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Agenda item
48-49 Caves Road
- Meeting of Planning, Wednesday, 3rd December, 2014 6.00 pm (Item 55b)
- View the declarations of interest for item 55b
Minutes:
Proposal:
Proposed demolition of minimal structures, erection of six no. 1 bedroomed flats and 1 two bedroomed flat together with access drive to serve 7 no. car parking spaces.
Application No:
HS/FA/14/00527
Existing Use:
Vacant - Former Scaffold Yard
Hastings Local Plan 2004
DG1, DG2, DG3, DG21, C3, C7, C9
Conservation Area:
Yes - Grosvenor Gardens
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
FA2, SC1, EN1, EN2, EN3, EN6, H1, H2,
H3, T3
Development Management Plan
Proposed Submission Version:
DM1, DM3, DM4, DM5, DM6, HN1, HN3,
HN5, HN7, HN8
Public Consultation:
3 letters of objection received
The Development Manager reported on an application for the redevelopment of a former scaffold yard and an end of terrace house with the erection of 6 x 1 bedroom flats and 1 x 2 bedroomed flats together with access drive to serve 7 no. car parking spaces at 48-49 Caves Road, St. Leonards on Sea.
The site consists of a scaffold yard and a single terraced house located on the northern side of Caves Road and within the Grosvenor Crescent Conservation Area. The single house forms part of a row of four terraced houses (No’s 49-52 Caves Road) which are built of facing brick with slate pitch roofs and timber windows.
The front of the site adjoins 47 Caves Road to the west and the rear of the site adjoins 46 Caves Road. To the rear the site adjoins Caves Road Cliffs which is designated as a Site of Nature Conservation Importance (SNCI) and Local Wildlife Site (LWS). The site is opposite the rear of properties at the Marina. The surrounding area includes a mixture of traditional buildings and some sympathetic modern development.
The proposed building is to be built of facing brick and render with a slate tile pitch roof. The car park is proposed to the rear accessed from an archway leading from Caves Road. A bin store is proposed to be located within the car park area and a replacement retaining wall is to be provided along the rear boundary of the car park with the cliff.
This application follows the approval of application HS/FA/07/00947 for the redevelopment of the yard and the terraced house at 48-49 Caves Road together with the adjoining three terraced houses at 50, 51 & 52 Caves Road. The scheme was for 7 x flats and 3 x terraced houses. The planning permission has since expired and the applicant is now proposing a similar scheme but has split the site and applied for planning permission for the houses and flats separately. Planning permission HS/FA/14/00539 was previously granted for the erection of three replacement terraced houses at 50, 51 & 52 Caves Road.
The main issues considered were the character and appearance, living environment, housing type and affordable housing, land stability, ecology and biodiversity, highway safety and parking and drainage.
The Development Manager considered the proposal was in keeping with the historic character of the area and that it would contribute to the mix of accommodation in the area without adversely impacting on its surroundings. He therefore recommended that planning permission be granted subject to conditions.
The Human Rights considerations had been taken into account fully in balancing the planning issues.
Having declared his prejudicial interest, Councillor Webb was absent from the chamber during discussion and voting.
Councillor Dowling proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Lee.
RESOLVED – (unanimously) 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.
No development shall take place until full details of the land stabilisation techniques have been submitted to and approved in writing by the Local Planning Authority. The details shall be prepared by a suitably qualified person and include evidence to support the methods chosen and regarding the impacts on the ecology of the area. The development shall be completed in accordance with the approved details;
3.
No development shall take place until the measures outlined in the submitted ecological statements and reports (Ecological report on land at 48 & 49 Caves Road St. Leonards-on-Sea, East Sussex by Patrick Roper, 23 March 2007 and An update on the 2007 ecological report on 48 & 49 Caves Road, St. Leonards-on-Sea by Patrick Roper, 19 March 2014) have been fully implemented, unless:
(i) the programme for such measures is otherwise specified within that document (for example with regard to measures related to monitoring, further survey work, the erection of bird boxes on buildings or other conservation enhancements), in which case the works shall be carried out in accordance with the timescales contained therein or;
(ii) unless the scheme(s), or programme(s) of measures contained within the ecological statements and reports is otherwise first varied, by way of prior written approval from the Local Planning Authority.
4.
No development shall take place until samples of the materials including a sample panel of render to be used in the construction of the external surfaces of the dwellings hereby permitted have been made available for inspection at the site and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details;
5.
