three storey addition. The site occupies a corner plot screened by mature trees and hedges. Adjoining the site are residential properties, Nos 38-40 Pevensey Road to the north and north east, 8 Albany Road and four dwellings at Caple gardens to the north east. The wider area is predominantly residential, dominated by semi-detached dwellings some of which have been divided into flats. The area forms part of the Markwick Terrace Conservation Area.
In 2013 planning permission and listed building consent were obtained for the change of use of the north house to 8 self-contained flats (HS/LB/13/00343 & HS/FA/13/00344). Recently works commenced on the approved scheme and applications were made for alterations to the approved layout (HS/FA/14/00335 & HS/LB/14/00383). Following a site visit by the Case Officer and the Council’s conservation consultant they considered the proposed works were unacceptable and the applications were withdrawn. They also identified that a number of the works proposed had already been completed and that others had taken place without the grant of listed building consent or planning permission. The Planning Enforcement Team are investigating the unlawful breaches.
This application sought consent to regularize a number of the breaches and proposed a number of new alterations to the building.
The main considerations of this application were the impacts of the proposal on the historic character and appearance of the Grade II listed building. The Development Manager recommended the application be refused because of the unacceptable harm on the historic character and appearance of the listed building. Furthermore, the scheme would erode the property’s significance as a heritage asset and was therefore contrary to the requirements of the NPPF.
The Human Rights considerations had been taken into account fully in balancing the planning issues.
A late statement had been received from the applicant since the publication of the agenda. This was circulated prior to the start of the meeting.
Councillor Robertsproposed a motion to refuse listed building consent as set out in the resolution below. This was seconded by Councillor ... view the full minutes text for item 63d
Caple Ne Ferne, 2 Albany Road (FA) PDF 96 KB
Additional documents:
Minutes:
Proposal:
Variation of condition 10 of Planning Permission HS/FA/13/00344 (conversion to form 8 self-contained flats) - including internal alterations
Application No:
HS/FA/14/00645
Existing Use:
Previously a residential institution (C2)
- flats currently under construction
Hastings Local Plan 2004
H4, DG1, DG2, DG3, C1, C3, C7, C8
Conservation Area:
Yes - Markwick Terrace
National Planning Policy Framework
Various Sections
Hastings Planning Strategy
FA2, SC1, EN1, EN3, H1, H2, T3
Development Management Plan
Proposed Submission Version:
DM1, DM3, DM4, DM6, HC1, HN1,
HN2
Public Consultation:
No letters of objection received
Referred by Ward Councillor
The Development Manager reported on an application for variation of condition 10 of planning permission HS/FA/13/00344 (conversion to form 8 self-contained flats) – including internal alterations including the addition of more bedrooms at Caple Ne Ferne, 2 Albany Road, St. Leonards on Sea.
The corresponding listed building application has been submitted (HS/LB/14/00644). Minute 55.3.
The site consists of a large detached building and parking area set within a large garden area. The building ranges from mainly two to three storeys, but includes a central four storey section with a balcony at third floor level. The original portion of the building (southern section) was built in the late 1800s and the northern section is a three storey addition. The site occupies a corner plot screened by mature trees and hedges. Adjoining the site are residential properties, Nos 38-40 Pevensey Road to the north and north east, 8 Albany Road and four dwellings at Caple gardens to the north east. The wider area is predominantly residential, dominated by semi-detached dwellings some of which have been divided into flats. The area forms part of the Markwick Terrace Conservation Area.
In 2013 planning permission and listed building consent were obtained for the change of use of the north house to 8 self-contained flats (HS/LB/13/00343 & HS/FA/13/00344). Recently works commenced on the approved scheme and applications were made for alterations to the approved layout (HS/FA/14/00335 & HS/LB/14/00383). Following a site visit by the Case Officer and the Council’s conservation consultant they considered the proposed works were unacceptable and the applications were withdrawn. They also identified that a number of the works proposed had already been completed and that others had taken place without the grant of listed building consent or planning permission. The Planning Enforcement Team are investigating the unlawful breaches.
