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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:
Apologies for absence were received from Councillors Beaver and Roberts.
Declarations of Interest
Minutes:
The following Councillors declared their interests in the minutes as indicated:
Councillor
Minute
Interest
Charlesworth
61.1 – Rocklands Private Caravan Park, Rocklands Lane
Prejudicial – Has advised the petitioners
Rogers
63.4 – 28 Lower South Road
Personal – Applicant is a former neighbour
Street
61.1 – Rocklands Private Caravan Park, Rocklands Lane
Personal – member of Friends of Hastings Country Park
Street
63.1 Little Warren Cottage, Fairlight Road
Personal – member of Friends of Hastings Country Park
Street
63.2 – Proposed Visitor Centre, Hastings Country Park, Lower Coastguard Lane
Prejudicial – involved in discussions with architect and publicly supported the application
Poole from the public gallery
63.2 – Proposed Visitor Centre, Hastings Country Park, Lower Coastguard Lane
Personal – Member of the Country Park Forum as Lead Member for Leisure and Amenities and Chair of the Visitor Centre Project Board.
Minutes of the meeting held 4 February 2015 PDF 258 KB
Minutes:
RESOLVED – That the minutes of the meeting held on 4 February 2015 be approved and signed by the Chair as a true record.
Notification of any additional urgent items
Minutes:
None.
Planning Applications attracting a petition:
Rocklands Private Caravan Park, Rocklands Lane PDF 129 KB
Additional documents:
Minutes:
Proposal:
Retention of holiday let building (with reduction to balcony area to the dimensions permitted by HS/FA/12/00952) and access ramp. Relocation of solar panels to roof of holiday let building.
Application No:
HS/FA/14/01036
Existing Use:
Holiday let
Hastings Local Plan 2004
T7, L1, L2, L3, DG1, DG3, DG7,
DG8, DG21, C1 and C6
Conservation Area:
No
National Planning Policy Framework
Paragraphs 17, 109, 115, 117,
118,120, 121, 126, 128, 129,
131, 132, 133.
Hastings Planning Strategy
SC1, FA5, EN1, EN5 and EN7
Development Management Plan
Proposed Submission Version:
DM1, DM3, DM4, DM5, HN1
and HN4
Public Consultation:
463 letters of objection received;
4 letters of support received
and 1 petition
MsBahcheli reported on an application for the retention of a holiday let building (with reduction to balcony area to the dimensions permitted by HS/FA/12/00952) and access ramp. Relocation of solar panels to roof of holiday let building at Rocklands Private Caravan Park, Rocklands Lane, Hastings.
The proposal is a full planning application to retain a holiday let building that has been partially constructed without planning permission in the south west corner of Rocklands Holiday Park.
The application site lies within the Rocklands Caravan Park, which sits within the Hastings Country Park and within the High Weald Area of Outstanding Natural Beauty (AONB). The application site lies at the south western edge of the caravan park.
The site also lies within the setting of the Hastings Old Town conservation area, the boundary of which lies to the west and south of the application site and shares the southern boundary of the site with the conservation area.
The application site also lies partially on, and within the setting of a Scheduled Ancient Monument (SAM) and lies within an Archaeological Notification Area.
This is a full application which seeks planning permission to retain a two-storey holiday let building that has been partially constructed at Rocklands Holiday Park. The shell of the building has been constructed but the building is not complete.
In addition to the retention of the partially constructed building, this application also seeks consent to make some alterations to it:
· A reduction of the size balconies to be similar to a previous planning consent (HS/FA/12/00952),
· The location of solar panels on the roof,
· Further landscaping to the south, east and west,
· Some changes to window and door treatments.
· A ramp constructed for vehicular access will be cleared away and restored.
· Landscaping to the south and the north.
This application is similar to a previous application that was refused by this planning committee in June 2014 (HS/FA/14/00406). That application sought to amend a previous planning consent (HS/FA/12/00952 - granted on delegated authority) which is similar to this current proposal. However the differences between the 2012 proposal and this current proposal are sufficiently material to require a fresh planning application.
In addition, HS/FA/14/00406 was not supported by accurate plans and was not supported by appropriate evidence.
The current application building does not therefore benefit from planning permission.
The main differences ... view the full minutes text for item 76a
Planning Appeals and Delegated Decisions PDF 50 KB
Minutes:
The Development Manager reported five appeals that had been received and one appeal that had been allowed. He also reported on a number of delegated decisions. All matters had arisen between 26 January 2015 and 20 February 2015.
RESOLVED –that the report be noted.
Planning Applications:
Little Warren Cottage, Fairlight Road PDF 100 KB
Additional documents:
Minutes:
Proposal:
Proposed side extension to form new bedroom and ensuite. Proposed rebuilding of attached store to form new porch area. Proposed demolition of WC and porch to form new lobby area to rear elevation. Proposed raised decking area, leading to a new Conservatory. Insertion of 3 No. rooflights. Internal alterations to facilitate proposals. New detached studio/storage building. (Use as residential permitted under HS/PD/13/00517).
