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Agenda item
56 Alma Terrace, St. Leonards on Sea
Minutes:
Proposal:
Approval of reserved matters relating to the access, appearance, landscaping, layout and scale, including drainage infrastructure and biodiversity enhancements of Outline Permission HS/OA/15/00211 (Conditions 1, 2, 5 & 9) - Proposed demolition of chalet bungalow and garage and construction of 10 No. new dwellings with associated off-street parking.
Application No:
HS/DS/17/00507
Existing Use:
Conservation Area:
Listed Building
Public Consultation
Dwellinghouse
No
No
Proposal within two years of previous Committee
refusal
Having declared their prejudicial interests, Councillors B Dowling, Roberts and Scott were absent from the Chamber during discussion and voting.
The Principal Planner, Mr Batchelor, presented this report for approval of reserved matters relating to the access, appearance, landscaping, layout and scale including drainage infrastructure and biodiversity enhancements of outline planning permission HS/OA/15/00211 (Conditions 1, 2, 5 & 9) – Proposed demolition of chalet bungalow and garage and construction of 10 No. new dwellings with associated off-street parking at 56 Alma Terrace, St. Leonards on Sea.
The local area is made up of residential properties which vary in type and size including terraced houses, bungalows, detached two-storey houses and semi-detached properties. Alma Terrace is a cul-de-sac leading straight to the application site – with a pedestrian access only. The site is served by Burry Road. The site is a detached bungalow within substantial grounds. There was a small flat roofed garage in the western corner of the site which has been demolished since outline consent was granted.
Although this application has not attracted any objections, in accordance with the Council’s Constitution, the application is brought before members as it is similar to an application refused by the Planning Committee within the last 2 years.
The applicant previously applied for approval of reserved matters under a separate application HS/DS/16/00485. It was refused by the Planning Committee on 5 April 2017 due to concerns about the height, mass and bulk of plot 1 and its impact on neighbouring residential amenities, the lack of design detail at plot 8 and the level of soft landscaping. The applicant has made a number of amendments to address these concerns: Plots 1-6 are significantly lower than the two-storey houses proposed previously and will appear as 1 or 1.5 storeys to the front and 2 storeys to the rear. Plots 7-10 are two-storey dwellings. Each house will be perceived differently due to the slope of the site and level of the proposed road. Each property has two off street parking spaces and each property has storage for wheeled bins.
To facilitate the development, the existing householder vehicular access onto Burry Road will be widened from 2.7m (the width of the current vehicular gate) to 4.5m for the estate road and approximately 10.25m at the access’s widest point where it meets the carriageway. The proposed access will result in the loss of 3 spaces which is only a net loss of 1 on-street space. 25 spaces are proposed, 2 per property and 5 visitor spaces. Cycle storage shed and bin storage areas have been provided for each property.
Members were informed of an update to the report:-
· Additional ecology information received.
Members were shown plans and photographs of the application site.
Mr Batchelor, explained the previous conditions still stood and will be dealt with as part of the discharge of conditions. He felt the reasons for the refusal had been overcome.
Mr Batchelor explained what the key differences were between the current application and the refused application submitted in April 2017. He referred to his report which identified the difference between height, design and bulk of the property. Outline planning permission has already been granted for the redevelopment of the site for 10 houses. The details submitted show that the approved quantum of development can be achieved with an acceptable design in terms of access, appearance, landscaping, layout and scale. The proposed development is not considered to cause harm to the character of the area or to cause harm to neighbouring residential amenities.
Councillor Cartwright proposed 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 carried out in accordance with the following approved plans:
16.757/01F, 16.757/02F, 16.757/03F, 16.757/04G, 16.757/05F, 16.757/06E, 16.757/07F, 16.757/11A, CSD369-01D, CSD369-02C, CSD369-03D, CSD369-05D, CSD369-06B, CSD369-09F, CSD369-10C & CSD369-10E
2.
The external materials of the development shall be carried out in accordance with the approved document ‘Material Schedule';
3.
