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Agenda and minutes
Venue: Council Chamber - Muriel Matters House, Breeds Place, Hastings TN34 3UY. View directions
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 Dowling and Edwards.
Councillor Webb, the duly appointed substitute for Councillor Dowling, did not attend.
Declarations of Interest
Minutes:
The following Councillors declared their interests in the minutes as indicated:
Councillor
Minute
Interest
Charlesworth
Land on south side of Victoria Avenue
Personal – When Mayor was involved with Speckled Wood
Charlesworth
35 Tower Road,
St. Leonards on Sea
Prejudicial – Trustee of Applicant
Charlesworth
Bowling Green, White Rock Pleasure Gardens, Falaise Road
Personal – Attends the Doctors surgery
Rogers
Land 27-28 North Street, St. Leonards on Sea (FA)(LB)
Personal – Architect is a trustee in St. Mary in Castle of which she also Trustee
Scott
35 Tower Road, St. Leonards on Sea
Personal – Member of East Sussex County Council
Street
Land south of Victora Avenue
Prejudicial – Campaigned against the application.
Wincott
Land south of Victoria Avenue
Personal – Donate webspace for Ore Community Land Trust who campaign to save the site.
Minutes of the meeting held on 23 September 2015 PDF 78 KB
Minutes:
RESOLVED – that the minutes of the meeting held on 23 September 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:
Land on south side of Victoria Avenue, Hastings PDF 180 KB
Additional documents:
Minutes:
Proposal:
Outline application for a residential development of 31 houses and 4 flats with garaging, car spaces and community amenity facilities
Application No:
HS/OA/13/00600
Existing Use:
Woodland
Conservation Area:
No
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
DS1, FA5, SC1, SC2, SC3, SC4,
SC7, EN2, EN3, EN5, H1, H2, H3,
CI1, CI3 and T3
Development Management Plan
LP1, DM1, DM3, DM4, DM5, DM6,
DM7, HN7, HN8 and HN10
Public Consultation:
594 original letters of objection received, 2 original
petitions and 3 original letters of support received
The Assistant Director, Housing and Built Environment reported on an outline application for a residential development of 31 houses and 4 flats with garaging, car spaces and community amenity facilities at Land on south side of Victoria Avenue, Hastings.
This planning application was previously brought before Planning Committee on 25 February 2014 and was resolved to be approved subject to conditions and a legal agreement. At that time the site was allocated in the local plan for residential development. Following the committee decision the progression of the legal agreement was not straightforward and was delayed due to issues relating to land ownership. Because the agreement has not been signed, no decision notice has been issued.
The delay in the completion of the legal agreement coincided with the progression of the Hastings Local Plan: Development Management Plan (DMP). By February 2015 the legal agreement had still not been completed and the DMP had progressed so much that by this time the Inspector had published his preliminary findings. This moment was a key turning point in considering this proposal as part of the Inspector's preliminary findings included the suggested deletion of the application site as a housing allocation and a proposed requirement that it be subsumed within the adjoining proposed Local Green Space designation - known locally as Speckled Wood.
Given this significant change in the status of the site the Council sought legal advice on whether the application should be reconsidered by the Planning Committee given the significant proposed change in planning policy. Counsel advised that the application should be re-determined by the committee as the proposed changes to the DMP were a significant material consideration.
Since this legal advice was received the Inspector has published his final report and the DMP was adopted as part of the development plan by the Council on 23 September 2015. The adopted DMP now shows the application site as part the Local Green Space designation and any development on this site is now subject to policy HN10 – Amenity Green Spaces. This policy protects the land from development unless it can be demonstrated that the site no longer has any value or can be compensated with an area of equivalent size in the local area.
The application site relates to a section of woodland at the northern end of the Ore Valley. The site is known locally as part of a larger wooded area called ‘Speckled Wood’.
The site is ... view the full minutes text for item 43a
35 Tower Road, St. Leonards on Sea PDF 119 KB
Additional documents:
Minutes:
Proposal:
Construction of fourteen apartments comprising 5 x 1,
6 x 2 and 3 x 3 bedrooms.