Application No:
HS/FA/14/00893
Existing Use:
B1
Hastings Local Plan 2004
L1, L2, L3, DG1, DG2, DG3,
DG11, NC1, NC2, NC3, NC5,
NC8, NC9
Conservation Area:
No
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
FA5, SC1, EN1, EN2, EN3, EN4,
EN5, EN6, H1, H2, E1, T3
Development Management Plan
Proposed Submission Version:
Other
DM1, DM3, DM4, HN1, HN4, HN8,
HN9
Public Consultation:
40 letters of objection and 4 letters
of support received
The Development Manager reported on an application for extensions and alterations to the existing bungalow, the erection of an outbuilding, hard surfacing works and landscaping works at Little Warren Cottage, Fairlight Road, Hastings.
The site is located within the High Weald AONB and Hastings Country Park. The surrounding area is designated as part of the Hastings Cliff's Special Area of Conservation (SAC), the Hastings Cliffs to Pett Beach Site of Special Scientific Interest (SSSI), the Country Park Local Wildlife Site (LWS) and The Country Park Local Nature Reserve.
The site consists of a single storey building and former garden area surrounded by hedges and other mature vegetation. The dwelling is built mainly of brick with a clay tile pitch roof. Access to the site is via a track leading from Fairlight Road to the north. The site does not adjoin other properties but does adjoin public rights of way to the north, east and south. Trees exist on all of the site's boundaries which are covered by a Tree Preservation Order (TPO).
The scheme follows the approval of application: HS/PD/13/00517 which was a prior approval application for the change of use of the premises from offices to residential.
This type of application basically seeks to determine whether the prior approval of the Local Planning Authority is required with regard to the following 3 matters only:
(a) transport and highways impacts of the development;
(b) contamination risks on the site; and
(c) flooding risks on the site,
The current application also follows the grant of planning permission: HS/FA/13/00685 which was for extensions and alterations to the building. The approved scheme includes a side extension to the west (area: 13.5 square metres), a replacement porch to the north (area: 2.3 square metres), the removal of a porch to the south and the formation of a raised decking area to the south (area: 10.8 square metres).
The scheme currently proposed also involves an extension to the west with a similar footprint to that previously approved, a larger replacement porch to the north (increase of 0.7 square metres), replacing the existing porch/extension to the south with a new porch (area: 1.6 square metres), a conservatory to ... view the full minutes text for item 78a
Proposed Visitor Centre, Hastings Country Park, Lower Coastguard Lane PDF 94 KB
Additional documents:
Minutes:
Proposal:
Proposed Visitor Centre Hastings Country Park, Lower Coastguard Lane, Fairlight, Hastings, TN35 4AB
Application No:
HS/FA/14/01033
Existing Use:
Agricultural land/Country Park
Hastings Local Plan 2004
CN1, NC8, NC9, DG1, DG7
Conservation Area:
No
National Planning Policy Framework
Para 115
Hastings Planning Strategy
FA5(g), SC3, EN3, EN5, EN7
Development Management Plan
Proposed Submission Version:
LP1, DM1, DM3, DM4, DM6,
HN8, HN9
Public Consultation:
50 letters of objection and 12 letters
of support received
The Development Manager reported on a full planning application submitted by Hastings Borough Council for the erection of a new Visitor Centre within Hastings Country Park, Lower Coastguard Lane, Fairlight, Hastings.
The proposed location of the new visitor centre is on coastguard Lane, to the south west of the existing Visitor Centre, and will be set within the existing grass verge/agricultural land. The site lies with the High Weald Area of Outstanding Natural Beauty (AONB) and is a Local Nature Reserve (LNR).
The existing facility is no longer considered fit for purpose and the Council wish to provide a new centre for all members of the public to learn more about the Park. The ground floor will be fully accessible to all and provide a safe, warm environment for educational purposes. The location has been chosen as the least intrusive within the AONB and will have the least impact on the special landscape of the Country Park. Materials are considered to be sustainable and in keeping with the rural location.
The proposed visitor centre will be a south facing, one storey multi-functional building including a viewing platform at 1st floor level. Access to the 1st floor will be limited to maintenance only until such time that the floor is accessible to all by lift. A small seating area outside will be provided for picnicking. A small refreshment kiosk will be provided within the building.
Internally, the centre will provide 2 unisex toilets and 1 accessible toilet, a small shop and refreshments area, storage, plant room and a large flexible space for education/exhibitions.
An amphitheatre is proposed to the south of the building, to be used as an outdoor classroom for educational purposes.
As well as the existing adjacent car park, there is additional space for car/coach parking a short walk away to accommodate any additional traffic should more schools take advantage of the enhanced educational facility/opportunity.
