Land to the south of Barley Lane, Hastings
Outline application for the erection of 3 detached dwellings and 3 pairs of semi-detached dwellings (9 total).
51 letters of objection and 1 petition of objection received.
Having raised his prejudicial interest, Councillor Bacon was absent from the Chamber during discussion and voting of this item.
The Planning Services Manager presented this report for an outline application, with matters of access and layout for consideration only, for the erection of 3 detached dwellings and 3 pairs of semi-detached dwellings, 9 in total (Appearance, landscaping and scale are all reserved and were not considered) at land to the South of Barley Lane, Hastings.
The site is located to the south of Barley Lane (a narrow single width road) and comprises 0.25ha. The site falls from the south east to the north west and slopes up from the road towards the rear boundary. Although not designated as countryside, the site is considered very rural in character which continues to the cliff edge, south of the site. The site sits within an undeveloped area and is heavily overgrown with a few trees and vegetation. Opposite and north of the application site are nos. 25 to 31 Barley Lane, two pairs of semi-detached two-storey dwellings. These properties are located at a lower ground level than Barley Lane. A public right of way, ‘Hastings 363b’ runs from Barley Lane, adjacent to no. 42 Barley Lane through the Country Park to Rocklands Lane.
The application proposes the erection of 9 dwellings, 3 of which will be detached and the remainder semi-detached. 18 car parking spaces are proposed, allowing two parking spaces per dwelling. The mix of housing is set out on the application form as 1 x two bedroom; 5 x three bedrooms and 3 x four + bedroom two-storey dwellings.
Each dwelling is located between 5.9m and 13.5m from Barley Lane and is orientated to front onto the lane. Each plot benefits from two parking spaces accessed immediately off Barley Lane. Rear gardens range in depth between 6m at the shortest point and 23.5m. Spacing between properties is noted as ranging between 2m and 3.5m. The side elevation of the dwelling at plot 1 is located 1.5m from the edge of the application site. The side elevation of the dwelling at plot 9 is located 0.25m from the site boundary.
The Planning Services Manager informed members of several updates to the report:-
• Objection from Wealden District Council noted as Consultee response in officer report and web site. This is a letter of objection and Wealden District Council are not a consultee.
• 55 representations received from 49 different properties
• 1 petition
Reason for refusal no. 2/5
• Condition No. 2 - Remove ‘countryside’ and ‘replace with rural and undeveloped land’
• Condition No. 5 – The proposed development will introduce an incongruous urban form of development into existing green landscape out of keeping with and harmful to both the rural character of the area and the setting of the Old Town Conservation Area. The development would therefore be contrary to policies DM1 and HN1of Hastings Development Management Plan (2015), policy EN1 of the Hastings Planning Strategy (2014), guidance contained within the National Planning Practice and paragraphs 58 and 64 and sections 131 – 138 of the National Planning Policy Framework
Members were shown plans and photographs of the application site.
In summary, the Planning Services Manager highlighted the reasons for refusal, stating there was insufficient manoeuvring room in respect of parking spaces having regard to the width of Barley Lane. There will be a loss of private open space contrary to policy HN10. The type and form of development will be very urban in nature and harmful to the character of the area and special conservation area. There will be a loss of TPO trees. There is insufficient information regarding ecology. In respect of drainage in connection with land stability and in addition there is insufficient information in regard to the Ashdown Forest Special Area of Conservation, and whether the development would have a significant effect on conservation objectives and special integrity of that special area of conservation and there is insufficient infrastructure to support the flow of waste water.
Tim Brice, petitioner, urged the committee to reject the application. He said the feeling amongst the residents was unanimous and the application, if approved, would be devastating to the whole community. He said the application had been submitted twice during the year he had lived there.
Members raised concerns regarding Barley Lane stating that it was a narrow one way lane with restricted turning space.
Councillor Wincott asked the Planning Services Manager why the application had been brought to committee for determination, given the officer’s recommendation for refusal. She explained that, where a petition had been received either in support of, or against, the officer’s recommendation, in accordance with the Planning Protocol, the application must be determined by the Planning Committee.
Councillor Beaver proposed a motion to refuse the application, subject to the amendment of Conditions 2 and 5. This was seconded by Councillor Scott.
RESOLVED – (unanimously) that planning permission be refused for the following reasons.
Due to the narrow width of Barley Lane the proposed layout as submitted would not allow for sufficient room for vehicles to be able to manoeuvre in and out in and out of the parking spaces in a safe and convenient manner. The proposed layout is, therefore, considered unacceptable by East Sussex County Highways;
The application site lies within a wider area designated as 'Private Open Space', DMP Policy HN10, the designation affords the site protection and the proposed development would cause the erosion and harm of this open space asset. The site is a transition zone from the Hastings urban area to the rural and undeveloped land that includes an Area of Outstanding Natural Beauty (AONB), its loss is contrary to Policy HN10;
The submitted ecology information is insufficient in detailing the implications on protected species such as slow worms and common lizards from any development. Further there is no evidence the layout has been informed by the constraints imposed by protected species. The application is contrary to policies HN8, HN10 and EN3 of the Hastings Local Plan;
Unacceptable loss of protected oak tree (No.291), this is prominent in the landscape and provides significant amenity value;
The proposed development will introduce an incongruous urban form of development into existing green landscape out of keeping with and harmful to both the rural character of the area and the setting of the Old Town Conservation Area. The development would therefore be contrary to policies DM1 and HN1of Hastings Development Management Plan (2015), policy EN1 of the Hastings Planning Strategy (2014), guidance contained within the National Planning Practice and paragraphs 58 and 64 and sections 131 – 138 of the National Planning Policy Framework;
Insufficient information has been provided in respect of drainage and land stability and the inter connection between the two to be able to assess whether the development in the manner proposed could be achieved. The application is therefore contrary to policy DM5 of the Hastings Local Plan – Development Management (2015);
The application proposals do not consider the effect of traffic arising from the proposed development crossing the Ashdown Forest SAC, Lewes Downs SAC and Pevensey Levels SAC. A likely significant effect could not be ruled out as an appropriate assessment has not been undertaken to identify the current situation and impact arising from the development with regards to pollutants and site integrity of the SAC areas. An objection to the application has therefore been made by Wealden DC, without the required assessments the planning application cannot be supported; and
The results of an initial desk top study indicates that Southern Water currently cannot accommodate the needs of this application without the development providing additional local infrastructure. The proposed development would increase flows into the wastewater sewerage system and as a result increase the risk of flooding in and around the existing area, contrary to paragraph 109 of the National Planning Policy Framework.
- MAP - Land to the South of Barley Lane, Hastings, item 10a PDF 322 KB
- Land to the South of Barley Lane, Hastings, item 10a PDF 185 KB