Application No:
HS/FA/14/00968
Existing Use:
Mixed uses including retail,
residential, upholstery, car sales
and car repairs
Conservation Area:
No
National Planning Policy Framework
Sections 6 and 7
Hastings Planning Strategy
DS1, FA2, SC1, SC2, SC3, SC4,
SC7, H1, H2, H3, E1 and T3
Development Management Plan
LP1, DM1, DM3 and DM4
Public Consultation:
42 letters of objection received
and 1 petition received
The Assistant Director, Housing and Built Environment reported on an application for the construction of fourteen apartments comprising 5 x 1, 6 x 2 and 3 x 3 bedrooms at 35 Tower Road, St. Leonards on Sea.
The application site relates to 35 Tower Road, St. Leonards-On-Sea. This is a wedge-shaped site bounded by Tower Road, St Peters Road and Cornfield Terrace. There are a mixture of buildings on site and a mixture of uses. These uses include an existing shop unit, some flatted accommodation, a small car sales yard, a car repair centre and an upholsterers.
The site is surrounded by mostly residential development (as a mix of houses and flats) in the form of terraced buildings ranging in height from two to three and half storeys. There is a school to the southwest and a public house to the north. Other commercial uses can be found at either end of Tower Road with Bohemia Road being designated as a local shopping area.
This is an application for the demolition of the existing buildings on site and the erection of a flatted block of 14 units as a mix of 5 x 1, 6 x 2 and 3 x 3 bedrooms. The proposed building is a modern flat roof design that is part three and part four storeys tall. The proposal includes 14 undercroft parking spaces (one of which is a disabled parking bay).
Having regard to the principle of the development; impact on the character and appearance of the area, standard of accommodation proposed, impact on neighbouring residential amenities, parking and highway safety matters, and having taken into account the comments and objections of local residents and consultees the Development Manager recommended that planning permission be granted subject to conditions and a Section 106 Agreement to secure affordable housing.
The Human Rights considerations have been taken into account fully in balancing the planning issues.
A report containing some late electronic comments had been received since the publication of the agenda. This was circulated to members of the Committee prior to the meeting.
Having raised her prejudicial interest, Councillor Charlesworth was absent from the Chamber during discussion and debate.
The petitioner, Mr William Third, was present and spoke against the application.
The agent, Mr Jacob Chadwick, was present and spoke in support of the application.
Councillor Cartwright, Ward Councillor for Gensing, was present and spoke against the application.
Councillor Beaney proposed a motion to approve the application as set out in the report ... view the full minutes text for item 43b
Land rear of 27-28 North Street, St. Leonards on Sea (FA) PDF 173 KB
Additional documents:
Minutes:
Proposal:
Erection of a two bedroom dwelling.
Application No:
HS/FA/15/00299
Existing Use:
Vacant Yard
Conservation Area:
Yes - St. Leonards East
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
H3
Development Management Plan
DM1, DM3, HN1
Public Consultation:
31 letters of objection received,
1 petition and 10 letters of support
received
The Assistant Director, Housing and Built Environment reported on an application for the erection of a single family 2 bedroom dwelling house comprising an open plan ground floor living/kitchen space with two bedrooms, a bathroom and shower room on the first floor on land previously used as a builders yard at Land to the rear of 27-28 North Street, St. Leonards on Sea.
Listed Building Consent HS/LB/15/00300 for the works associated with the residential development is reported in minute No. 43d.
The site lies on the north side of North Street. The entrance to the site is via an arched, gated access between numbers 27 & 28 North Street, which are both Grade II listed buildings. The site lies within the East St Leonards Conservation Area and is currently vacant. It was previously used as a builder’s yard and is bounded by residential terraced houses/flats in Alfred Street, North Street and Gensing Road.
The building would have a maximum length of 10m, reducing to 7.7m, and a maximum width of 6.7m. The height to the top of the parapet wall around the roof would be 5.8m.
