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Agenda item
85-86 Castleham Road HS-FA-18-00777
Minutes:
75.1 85 -86 Castleham Road
Proposal:
Change of use from the council archive (B1) and storage site (B8) to the councils Direct Service Organisation (DSO) Street Cleansing operational depot (B2).
Application No:
HS/FA/18/00777
Conservation Area:
No
Listed Building:
No
Public Consultation:
39 letters of objection received and 1 petition of objection received
The Principal PlannerMrs Wood, presented this application for change of use from the council archive (B1) and storage site (B8) to the councils Direct Service Organisation (DSO) Street Cleansing operational depot (B2).
Members were informed of one update to the report:-
· One additional comment had been received
Members were shown plans, photographs and elevations of the application site.
Peter Emmanuel, petitioner spoke against the application. , He said he was there to represent local residents and the people who have raised objections. He had identified issues around the following;
· Change of use- Report states other units in plot have B2 status but none are within 18 metres of residents or operate 7 days a week. None have vehicles moving from 5am and operate until 8pm
· Suitability of the site- Local residents and an East Sussex County Council Highways officer have concerns that the site isn’t large enough for the area. Report states there are no issues of the overlooking residential area. Believes to be untrue and several properties will overlook the internal compound and will see the tippers that collect the bulky waste and non-hazardous fly tips waste.
· Noise and proposed operating hours- Vehicles will be starting from 6am and left idly especially in winter months which will increase noise and petrol fumes. This has a health impact for local residents.
· Environmental impact- Environment agency has requested full noise report which has not been published. When will this be produced? This should be a prerequisite before planning permission should be granted. With regard to the impact the applicant in a document dated 22nd November, 7 weeks after planning notice was published that there will be waste stored overnight in the vehicles. Concern about the implications of this as stored all year round. Concerns about the disposal of contaminated water from the cleaning of the vehicles. Southern Water has had to previously investigate the capacity due to problems in the area. There will also be problems of spill light from the site.
· Planning process- From resident’s point of view believes there are issues from the applicant, quality of application and potential breaches of procedures. This has been documented separately and formed parts of formal complaints. Many of the third party comments were done before final operating times were declared. The proposals need to be revisited in light of these changes. The council should be a role model in planning applications. Believes there has been inconsistencies throughout application and that the council are trying to ‘shoe horn’ this application through.
Mike Hepworth, of Hastings Borough Council; applicant, spoke in favour of the application. He responded to the points raised by the petitioner. He is responsible for the waste and cleansing operation within the council and explains how operations will work from the site. It will only be waste that hasn’t been off loaded at Pebsham tip that will be stored overnight in the vehicles on site. In most cases they will be off loaded at the Pebsham site. When they can’t there will only be 4 types of waste on the site and they will be stored on the vehicles and not offloaded
· Street sweeping- Mechanical street sweepers x2 that will generally be used only on weekdays. They will finish operating at 2pm and will be able to offload. Litter will be swept up and left in a sealed vehicle. No odour issues if left in vehicle overnight.
· Litter bins- Will use a mini freighter with compacter. Bags will be put in the back, compacted and mechanically transferred to a sealed unit in the vehicle.
· Hazardous fly tip waste- Will use a 7&1/2 ton cage tipper. Most is household or inert builders waste. Generally operating during times that they can offload at the tip during the working day.
· Bulky- Will use a 7&1/2 ton cage tipper. Will generally be household waste and white goods. Generally operating during times that they can offload at the tip during the working day.
All vehicles would be serviced off site.. Maintenance on site would be minimal and would only be for issues such as wiper blades and pumping up tyres. Any issues relating to noise, fumes and contamination from washing vehicles would be subject to conditions from statutory authorities and guidelines. These conditions would have to be met before site operation could begin. Hastings Borough council doesn’t have a lot of sites that would be suitable to this operation. Are considering other site but very few are suitable. Current contract with Kier who are based at Bulverhythe. The operation is moving as Hastings Borough Council is taking the cleansing contract on. Concerns about parking spaces on site were addressed. Not all of the operation is based here and the site has a very small work base based there. The site plan shows wide areas that will allow vehicles to enter site and park. Vehicles won’t be left running for fumes to be created and in terms of building ventilation, a ventilation system will be fitted to a high specification by professionals.
The Principal Planner, Mrs Wood, responded to the issues that were raised. Issues concerning the ventilation system are addressed by condition 14 that meant the ventilation system would need to approved by planning. In terms of noise, conditions 12 and 13 address this and state that measures would need approval by the environmental health department in conjunction with the planning department before operations commenced. The parking issue meant that a revised parking plan was submitted that East Sussex County Council Highways team are now happy with. Drainage issues are addressed throughout the report and condition 5 notes that discharge rates are restricted as much as possible. This is an identified industrial estate and not a residential area as defined by national planning policy. Planning doesn’t have to consider an alternative site at this stage and is not material to the consideration of this application.
