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Agenda item
Land to the West of, Campkin Gardens, St. Leonards on Sea
(Mrs E Meppem, Senior Planning Officer)
Minutes:
Proposal:
Construction of a two storey detached dwelling with integral garage (amended description)
Application No:
HS/FA/18/00252
Conservation Area:
Listed Building
Public Consultation
No
No
11 letters of objection received
TheSenior Planning Officer Mrs Meppem, presented this application for the construction of a two-storey detached dwelling with integral garage at Land to the West of Campkin Gardens, St Leonards-on-Sea.
Members were shown plans, photographs and elevations of the application site.
The Senior Planning Officer explained that two previous applications had been withdrawn and a new revised application submitted. She stated that there was a woodland TPO but no trees were affected as part of the development.
Councillor Marlow-Eastwood raised her concern regarding the lack of parking for visitors and deliveries etc.
Members welcomed the applicant’s efforts to take on board the officers comments to improve the application.
Councillor Beaver proposed a motion to approve the application. This was seconded by Councillor Scott.
RESOLVED – by (8 votes to 1 against) that planning permission be granted subject to the following conditions:
1.
The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
2.
The development hereby permitted shall be carried out in accordance with the following approved plans:
786A/18/05, 786A/18/07, 786A/18/06
3.
Prior to the erection of the dwelling hereby approved, details of the materials to be used in the construction of the external surfaces shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.
4.
Prior to commencement of development above ground, details of all proposed planting and a planting schedule setting out the proposed times of planting, are to be submitted to and approved in writing by the Local Planning Authority, and all planting shall be carried out in accordance with the details and planning schedule.
5.
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.
6.
Prior to commencement of development above ground, details of the proposed hard landscape works are to be submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. These details shall include proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (eg furniture, play equipment, refuse or other storage units, signs lighting etc.); proposed and existing functional services above and below ground (eg drainage, power, communications cables, pipelines etc. indicating lines, manholes, supports etc.); retained historic landscape features and proposals for restoration, where relevant.
7.
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.
8.
No development shall take place until temporary protective fences to safeguard the trees and/or hedges to be retained on the site have been erected in accordance with the current BSI 5837 standards and as identified within the Arboricultural Report prepared by The Mayhew Consultancy dated September 2017 (AR/53117). All such fences shall be kept in a sound, upright and complete condition until the development has been completed and/or the Local Planning Authority confirm in writing that the works have been sufficiently completed for the fencing to be removed.
9.
Prior to installation, details of the required cycle storage facility shall be submitted to and approved in writing by the Local Planning Authority. The storage unit shall then be implemented on site prior to occupation and in accordance with the approved details.
10.
All ecological measures and/or works shall be carried out in accordance with the details contained in Preliminary Ecological Appraisal for Land west of Campkin Gardens by the Mayhew Consultancy (April 2018) hereby approved.
11.
Prior to commencement of development a full and adequate site investigation and soils report, carried out by a suitably qualified person, is to be submitted to and approved in writing by the Local Planning Authority. Work shall not proceed until and unless measure deemed to be necessary by the Authority as a result of such report have been incorporated in the development proposals. The report shall include:
(i) a survey of the extent, scale and nature of contamination;
(ii) an assessment of the potential risks to:
· Human health
· Property (existing or proposed) including buildings, crops, livestock ,pets, woodland and service lines and pipes
· Adjoining land
· Groundwater and surface water
· Ecological systems
· Archaeological sites and ancient monuments
(iii) an appraisal of remedial options, and proposal of the preferred option(s)
This must be conducted in accordance with DEFRA and the Environment Agency's "Model Procedures for the Management of Land Contamination, CLR 11".
12.
Prior to commencement of development a detailed scheme of remediation identifying how it is proposed to bring the site to a condition suitable for the intended use, by removing unacceptable risks to human health, buildings and other property and the natural and historical environment, is to be submitted to and approved in writing by the Local Planning Authority. The remediation scheme shall include;
i. Details of all works to be undertaken
ii. The proposed remediation objectives and remediation criteria,
iii. A timetable of works and site management procedures.
The scheme must also ensure that the site will not qualify as contaminated land under Part 2A of the Environmental protection Act 1990 in relation to the intended use of the land after remediation.
13.
(i) The approved remediation measures as required under condition 12 are to be carried out on site in accordance with the approved timescales within the report and prior to erection of the extension, unless otherwise approved in writing by the Local Planning Authority.
(ii) The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works
(iii) Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.
14.
In the event that contamination, not previously identified, is found at any time while carrying out the approved development, this is to be immediately reported in writing to the Local Planning Authority. An investigation and risk assessment must then be undertaken in accordance with the requirements of condition 12, and where remediation is necessary a scheme be prepared in accordance with the requirements of condition 13. This is to then be submitted to and approved in writing by the Local Planning Authority prior to works continuing on site.
Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition 13 (iii).
15.
