Shop and Premises, 400 The Ridge, Hastings
Proposed demolition of existing buildings and redevelopment of site with 3no. detached 3 bed dwellings.
6 letters of objection received, 7 letters of support
received and 2 neutral comments received.
Having declared his prejudicial interest, Councillor B Dowling was absent from the Chamber during discussion and voting of this item.
The Planning Officer, Mrs Ranson, presented this application for the proposed demolition of existing buildings and redevelopment of site with 3no. detached 3 bed dwellings at Shop and Premises, 400 The Ridge, Hastings.
Members were informed of several updates to the report:-
Further comment from Highways 05.03.16 re assessment of impact on SAC:
· It is for the developer to put forward information in relation to existing and proposed trips. Highways note the information provided by the developer (received email of 21.02.18).
On average (as in accordance with the TRICs database) Highways estimate the proposed dwellings would generate 5-6 trips per day per house (i.e. 15-18 trips in total). This equates to fewer trips than the current trips as stated by the applicant).
Members were shown plans and photographs of the application site.
The Officer referred to the key points of the application:
· The loss of the existing building and gardening supplies shop is not considered to result in the loss of a local shop serving the community; the existing business predominantly serves a wider catchment area with customers journeying by car or other larger transport suitable for transporting gardening and building goods.
· Park Wood Road is an ‘unadopted public highway’ – a way over which the public have full rights of access;
· Only one of the three dwellings will have access from Park Wood Road and this will be a reduction on the level of traffic to this site using Park Wood Road;
· There is an existing access from the site onto The Ridge; vehicle access onto The Ridge would be improved;
· The proposed parking (2 spaces per dwelling) is acceptable and is not considered to increase traffic congestion along the Ridge compared to the existing shop use traffic;
· The proposal will add 3 x 3 bedroom family dwellings to Hastings housing stock;
· The design of the dwellings is considered to be acceptable to the existing mix of property architectural styles in this locality;
· The proposal is considered to improve residential amenity in the locality.
Councillor Street explained that Wealden District Council was objecting to all applications in East Sussex which could have an impact on the Ashdown Forest and that applicants have to provide evidence that their application will not have a negative effect on the Ashdown Forest. With this application he said there is less traffic and less negative impact on the Ashdown Forest.
Councillor Wincott said this site was formerly a nursery, the only visitors will be to the three houses, so there were less vehicles.
Councillor Scott 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:-
The development hereby permitted shall be begun before the expiration of three years from the date of this permission;
The development hereby permitted shall be carried out in accordance with the following approved plans:
(i) Construction of the development shall not commence until details of the proposed means of foul sewerage and surface water disposal/management have been submitted to and approved in writing by the Local Planning Authority.
(ii) Development shall be carried out in accordance with the details approved under (i) and no occupation of any of the dwellings hereby approved shall occur until those works have been completed.
(iii) No occupation of any of the dwellings hereby approved shall occur until the Local Planning Authority has confirmed in writing that it is satisfied, that the necessary drainage infrastructure capacity has been made available to adequately service the development.
(iv) Construction evidence (including photographs) must be submitted showing that the drainage system has been constructed as per the final agreed detailed drainage designs.
Notwithstanding any indication of materials that may have been given in the application, no development above slab level shall take place on site until samples including manufacturers details of all the materials to be used for external facing and roofing for the development hereby approved have been submitted to or provided on site, and approved in writing by the Local Planning Authority. The development works shall be carried out in accordance with the approved details;
No development shall be occupied until the vehicular access serving the development has been constructed in accordance with plans and details submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority;
No part of the development shall be occupied until such time as the existing vehicular access onto The Ridge has been physically closed in accordance with plans and details submitted to and approved in writing by the Local Planning Authority;
The site access shall have maximum gradients of 2.5% (1 in 40) for the whole width of the footway and continuing for 5m into the site and 11% (1 in 9) thereafter;
No development including the demolition of the existing unit shall take place, including any ground works or works of demolition, until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. Thereafter the approved Plan shall be implemented and adhered to in full throughout the entire construction period. The Plan shall provide details as appropriate but not be restricted to the following matters:
· the anticipated number, frequency and types of vehicles used during construction,
· the method of access and egress and routing of vehicles during construction,
· the parking of vehicles by site operatives and visitors,
· the loading and unloading of plant, materials and waste,
· the storage of plant and materials used in construction of the development,
· the erection and maintenance of security hoarding,
· the provision and utilisation of wheel washing facilities and other works required to mitigate the impact of construction upon the public highway (including the provision of temporary Traffic Regulation Orders),
· details of public engagement both prior to and during construction works.
No part of the development shall be occupied until the car parking spaces have been constructed and provided in accordance with plans and details submitted to and approved in writing by the Local Planning Authority. The area[s] shall thereafter be retained for that use and shall not be used other than for the parking of motor vehicles;
No part of the development shall be occupied until cycle parking storage spaces have been provided in accordance with the approved details. The cycle storage shall thereafter be retained for that use and shall not be used other than for the parking of cycles;
No part of the development shall be occupied until provision has been made within the site in accordance with plans and details to be submitted to and approved by the Local Planning Authority, to prevent surface water draining onto the public highway;
No part of the development shall be first occupied until pedestrian visibility splays of 2 metres by 2 metres have been provided either side of the proposed site vehicular access onto The Ridge in accordance with plans and details submitted to and approved in writing by the Local Planning Authority. These visibility splays shall thereafter be kept free of all obstructions over a height of 600mm;
Prior to commencement of development a further bat survey as recommended by the PJC Consultancy’s Preliminary Bat Roost Assessment must be undertaken. Where the further ecological survey identifies the presence of roosting bats, no activities that could result in disturbance (such as demolition, roof stripping, excavations or building works or associated operations) shall be carried out between the dates of 1st May and 1st August in any year. Any works undertaken during the specified periods should only be carried out under the direction of a licensed bat ecologist to ensure that an offence is not committed;
Details of the measures to be undertaken to minimise and manage waste generated by the construction and demolition works shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development. The development shall only be carried out in accordance with the approved details;
Before the development hereby approved is occupied provision shall be made for the ability to connect to fibre-based broadband;
No development above ground shall take place until there has been submitted to and approved by the Local Planning Authority a scheme of soft landscaping. 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;
No development above ground shall take place until full details of the hard landscape works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. These details shall include means of enclosure / boundary treatment and hard surfacing materials to be compatible with approved drainage details for the site; and
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
08.00 - 13.00 on Saturdays
No working on Sundays or Public Holidays.
