12 Beaufort Road and Land to the rear of 4-20 Beaufort Road, St. Leonards on Sea
Outline application with all matters reserved for 3 x 3 bedroom detached and 3 x 4 bedroom detached dwellings with associated parking.
24 letters of objection and 1 petition of objection received.
Having raised their prejudicial interests, Councillors Davies and Scott were absent from the Chamber during discussion and voting of this item.
The Senior Planning Officer, Mrs Meppem presented this report for outline application with all matters reserved for 3x3 bedroom detached and 3x4 bedroom detached dwellings with associated parking at 12 Beaufort Road & Land Rear of 4-20 Beaufort Road, St. Leonards on Sea. She explained that this was an outline application. She explained that the site was unallocated within the Local Plan. She explained to members that the Planning Department did not have sufficient information to assess the impact of the development on the protected woodland or Park and were recommending refusal.
Members were informed of several updates to the report:-
Three additional historic planning applications have been added to the site history within the officer report.
· HS/OA/89/00870 – Demolition of 12 Beaufort Road and Erection of 23 houses (originally submitted for 10 houses and 33 flats) – Appeal against non-determination – Appeal Allowed – 02.11.1990
· HS/OA/93/00381 – Erection of 45 Flats (renewal of HS/OA/89/00870) – Granted – 21.10.1993.
· HS/OA/96/00551 – Erection of 45 Flats (renewal of HS/OA/89/00870 & HS/OA/93/00381) – Appeal against non-determination – Appeal Dismissed 19.09.1997.
Members were shown plans and photographs of the application site.
Jane Harrod, petitioner, was present and spoke against the application. She raised concern regarding the close proximity of the development to the reservoir, negative effect on wildlife, drainage, sewage management, effect on parking and environmental impact. She urged the Committee to refuse the application.
David Bailey, applicant, spoke in support of the application, he said he was advised by the Enforcement Officer not to touch the site and to leave the undergrowth. The additional information will be completed when the Planning Officers confirm that he can clear the site.
Councillor Beaver proposed a motion to refuse the application as set out in the resolution below. This was seconded by Councillor Turner.
RESOLVED – (Unanimously) that planning permission be refused subject to the following reasons:-
The proposed development by virtue of its design, scale, bulk and proximity to its boundaries would result in cramped and incongruous form of development that would be out of keeping with, and harmful to, the character of the area and neighbouring residential amenity. The proposal is therefore considered contrary to policy DM1 and DM3 of the Hastings Development Management Plan (2015) and SC1(i) of the Hastings Planning Strategy (2014), along with Paragraphs 58 and 64 of the National Planning Policy Framework and Paragraphs 007 (Reference ID: 26-007-20140306) and 024 (Reference ID: 26-024-20140306) of National Planning Policy Guidance which requires development to promote character in townscape and landscape;
The proposal fails to demonstrate the site's capability of accommodating the level of residential development proposed without potentially causing harm to European protected species. Further information is required to determine the presence or absence of reptiles within the application site, in order to determine the full extent of habitat loss and potential measures for mitigation if necessary. The application therefore fails to provide adequate information to ensure all material considerations are taken into account, demonstrate the population of protected species is strengthened, or that there will be no net loss of biodiversity, contrary to Policies HN8 and HN10 of the Hastings Local Plan - Development Management (2015) and policy EN3 of the Hastings Planning Strategy (2014) and Paragraphs 109, 114, 118 of the National Planning Policy Framework;
The proposal fails to demonstrate the site's capability of accommodating the level of residential development proposed without potentially causing harm to the protected woodland (TPO-109-W1) or the setting of the Grade II* Listed Park beyond. The application therefore fails to provide adequate information to ensure all material considerations are taken into account, and is considered contrary to Policies EN1, EN3 of the Hastings Planning Strategy 2014 and Policies, DM1, DM3, HN8 of the Hastings Development Management Plan (2015); and
Insufficient information has also been submitted in relation to demonstrate that additional vehicle movements generated by the development would not harm the special integrity and conservation objections of the Ashdown Forest Special Area of Conservation. As such the application is contrary to The Conservation of Habitats and Species Regulations 2017, which only permits the grant of planning permission where it is certain that the development would not have a significant adverse effect on the integrity of the Special Area of Conservation in line with Policy EN3 of the Hastings Planning Strategy Local Plan (2014).
Note to the Applicant
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.
- MAP - 12 Beaufort Road & Land Rear of 4-20 Beaufort Road, St. Leonards on Sea - HS-OA-17-00558, item 29a PDF 323 KB
- 12 Beaufort Road & Land Rear of 4-20 Beaufort Road, St. Leonards on Sea - HS-OA-17-00558, item 29a PDF 130 KB