The design is contemporary with rendered walls with timber panels and a flat roof. The windows have been carefully positioned to minimise any overlooking of neighbouring properties, and there would be several roof lights to provide additional light. The ground floor would include a 3 panel sliding door opening out onto a small courtyard.
Outside there would be access to the front of the property through an arch into North Street with a small courtyard to the front of the property. To the side would be a small irregularly shaped courtyard garden between 9.2m and 11.5m in one dimension and 2.1m and 5.5m in the other.
This submission follows the withdrawal of a previous application for 2 no. dwellings which was considered unacceptable due to overdevelopment of the site and detrimental impact on neighbouring properties.
The main issues were the potential impacts on neighbouring properties with regard to overlooking and privacy and whether there is any impact on the adjacent listed buildings and the St Leonards East Conservation Area in which the site is located.
The Development Manger felt the proposals will not adversely affect the character or appearance of the area, amenity of neighbouring properties or the parking in the area. Following assessment of the proposal and various amendments including reduction of the amount of development from 2 dwellings to one dwelling, he considered the proposal to be acceptable and therefore recommended approval.
The Human Rights considerations have been taken into account fully in balancing the planning issues.
Councillors Beaney, Beaver, Charlesworth, Lee, Roberts, Rogers, Scott, ... view the full minutes text for item 43c
Land rear of 27-28 North Street, St. Leonards on Sea (LB) PDF 76 KB
Additional documents:
Minutes:
Proposal:
Existing site to be carefully cleared with all listed elements protected and retained, a single new modern dwelling with two bedrooms to be formed. All existing listed walls will be protected and retained or adapted.
Application No:
HS/LB/15/00300
Existing Use:
Vacant Yard
Conservation Area:
Yes - St. Leonards East
National Planning Policy Framework
Part 12
Hastings Planning Strategy
No conflict
Development Management Plan
No conflict
Public Consultation:
9 letters of objection received
and 1 petition
The Assistant Director, Housing and Built Environment reported on an application for listed building consent for works associated with residential development in the yard area at Land Rear of 27/28 North Street, St. Leonards on Sea.
Planning application HS/FA/15/00299 for the dwelling is reported in minute No. 43c.
The site lies on the north side of North Street. The entrance to the site is via an arched gated access between numbers 27 & 28 North Street, which are both Grade II listed buildings. The site lies within the East St Leonards Conservation Area and is currently vacant. It was previously used as a builder’s yard and is bounded by residential terraced houses/flats in Alfred Street, North Street and Gensing Road. A number of properties within the vicinity are listed.
The buildings on North street are listed and while the new dwelling itself will not directly affect the listed buildings it will affect their setting, and works are proposed to the historic boundary walls. It is proposed to repair and stabilise the walls around the site, some of which are listed.
The proposed building is contemporary with rendered walls with timber panels and a flat roof. The windows have been carefully positioned to minimise any overlooking of neighbouring properties, and there would be several rooflights to provide additional light. The ground floor would include a 3 panel sliding door opening out onto a small courtyard.
The building would have a maximum length of 10m, reducing to 7.7m, and a maximum width of 6.7m. The height to the top of the parapet wall around the roof would be 5.8m.
Outside there would be access to the front of the property through an arch into North Street with a small courtyard to the front of the property. To the side would be a small irregularly shaped courtyard garden between 9.2m and 11.5m in one dimension and 2.1m and an 5.5m in the other.
The Development Manager considered the works to be acceptable in principle and he recommended that Listed Building Consent be granted subject to conditions to ensure that the detail of the work is acceptable.
The Human Rights considerations have been taken into account fully in balancing the planning issues.
Councillors Beaney, Beaver, Charlesworth, Lee, Roberts, Rogers, Scott, Street and Wincott attended an organised site visit prior to the meeting.
A report containing some late electronic comments had been received since the publication of the agenda. This was circulated to members of the Committee prior to the meeting.
The petitioner ... view the full minutes text for item 43d
Planning Appeals and Delegated Decisions PDF 50 KB
Minutes:
The Assistant Director, Housing and Built Environment reported that three planning appeals that had been received and one appeal which had been approved. All matters had arisen between 14 September to 7 October 2015.
