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Agenda item
815-817 The Ridge, St. Leonards on Sea
Minutes:
Proposal:
Variation of condition 2 – (Approved plans) and condition 5 – (alignment of the parking area for plot 3 and 817A, and the spaces to the rear; turning space, and an additional parking space for visitors) of Planning Permission HS/FA/16/00790 – Amendments to internal layout & design changes.
Application No:
HS/FA/18/00062
Conservation Area:
Listed Building
Public Consultation
No
No
The applicant is a Council employee in a politically
restricted post
The Planning Services Manager, Mrs Evans, presented this report on the variation of Planning Permission HS/FA/16/00790 for 4 detached 2-storey dwellings comprising 4 bedrooms in the curtilage of 815 and 817 The Ridge.
Mrs Evans explained that this application had been brought to the Planning Committee for determination because the applicant is a senior Council employee in a politically restricted post.
With planning permission having been approved in principle, this application proposed a number of alterations:
· Alterations to the road layout
· Inclusion of two visitors parking bays.
· Width of driveway increased to 4.5 metres
· Repositioning of driveway closer to side boundary with 817
· Widening of residential curtilage to the side of No. 815
· Relocation of communal refuse and recycling store
Amendments to Plots 1-3
· 3 New windows in south facing elevations
· Enlargement of patio area at the rear of Plots 1-3
Amendments to 817A
· Increase in ridge height of 0.10 metres
· Increase in eaves height of 1.4 metres
· Alterations to front elevation resulting in double fronted property
· Alterations to roof design to more traditional pitched roof with hip-to-gable elements at the front and rear
· 2 larger openings and new door in east elevation
· Larger opening in west elevation
· Enlargement of parking area for No. 817A
Members were shown plans and photographs of the application site.
Councillor Rogers proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Beaver.
RESOLVED - (unanimously) that planning permission be granted subject to the following conditions:-
1.
The development hereby permitted shall be begun within three years of the date of the original approval HS/FA/16/00790;
2.
The development hereby permitted shall be carried out in accordance with the following approved plans:
5732/LBP, 5732/1/A, 5732/2 and 5732/3;
3.
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.
4.
Prior to commencement of development full details of the materials to be used in the construction of the external surfaces of the dwellings hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details;
5.
The access shall be reconstructed with a minimum width of 4.5m for the first 10m and laid out and constructed in accordance with the attached HT407 form/diagram and all works undertaken shall be executed and completed by the applicant to the satisfaction of the Local Planning Authority prior to occupation of the development hereby permitted;
6.
The completed access shall have maximum gradients of 2.5% (1 in 40) from the channel line and 11% (1 in 9) thereafter;
7.
Prior to the commencement of development details of the proposed surface water drainage to prevent the discharge of surface water from the proposed site onto the public highway and, similarly, to prevent the discharge of surface water from the highway onto the site shall be submitted to the Local Planning Authority for approval in consultation with the Highway Authority;
8.
The development shall not be occupied until cycle parking areas have been provided in accordance with the approved plans or details which have been submitted to and approved in writing by the Planning Authority and the areas shall thereafter be retained for that use and shall not be used other than for the parking of cycles;
9.
The windows in the side elevations of the proposed dwellings shown serving bathrooms shall be obscure glazed with obscure glass to a minimum level of obscurity equivalent to Pilkington Texture Glass Level 3, or similar equivalent and be permanently fixed shut and non-opening below 1.8 metres from finished floor level;
10.
(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 then be carried out in accordance with the details approved under (i) and no occupation of any of the dwellings or flats hereby approved shall occur until those works have been completed, and
(iii) No occupation of any of the dwellings or flats hereby approved shall occur until the Local Planning Authority has confirmed in writing that it is satisfied, that the necessary drainage infrastructure capacity is now available to adequately service the development.
11.
Prior to commencement of development a scheme for soft landscaping, which must include indications of all existing trees and hedgerows on the land including details of those to be retained, together with measures for their protection in the course of development shall be submitted to and approved in writing by the Local Planning Authority. The 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;
12.
All planting seeding or turfing comprised in the approved soft landscaping scheme 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;
13.
Prior to commencement of development full details of the hard landscape works shall be submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. These details must include proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials;
14.
All hard landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed with the Local Planning Authority;
15.
Before the development herby approved is occupied, provision shall be made for the ability to connect to fibre based broadband;
16.
Prior to commencement of development the measures outlined in the Preliminary Ecological Appraisal (The Mayhew Consultancy) dated October 2016 approved under HS/FA/16/00790 must be 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 measures contained within the Appraisal is otherwise first varied, by way of prior written approval from the Local Planning Authority.
17.
Prior to commencement of development, permission must be obtained by Southern Water to connect to the public sewer. A copy of this permission from Southern Water shall be submitted to the Local Planning Authority prior to the commencement of development. Please contact Southern Water: Developer Services, Southern Water, Southern House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW. Tel: 0330 303 0119. E-mail: developerservices@southernwater.co.uk.
Reasons:
1.
This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990;
2.
For the avoidance of doubt and in the interests of proper planning;
3.
To safeguard the amenity of adjoining residents. (Hastings Local Plan 2004 - Policy DG4);
4.
In the interests of the visual amenity of the area. (Hastings Local Plan 2004 - Policy DG1);
5.
In the interests of the safety of persons and vehicles entering and leaving the access and proceeding along the highway;
6.
To ensure the safety of persons and vehicles using the access and/or proceeding along the highway;
7.
In the interests of highway safety;
8.
In order that the development site is accessible by non-car modes and to meet the objectives of sustainable development;
9.
To protect the amenities of adjoining residential properties;
10.
To prevent increased risk of flooding;
11.
To ensure a satisfactory form of development in the interests of the visual amenity;
12.
To ensure a satisfactory form of development in the interests of the visual amenity;
13.
To ensure a satisfactory form of development in the interests of the visual amenity;
14.
To ensure a satisfactory form of development in the interests of the visual amenity;
15.
To ensure a satisfactory standard of development in accordance with Policy SC1 of the Hastings Planning Strategy 2014;
16.
To protect features of recognised nature conservation importance; and
17.
To support sustainable drainage methods proposed, and prevent increased risk of flooding.
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.
Bins for collection from the dwellings hereby approved should be placed on the boundary of the highway (The Ridge);
4.
The site is within a High Pressure Pipeline (Scotia Gas Networks) 2km buffer zone and guidance regarding any possible excavation works should be obtained through the relevant legislation under The Health and Safety Executive (HSE). For more information please contact the Plant Location Team at plantlocation@sgn.co.uk before works commence;
5.
The applicant is advised that the smaller bedroom at first floor level in Plots 1, 2 and 3, does not meet the minimum floorspace requirements for a double bedroom, and should only provide one bedspace each; and
6.
No development or tree planting shall be located within 3m either side of the centreline of the public sewer, and no soakaways shall be located within 5m of the sewer.
Supporting documents:
- MAP_815-817 The Ridge - HS_FA_18_00062_, item 23b PDF 370 KB
- 815-817 The Ridge, St. Leonards on Sea - HS-FA-18-00062, item 23b PDF 112 KB
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