Surface water that is to be discharged to the public sewer shall be limited to a rate agreed with Southern Water, which should not exceed the existing run-off rate, for all rainfall events including the 1 in 100 (plus climate change). Evidence of this, in the form of hydraulic calculations which take into account the connectivity of the drainage system should be submitted to an approved in writing by the Local Planning Authority prior to commencement of development.
16.
Prior to commencement of development a scheme of foul drainage, and surface water drainage is to be submitted to, and approved in writing by the Local Planning Authority. The approved scheme shall be completed before the development is occupied.
17.
Prior to commencement of development a maintenance and management plan for the entire drainage system is to be submitted to and approved by the Local Planning Authority. This plan should clearly identify persons responsible for managing all aspects of the surface water drainage system, including piped drains. These responsibility arrangements will remain in place throughout the lifetime of the development unless otherwise approved in writing by the Local Planning Authority in conjunction with the Local Drainage Authorities.
18.
No development shall take place until the developer has secured the implementation of a programme of archaeological work, in accordance with a Written Scheme of Archaeological Investigation which has been submitted to and approved in writing by the Local Planning Authority.
19.
The development hereby permitted shall not be brought into use until the archaeological site investigation and post investigation assessment (including provision for analysis, publication and dissemination of results and archive deposition) has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition 18 to the satisfaction of the Local Planning Authority, in consultation with the County Planning Authority.
20.
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.
21.
No development shall take place until a construction management plan or construction method statement has been submitted to and been approved in writing by the Local Planning Authority. The approved plan/statement shall be adhered to throughout the construction period. The statement shall provide for:
· parking of vehicle of site operatives and visitors
· method of prevention of mud being carried onto highway
· proposed temporary traffic restrictions to Campkin Gardens
· arrangements for turning delivery vehicles
· storage locations of materials during construction phase
22.
At no point during the construction phase of the development shall vehicles associated with the works on site block the highway and in so doing restrict access to the residential properties in Campkin Gardens.
23.
The garage shall not be used for any purpose other than those ancillary or incidental to the enjoyment of a dwelling house and shall not be used as living accommodation.
24.
Notwithstanding the provisions of the 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 outbuildings, external alterations or extensions are to be carried out to the dwelling hereby approved without the prior written approval from the Local Planning Authority.
25.
There shall be no obstruction to visibility (over 0.8 metres above the level of the adjoining ground level) in either direction onto Campkin Gardens within splays of 2.4 x 10 metres.
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 ensure that the finished development takes proper account of the character of the surrounding area in its use of external materials in the interests of the amenity of the area.
4.
In the interests of the visual amenity.
5.
In the interests of the visual amenity.
6.
To ensure a satisfactory form of development in the interests of the character and amenity of the area.
7.
To ensure a satisfactory form of development in the interests of the character and amenity of the area.
8.
In accordance with good Arboricultural practice.
9.
To ensure a satisfactory standard of development.
10.
In the interests of the safety and wellbeing of wildlife and protected species in or around the site.
11.
To protect those redeveloping the site and any future occupants from potential contamination.
12.
To protect those redeveloping the site and any future occupants from potential contamination.
13.
To protect those redeveloping the site and any future occupants from potential contamination.
14.
To protect those redeveloping the site and any future occupants from potential contamination.
15.
To prevent increased risk of flooding.
16.
To ensure satisfactory drainage of the site and to avoid flooding.
17.
To ensure a satisfactory form of development in the interests of the character and amenity of the area.
18.
To ensure that the archaeological and historical interest of the site is safeguarded and recorded to comply with the National Planning Policy Framework
19.
To ensure that the archaeological and historical interest of the site is safeguarded and recorded to comply with the National Planning Policy Framework
20.
To safeguard the amenity of adjoining residents.
21.
To ensure a satisfactory development and safeguard the amenity of adjoining residents.
22.
In the interests of Highway safety and to safeguard the amenity of adjoining residents.
23.
To safeguard the residential character of the neighbourhood and to ensure the provision of adequate off-street parking.
24.
To ensure a satisfactory standard of development.
25.
To ensure safe access to and from the site and in the interests of traffic safety.
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 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.
4.
Safe digging practices in accordance with HSE publication HSG47 "Avoiding Danger from Underground Services" must be used to verify and establish the actual position of the gas mains, pipes, services and other apparatus on site before any mechanical plant is used. It is the developers responsibility to ensure that this information is provided to all relevant people (direct labour or contractors) working on or near gas plant and/or electricity assets.
5.
A formal application for connection to the public foul sewerage system is required in order to service this 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.
6.
Have regard to the Fact Sheet provided by UK power Networks dated 18.04.2018 available to view online here: http://publicaccess.hastings.gov.uk/online-applications/
7.
The applicant is advised that where the supply of any underground utilities pass through the root protection area of the retained tree, detailed plans should be drawn up in conjunction with an appropriately qualified Arboriculturalist. In order to ensure the long term health of the retained trees is not prejudiced.
Supporting documents:
- MAP_HS_FA_18_00252_Land to the west of Campkin Gardens, item 52. PDF 274 KB
- HS-FA-18-00252 - Land to the West of, Campkin Gardens, item 52. PDF 152 KB
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