RESOLVED – that the report be noted.
Planning Applications:
42 Beauharrow Road, St. Leonards on Sea PDF 120 KB
Additional documents:
Minutes:
Proposal:
Erection of 8 no. semi detached dwellings. (outline application)
Application No:
HS/OA/14/00901
Existing Use:
Dwellinghouse
Conservation Area:
No
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
DS1, FA1, SC1, SC3, SC4, SC7,
EN2, EN3, EN4, EN6, H1, H2, H3
and T3
Development Management Plan
LP1, DM1, DM3, DM4, HN7 and HN8
Public Consultation:
8 letters of objection received
The Assistant Director, Housing and Built Environment reported on an outline application for demolition of an existing house and the erection of 8 semi-detached dwellings (as four semi-detached pairs) at 42 Beauharrow Road, St. Leonards on Sea.
As the application is for outline planning permission the applicant has chosen to seek approval of the access only with appearance, landscaping, layout and scale all reserved matters. The information submitted in respect of these reserved matters is therefore indicative only but it is useful in establishing whether the principle of the development is acceptable.
42 Beauharrow Road is a large, detached, two-storey single dwellinghouse. The site is in an area of town with relatively low density and it has many constraints including levels changes, streams, trees and wildlife areas.
The existing house sits within a very large plot and is set much lower than the unadopted road from which it is served. There is a sloped access from Beauharrow Road into the site and a stream runs along the southwestern boundary which leads into the Hollington Stream to the east of the site. Because of the Hollington Stream, part of the application site falls within an identified Flood Risk Zone.
Aside from the house, access and large turning area, the site remains mostly undeveloped as a mixture of formal private garden space and unkempt natural space. The eastern end of the site transgresses over into a designated Local Wildlife Site and preserved woodland. The site also adjoins a designated Ancient Woodland.
Given the lower level of the site compared with its surroundings and its relatively natural secluded character the site is well screened.
There have been no recent planning permissions for the site with the last application being submitted in 1980s.
The applicant is only seeking approval of the access of the development so the main considerations were the suitability of the access and whether the proposal is acceptable in principle. In order to assess these matters consideration has been given to the impact on the character of the area, the impact upon neighbouring residential amenities, parking and highway matters, impact on protected species and ecological designations, impact on trees and flood risk.
Taking all of the above matters into account the Development Manager felt the proposed development was considered acceptable and he therefore recommended that planning permission be granted subject to conditions and the completion of a 106 Agreement to secure provision of an affordable housing contribution.
The Human Rights considerations have been taken into account fully in balancing the planning issues.
Councillor Beaver proposed a motion to approve the application as set ... view the full minutes text for item 45a
Mayfield J, Land south of Mayfield Lane, St. Leonards on Sea PDF 103 KB
Additional documents:
Minutes:
Proposal:
Erection of 35 two and three bedroom houses together with access, parking and open space.
Application No:
HS/FA/15/00039
Existing Use:
Vacant Agricultural Land
Conservation Area:
No
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
DS1, SC1, SC2, SC3, SC4,
EN3, H1, H2 and H3
Development Management Plan
DM1, DM3, DM4 and GH4
Public Consultation:
4 letters of objection received
The Assistant Director, Housing and Built Environment reported on an application for the erection of 35 two and three bedroom houses together with access, parking and open space at Mayfield J, Land south of Mayfield Lane, St. Leonards on Sea.
The application site (approx 0.78ha) is an expanse of triangular shaped open land located between Mayfield Lane, Robsack Community Centre and Bodiam Drive to the north and the wide roadside margin adjacent Crowhurst Road/Queensway to the west. The rear of residential properties in Etchingham Drive, Mayfield Heights lie to the east.
This is an application for full planning permission. The proposal comprises the erection of 24 X 2 bed and 11 X 3 bed houses, car parking for 48 allocated spaces and 13 visitor spaces and a new access off Mayfield Lane. All properties will be semi detached apart from one which will be detached.