Notwithstanding that shown on the approved drawings, before any works above ground are undertaken the following details shall be submitted to and approved by the Local Planning Authority:
· Details of all new and retained fences and retaining walls around the perimeter of the site, within the curtilage of the new houses and within the estate.
· Details of screening between plot 1 and 100 Burry Road to ensure privacy.
· Details of grasscrete on the 4 x visitor vehicle parking spaces along the entrance of the site.
The development shall be carried out in accordance with the approved details;
4.
All planting seeding or turfing comprised in the approved soft landscaping scheme (consisting of drawing no. 16.757/07F and document Landscape Scheme by The Mayhew Consultancy Ltd, dated June 2017, ref LP/35215/17/R4) 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 from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation and the development shall otherwise be maintained in accordance with the approved soft landscaping scheme;
5.
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 or as may be subsequently amended or re-enacted no extensions or buildings to the dwellinghouses or within their curtilage shall take place without the grant of an additional planning permission;
6.
No development shall take place until the measures outlined in the submitted arboricultural report (Tree Survey, Arboricultural Impact Assessment & Tree Protection Plan, dated June 2017, referenced AR/35215/R4, by The Mayhew Consultancy Ltd) have been fully implemented, unless:
(i) the programme for such measures is otherwise specified within that document, in which case the works shall be carried out in accordance with the timescales contained therein or;
(ii) unless the scheme(s), or programme(s) of measures contained within the ecological statements and reports is otherwise first varied, by way of prior written approval from the Local Planning Authority.
Development shall otherwise be carried out in accordance with the submitted arboricultural report;
7.
The access shall be laid out in accordance with detail shown on drawing CDS369-05D and the development hereby permitted shall not commence until the construction of the access has been completed to binder course level for the construction period and thereafter completed in accordance with the specification/details agreed prior to occupation;
8.
The development shall not be occupied until a turning space for vehicles has been provided and constructed in accordance with the approved plans and the turning space shall thereafter be retained for that use and shall not be used for any other purposes;
9.
The development shall not be occupied until car parking areas have been provided in accordance with the approved plans and the areas shall thereafter be retained for that use; and
10.
The first floor windows in the west elevation of plot 1 hereby approved shall remain obscure glazed at all times and notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no windows/dormer windows other than those expressly authorised by this permission shall be constructed in the same elevation.
Reasons:
1.
For the avoidance of doubt and in the interests of proper planning;
2.
In the interests of the visual amenity of the area;
3.
To ensure a satisfactory form of development in the interests of the visual amenity;
4.
To ensure a satisfactory form of development in the interests of the visual amenity;
5.
To protect features of recognised nature conservation importance, in the interests of the protection of preserved, retained and newly planted trees and to avoid damage to existing and new drainage infrastructure;
6.
In the interests of the health of the trees and the visual amenity of the area;
7.
To ensure the safety of persons and vehicles entering and leaving the access and proceeding along the highway;
8.
To ensure the safety of persons and vehicles entering and leaving the access and proceeding along the highway;
9.
To ensure the safety of persons and vehicles entering and leaving the access and proceeding along the highway; and
10.
In the interests of the amenity of the neighbouring residential occupiers.
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.
The Highway Authority would wish to the see the road within the site, that are not to be offered for adoption, laid out and constructed to standards at, or at close to, adoption standards;
4.
The applicant is advised that they must ensure the proposed works, hereby approved, do not contravene laws protecting wildlife including the Countryside and Wildlife Act 1981. Where the applicant is in doubt they should contact Natural England on wildlife@naturalengland.org.uk Telephone 020 802 61089 or Environment and Natural Resources on parks@hastings.gov.uk Telephone 01424 451107 prior to commencement of any works;
5.
Consideration should be given to the provision of a domestic sprinkler system; and
6.
The developer is advised to notify purchasers or tenants of the approved properties that refuse and recycling bins must be presented to the kerb side when awaiting collection and otherwise stored within the storage areas shown.
Supporting documents:
- MAP_56 Alma Terrace _HS_DS_17_00507, item 10c PDF 415 KB
- 56 Alma Terrace, St. Leonards on Sea, item 10c PDF 151 KB
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