This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990;
For the avoidance of doubt and in the interests of proper planning;
To ensure adequate provision for drainage and to mitigate flood risk to neighbouring land and properties. It is considered necessary for this to be a pre-commencement condition as such details need to be taken into account in the construction of the development and thus go to the heart of the planning permission;
In the interests of the visual amenity of the area;
In the interests of highway safety;
In the interests of highway safety;
In the interests of highway safety;
In the interests of highway safety and the amenities of the area;
To provide car-parking space for the development;
To provide alternative travel options to the use of the car in accordance with current sustainable transport policies;
In the interests of highway safety;
In the interests of highway safety;
In the interests of safeguarding protected species;
To minimise the amount of construction and demolition waste being disposed of in landfill sites in accordance with the East Sussex County Council Supplementary Planning Document on Construction and Demolition Waste;
To ensure the development complies with policy SC1 part (f) of the Hastings Local Plan: The Hastings Planning Strategy 2011-2028;
In the interests of the visual amenity and sustainable development;
To safeguard residential amenity and help to prevent flood risk; and
To safeguard the amenity of adjoining residents.
Notes to the Applicant
Failure to comply with any condition imposed on this permission may result in enforcement action without further warning;
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;
ESCC Sustainable Urban Drainage Authority request and advise that prior to construction of the proposed development:
· a suitable ground investigation is undertaken to establish the infiltration rates and the depth of groundwater at the site. Any soakage testing should be undertaken to the BRE365 methodology. These should be used to confirm the design of the proposed surface water drainage network.
· if connection to adjacent surface water public sewer is proposed, evidence that Southern Water have agreed to the principle of connection to the public sewer should be submitted to the Local Planning Authority.
A maintenance and management plan for the entire drainage system should be submitted to the Local Planning Authority as part of the pre-commencement drainage scheme details for the site. This plan should clearly state who will be responsible for managing all aspects of the surface water drainage system, including piped drains, and include evidence that these responsibility arrangements will remain in place throughout the lifetime of the development should be provided;
Southern Water inform that “A formal application for connection to the public foul sewerage and surface water system is required in order to service this development, please contact Southern Water, Sparrowgrove House Sparrowgrove, Otterbourne, Hampshire SO21 2SW (Tel: 0330 303 0119) or www.southernwater.co.uk”.
It is the responsibility of the developer to make suitable provision for the disposal of surface
water. Part H3 of the Building Regulations prioritise the means of surface water disposal in
the following order:
a). Adequate soakaway or infiltration system
b). Water course
c). Where neither of the above is practicable sewer
Should any sewer be found during construction works, an investigation of the sewer will be required to ascertain its condition, the number of properties served, and potential means of access before any further works commence on site;
Southern Gas Network (SGN) should be contacted direct for information on gas pipes that may possibly be crossing the site. Please contact SGN - Plant Location Team telephone: 0800 912 1722.
Up-to date SGN plans and information booklet "General safety measures to avoid injury and damage to gas plant" are available from SG web-site www.sgn.co.uk or email: email@example.com. Please note that privately owned gas pipes or ones owned by or other GTs may be present in this area and information regarding those pipes needs to be requested from the owners.
https://www.linesearchbeforeudig.co.uk/ is recommended as a helpful web facility for carrying out a line search.
Please note that it is the responsibility of the owner / developer to identify the presence of any underground/aboveground assets in and around your proposed site;
The applicant will be required to enter into a Licence with East Sussex Highways, for the provision of a new vehicular access and the stopping up of the existing access. The applicant is requested to contact East Sussex County Council on 01273 482254 to commence this process. The applicant is advised that it is an offence to undertake any works within the highway prior to the licence being in place;
The applicant should liaise with East Sussex Highways on 0345 60 80 193 before implementation of any planning permission to ensure the bus stop works and pedestrian access to the site do not conflict;
ESCC Communities, Economy & Transport Department inform that Park Wood Road is an ‘unadopted public highway’ – a way over which the public have full rights of access but is not maintainable at the public expense. The responsibility for maintenance lies with the owner of the road or the frontagers. ESCC advise that this status may be open to challenge. It is the responsibility of the developer to ensure that the new dwelling has lawful access from Park Wood Road;
Your attention is drawn to the requirements of the Party Wall etc. Act 1996. This planning permission does not convey the right for the development to encroach over, under or on land which is not within your ownership without the consent of the landowner; and
This site has a weekly waste and recycling collection. The collections are taken from the kerbside and so occupants will need to present their bins at a bin collection point by the entrance to the site on collection days. Further details can be found at: https://www.hastings.gov.uk/waste_recycling/
- MAP - Shop and Premises, 400 The Ridge, Hastings - MAP_HS_FA_17_00792_, item 17e PDF 370 KB
- Shop and Premises, 400 The Ridge, Hastings - HS-FA-17-00792, item 17e PDF 165 KB