This application sought consent to regularize a number of the breaches and proposed a number of new alterations to the building.
The main considerations of this application were the intensification of use, the quality of the living environment and the impact of the proposal on the historic character and appearance of the Grade II listed building. The Development Manager recommended the application be refused because of the unacceptable harm on the historic character and appearance of the listed building. Furthermore, the scheme would erode the property’s significance as a heritage asset and was therefore contrary to the requirements of ... view the full minutes text for item 63e
Additional documents:
Minutes:
Proposal:
Proposed Change of Use from Dwelling House (C3) to HMO (Sui Generis).
Application No:
HS/FA/14/00941
Existing Use:
Single private dwellinghouse
Hastings Local Plan 2004
H4, DG1, C1, C8
Conservation Area:
Yes - White Rock
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
SC1, H2, H4
Development Management Plan
Proposed Submission Version:
HC1, DM1, DM3, HN1, HN2
Public Consultation:
2 letters of objection received
The Development Manager reported on a full planning application for the change of use from dwellinghouse (C3) to a house in multiple occupation (Sui Generis) at 101 Cambridge Road, Hastings.
The site is a large two storey property on the corner of Cambridge Road and adjoining Trinity Villas within the White Rock Conservation Area. The property which has been vacant for a number of years, has been completely renovated both internally and externally. The property currently has 7 bedrooms and there is a side garden and rear patio area. Permission was granted in 2013 to create 3no. self-contained flats.
The current proposal includes 8 bedrooms split over the ground and first floor level, with one kitchen on each floor and two bathrooms overall. The proposal does not include any external changes or extensions.
The main considerations of this application were the impacts of the proposal on the residential amenity and character of the area and provision for refuse storage and cycle parking. The application was recommended for approval.
The Development Manager advised that additional letters had been received since the report was written which were circulated to the Committee before the meeting.
The Human Rights considerations had been taken into account fully in balancing the planning issues.
The Chair adjourned the meeting at 7pm due to a disturbance in the gallery. Members of the Planning Committee left the Council Chamber and waited in the members room. The meeting was reconvened at 7.15pm.
Councillor Rogersproposed a motion to defer the application until the next meeting. This was seconded by Councillor Roberts.
RESOLVED– (unanimously) that planning permission be deferred until the next meeting on 4th February 2015.
Additional documents:
Minutes:
Proposal:
Construction of a white PVCu porch to the front elevation
Application No:
HS/FA/14/00933
Existing Use:
Residential
Hastings Local Plan 2004
DG1
Conservation Area:
No
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
No Conflict
Development Management Plan
Proposed Submission Version:
DM1
Public Consultation:
Applicant is related to a serving Councillor
The Development Manager reported on a full planning application for permission to erect a white PVCu porch to the front elevation of the semi-detached house at 38 Normandy Road, Hastings.
The property forms one of a pair of semi-detached houses set up on a bank above the road. The development in the surrounding area is of similar design.
The porch is larger than allowed under permitted development, so an application is required. The glazed upvc porch would be 3.5m wide, 1.8m deep with a maximum height of 2.8m. It will have a mono-pitched roof to the front.
The Development Manager believed that while the porch would project beyond the established building line, there were other porches on other properties in the vicinity. He considered that the proposal was acceptable and would not detract from the visual amenities of the area. Furthermore, the porch will have no impact on daylight, sunlight or privacy to neighbouring residents. The Development Manager recommended the application be approved subject to conditions.
The Human Rights considerations had been taken into account fully in balancing the planning issues.
Having declared his prejudicial interest, Councillor Scott was absent from the chamber during discussion and voting.
Councillor Beaverproposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Rogers.
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; and
2.
The development hereby permitted shall be carried out in accordance with the following approved plans:
Existing; proposed
Reasons:
1.
This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990; and
2.
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; and
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.
Additional Urgent Items (if any)
Minutes:
None.
-
My council
Contact
Got a question about democratic services?
Content
The content on this page is the responsibility of our Democratic Services team.