The main function of the visitor centre is a facility which provides information and education regarding the local landscape and special character and beauty of the Hastings Country Park/AONB. The proposals include a new access with turning head in order to provide level access to all.
The main considerations were the principle of the development/proposed use; AONB/Landscape impact; ecology; drainage; highways/traffic; residential amenity; and impact on existing business.
The Development Manager considered the proposal has been designed and located to be in keeping with the rural character and landscape of the Local Nature Reserve and Highway Weald AONB. The Development Manager recommended the application ... view the full minutes text for item 78b
63 St. Helens Park Road PDF 68 KB
Additional documents:
Minutes:
Proposal:
Single storey flat roofed rear extension together with front facing dormer window
Application No:
HS/FA/14/01008
Existing Use:
Single private dwellinghouse
Hastings Local Plan 2004
DG1 and DG3
Conservation Area:
No
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
SC1
Development Management Plan
Proposed Submission Version:
DM1, DM3
Public Consultation:
3 letters of objection received
The Development Manager reported on an application for a single storey flat roofed rear extension, together with front facing dormer window at 63 St. Helens Park Road, Hastings.
The application site comprises a substantial detached period property with an existing flat roofed garage which is built on the boundary to the side (south). The properties on both sides are similar in nature, although some have smaller gardens. 61 St. Helens Park Road is set at a lower level.
Following refusal of the previous application which included a dormer window (HS/FA/14/00744), it was initially felt that the dormer forming part of this planning application was also unacceptable, but amended plans were received to site it in the centre of the house, reducing its size and changing the roof to a pitched roof with a width of about 1.7m and a total height of 2m.
It is proposed that the rear single storey extension would cover the full width of the dwellinghouse and also the space behind the existing side garage bringing the extension up to the boundary wall with 61 St Helens Park Road. The extension will have a width of 12.25m with a depth of 3.9m. The plans show a height of 3.25m, increasing in height to 4m for the two metres nearest to the boundary wall due to changes in ground levels. The extension will have a flat roof with two lantern style rooflights and will match the existing white painted rendered brickwork.
The main considerations were the impacts of the proposal on the visual impact and living conditions of the adjoining properties. The Development Manager considered the proposal would not result in any overlooking and therefore recommended planning permission be granted subject to conditions.
The Human Rights considerations had 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 Lee.
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:
Site Plan; and 1601 (110)-1, 2, 9, 10B, 12 & D
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 ... view the full minutes text for item 78c
Additional documents:
Minutes:
Proposal:
Demolition of existing garage and storage building and erection of an apartment building containing four flats
Application No:
HS/FA/14/00966
Existing Use:
Garages/storage
Hastings Local Plan 2004
DG1, DG2, E4, TR8
Conservation Area:
No
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
DC1, E1
Development Management Plan
Proposed Submission Version:
DM1, DM3, DM4
Public Consultation:
2 letters of objection received
This application was referred to the Planning Committee by Councillor Cartwright, Ward Member for Gensing.
The Development Manager reported on an application for the demolition of a garage and storage building and erection of a three-storey high block of four flats, including a flat at lower ground floor level at land adjacent to 27 Lower South Road.
The site lies on the southern side of Lower South Road adjacent to the end of terrace property of 27 Lower South Road and to the rear of 267 London Road. The site contains a garage and single storey building where it fronts Lower South Road and two-storey at the rear. Nearby buildings are two or three storey in height.
The apartment block will comprise three 1-bedroom and one 2-bedroom flats over four floors, including accommodation at lower ground level, similar to the adjoining terraced houses. The building would form a link between 27 Lower South Road and the existing accommodation at the rear of 267 London Road which is in the same ownership as the application site. The building would be angled and articulated to suit the site and to match the height of the adjacent property of 267 London Road. The fenestration details (including bay windows) would match the existing houses along the south side of Lower South Road.
The proposed flats would be accessed via a common lobby area on the ground floor of the building on Lower South Road. This entrance would also be used to provide access to the existing ground floor flat at 267 London Road. The lower ground floor flat and the existing flat at 267 London Road would have access to a court yard area at the rear of the site.
Proposals include blocking-up of two existing windows serving a kitchen and a bathroom on the ground floor and two windows in bathrooms at the first and second floor levels of the residential accommodation to the rear of 267 London Road.
A cycle storage area is to be included on the lower ground floor level of the building. No parking is proposed to serve the development.
The main issues considered were the impacts on loss of employment use; character of the area; amenities of adjacent properties; highway considerations, and access.
The Development Manager felt the proposal was in line with the National Planning Policy Framework and that it made effective use of previously developed brownfield land. As there is no material change in circumstance that would justify a refusal against the background of the previously allowed appeal, the Development Manager recommended planning permission be granted subject to conditions.
The Human Rights ... view the full minutes text for item 78d
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