No development shall commence until the following details have been submitted to and approved in writing by the Local Planning Authority:
(a) joinery details at no less than 1:10 scale of all windows and doors;
(b) window canopy details at no less than 1:20 scale;
(c) rainwater goods, flues and vents.
The development shall be carried out in accordance with the details approved and no occupation of any building approved shall occur until those works have been completed.
6.
(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;
(i) Development shall be carried out in accordance with the details approved under (i) and no occupation of any of the flats hereby approved shall occur until those works have been completed;
(iii) No occupation of any of the 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.
7.
No development shall commence until details of the size and location of any temporary structures required during the construction process, a vehicle wheel washing facility together with areas for storage of materials, and temporary site hoardings has been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be implemented in full accordance with the approved details, and the wheel washing facility shall remain in place and in operation for the duration of the groundworks;
8.
Notwithstanding the information shown on drawing number: 227600-02 bin storage details including the size, location and means of enclosure of the bin store shall be submitted for approval by the Local Planning Authority prior to works commencing on site. The development shall be completed in accordance with the approved details and the bin store shall be used for no other purposes other than the storing of refuse bins awaiting collection unless otherwise agreed in writing by the Local Planning Authority;
9.
Prior to occupation of any part of the development hereby approved the proposed access shall be provided in accordance with drawing number 227600.02] and laid out and constructed in accordance with details which have been submitted to and approved in writing by the Local Planning Authority;
10.
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 and approved by the Local Planning Authority in consultation with the Highway Authority;
11.
Prior to demolition works commencing on site a Traffic Management Scheme shall be submitted to and approved by the Local Planning Authority. This shall include the size of vehicles, routing of vehicles and hours of operation;
12.
Notwithstanding the information shown on drawing number: 227600-02 the development shall not be occupied until parking areas have been provided in accordance with details which have been submitted to and approved in writing by the Local Planning Authority and the areas shall thereafter be retained for that use and shall not be used other than for the parking of motor vehicles;
13.
Notwithstanding the information shown on drawing number: 227600-02 the development shall not be occupied until cycle parking has been provided in accordance with details which have been submitted to and approved in writing by the Local Planning Authority and the areas shall thereafter be retained for that use and shall not be used other than for the parking of cycles;
14.
The access hereby permitted shall not be used until a turning space for vehicles has been provided and constructed in accordance with the submitted plan and the turning space shall thereafter be maintained in a suitable condition for that use and shall not be used for any other purpose;
15.
The development hereby permitted shall be carried out in accordance with the following approved plans:
227600.02, 227600.03 & 227600.04
16.
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.
Reasons:
1.
This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990;
2.
To protect future residents and users of the development in the interests of Health and Safety;
3.
To protect features of recognised nature conservation importance. (Hastings Local Plan 2004 policies NC8 and NC9);
4.
In the interests of the character and amenity of the Grosvenor Gardens Conservation Area;
5.
In the interests of the character and amenity of the Grosvenor Gardens Conservation Area;
6.
To ensure a satisfactory standard of development;
7.
In the interests of the visual and residential amenities of the locality;
8.
To ensure a satisfactory standard of development;
9.
To ensure the safety of persons and vehicles entering and leaving the access and proceeding along the highway;
10.
In the interests of highway safety;
11.
In the interests of highway safety and for the benefit and convenience of the public at large;
12.
In the interests of highway safety;
13.
In order that the development site is accessible by non car modes and to meet the objectives of sustainable development;
14.
In the interests of highway safety;
15.
For the avoidance of doubt and in the interests of proper planning;
16.
To safeguard the amenity of adjoining residents. (Hastings Local Plan 2004 - Policy DG4).
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.
Consideration should be given to the provision of a domestic sprinkler system;
4.
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;
5.
In the event that any sewers are found within the site the applicant is advised to contact Southern Water, Southern House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW (Telephone: 0330 303 0119) or www.southernwater.co.uk;
6.
With regard to condition 11 of this planning permission the applicant's attention is drawn to the consultation response from the Transport Development Control Team dated 14 August 2014;
7.
With regard to condition 2 of this planning permission, it is only necessary to submit details of the works necessary to stabilise the cliff in relation to the development hereby approved. If following further investigation no additional works are required to the upper levels of the cliff then the evidence should accompany an application to discharge the condition.
Supporting documents:
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