Outline permission was granted in February 2014 for 20 houses and 16 apartments to East Sussex County Council who were the owners of the site at the time. The permission is still extant, although the reserved matters have not been submitted. This proposal therefore represents an alterative scheme for the site.
The new development will form a cul de sac directly off Mayfield Lane. The dwellings will be two storey with a rear garden of at least 10 metres in length. Materials will vary from house to house and will include brick, weatherboarding and various colour roofing tiles.
This is a full planning application for the erection of 35 houses on a site allocated within the Hastings Local Plan (Policy GH4) for a capacity of 36 dwellings. This application follows an outline approval for 20 houses and 16 apartments in February 2014. The outline approval is a material consideration to be balanced alongside other planning related issues.
The main issues were the impacts on the highways, traffic and parking provision, affordable housing, ecology – mitigation for protected species, trees and residential amenity.
The Development Manager did not consider that the residential amenity of neighbouring properties will be detrimentally affected given the distances between dwellings and boundary treatments proposed. The need for housing within the Borough is a priority for the Council and as this is an allocated site he recommended the application be approved subject to a 106 Agreement to secure provision of an affordable housing contribution.
The Human Rights considerations have been taken into account fully in balancing the planning issues.
Councillor Beaver proposed a motion to approve the application as set out in the resolution below, subject to the addition of condition and reason No.23 ... view the full minutes text for item 45b
Bowling Green, White Rock Pleasure Gardens, Falaise Road PDF 94 KB
Additional documents:
Minutes:
Proposal:
Variation of condition 1 of Planning Permission HS/FA/13/00745 – To extend temporary permission granted for 2 years for further 2 years. The original premises, Marlborough House, was badly damaged by fire & water and is yet to be repaired.
Application No:
HS/FA/15/00742
Existing Use:
Disused Bowling Green/
Temporary Doctors
Surgery and
Pharmacy
Conservation Area:
No – Adjacent to Old Town
National Planning Policy Framework
Hastings Planning Strategy
FA2, SC1, EN1
Development Management Plan
DM1, DM3 and HN1
Public Consultation:
1 letter of objection received
The Assistant Director, Housing and Built Environment reported on an application for the variation of condition 1 of Planning Permission HS/FA/13/00745 to extend the temporary permission for approval of buildings on the bowling greens to remain for a further 2 years at White Rock Pleasure Gardens, Falaise Road, Hastings.
The application site is one of two previously disused bowling greens, west of Falaise Road. Although the site is not within a Conservation Area, it is within an area identified as a Historic Park and Garden. The site is adjacent Falaise Indoor Bowls Club. The site has been the location of the temporary Doctor's Surgery since November 2013.
The temporary buildings consist of three 'portakabins' linked together providing a pharmacy with consulting room and kitchenette, doctors surgery with 6 consulting rooms, 3 nurse rooms, one minor operations room, associated administration rooms and WC facilities.
The Warrior Square and Carisbrooke doctor’s surgeries, and pharmacy were originally located in Marlborough House, Warrior Square. Following a major roof fire on 29 July 2013, which resulted in water damage to the lower floors, the building has been completely vacated until repair works have been finalised. It was originally estimated that the repairs would take a minimum of eighteen months and the temporary buildings would be on site for two years. Due to the level of time taken to commence repairs on the site and adverse weather conditions, a significant mould and bacteria infestation has occurred. As a result of this, since September 2014 no person has been allowed to enter Marlborough House without full personal protective equipment (PPE). As a result of this the Marlborough House site is clearly presently unfit for purpose as a Doctor's surgery and pharmacy.
This application seeks to vary condition 1 of planning permission HS/FA/113/00745 which states the following:
'The permission shall be for a limited period of two years from the date hereof and on or before the expiration of such period the building hereby permitted shall be removed and the use hereby permitted shall be discontinued and the site shall be restored to the condition in which it was before such building was erected and such use was commenced and left in a clean and tidy condition'.
This application was granted on the 28th October 2013 and is due to expire on the 28th October 2015.
The main issues were the impact on the historic parks & gardens; the street scene/design and the impact on parking and ... view the full minutes text for item 45c
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