Councillor Davies proposed a motion to grant the application as per the officer recommendation. This was seconded by Councillor Scott.
Councillors discussed the application in detail. During the discussion it was suggested that an informative was added regarding acoustic fencing for the site to reduce noise for the residents. This was agreed by the proposer and seconder of the motion to approve.
RESOLVED – by (7 votes for and 3 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:
BA1874.01 - Existing site location and block plan
BA1874.03 - Existing site plan
BA1874.04 - As existing floor plan for storage
BA1874.05 - As existing floor plan for facilities
BA1874.06 - Existing elevations
BA1874.09 - Proposed plan
BA1874.10 - Proposed site plan
BA1874.11B - Parking plan
3.
Waste shall not be off loaded or sorted on site at any time.
4.
The premises shall not be operational except between the following hours:-
· Monday - Sunday: 5.30am - 8.30pm
Maintenance of vehicles must only take place during offices hours as follows:
· Monday - Friday 8-30am to 5.30pm
· At no time on weekends or bank holidays.
In the case of major events where these hours cannot be adhered to, permission must be sought in writing by the Local Planning Authority in advance.
5.
(i) The authorised use 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. This shall include drainage details to show attenuation methods and necessary infrastructure to restrict water flow to existing levels, prior to discharge into the public system. The details should also include information on how surface water flows exceeding the capacity of the surface water drainage features will be managed safely.
(ii) Development shall then be carried out in accordance with the details approved under (i) and the use hereby approved shall not commence until those works have been completed.
and
(iii) The use hereby approved shall not commence 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.
6.
The location and condition of the existing drainage system should be investigated up to its outfall with the intention to reuse this system wherever possible. Any required improvements to the condition of the drainage system should be carried out prior to connecting into this system.
7.
The parking spaces shown on the approved plan (BA187411B) shall be provided prior to the occupation of the development hereby permitted and thereafter shall not be used for any purpose other than the parking of vehicles.
8.
The development shall not be occupied until cycle parking areas have been provided in accordance with the approved plans (plan no. BA1874.11B) or details which have been submitted to and approved in writing by the Planning Authority, and the area shall thereafter be retained for that use and shall not be used other than for the parking of cycles.
9.
The proposed parking spaces shall measure at least 2.5m by 5m (with an extra 50cm where spaces abut walls)
10.
Prior to the commencement of the proposed use a full noise report covering the whole site in accordance to BS 4142: 2014 shall be submitted to and approved in writing by the Local Planning Authority.
Any noise mitigation measures recommended in the submitted noise report shall be installed prior to the commencement of the proposed use and shall be retained thereafter.
11.
Prior to the commencement of the proposed use, details of any lighting scheme, such as flood lighting or security lighting, shall be submitted to and approved in writing by the Local Planning Authority.
12.
Details, including acoustic specifications of all fixed plant machinery and equipment associated with air moving equipment, including fans, ducting and external openings, compressors, generators or plant or equipment of like kind, installed within the site which has the potential to cause noise disturbance to any noise sensitive receivers, shall be submitted to and approved in writing by the Local Planning Authority prior to installation.
13.
Details of the times of operation for any proposed jet washing facilities to be used at the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the proposed use.
14.
Prior to the commencement of the proposed use details of the proposed ventilation systems shall be submitted to and approved in writing by the Local Planning Authority, and following approval, shall be retained thereafter.
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.
In the interests of health and safety and to safeguard the amenity of neighbouring residential properties.
4.
To safeguard the amenity of neighbouring residential properties.
5.
To prevent increased risk of flooding.
6.
To prevent increased risk of flooding.
7.
To ensure an adequate level of off-street parking to serve the development.
8.
In order that the development site is accessible by non car modes and to meet the objectives of sustainable development.
9.
To provide adequate space for the parking of vehicles and to ensure the safety of persons and vehicles entering and leaving the access and proceeding along the highway.
10.
To safeguard the amenity of neighbouring residents.
11.
To safeguard the amenities of neighbouring residents and the character of the surrounding area.
12.
To safeguard the amenities of neighbouring residents and the character of the surrounding area.
13.
To safeguard the amenities of neighbouring residents.
14.
To safeguard the amenity of adjoining and future residents.
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 paragraph 38 of the National Planning Policy Framework.
3.
To be read in conjunction with condition 5:
The location and condition of the existing drainage system should be investigated up to its outfall with the intention to reuse this system wherever possible. Any required improvements to the condition of the drainage system should be carried out prior to connecting into this system.
Surface water discharge rates should be no greater than existing discharge rates from the site. This is subject to a capacity check undertaken by Southern Water with evidence of this and hydraulic calculations, submitted to the Local Planning Authority.
Prior to construction of the development, evidence (including photographs) should be submitted showing that the drainage system has been constructed as per the final agreed detailed drainage designs.
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. To be read in conjunction with Condition 10:
Consideration must be given to the provision of acoustic fencing on the northern and eastern boundaries of the site.
Supporting documents:
- HS-FA-18-00777 85-86 Castleham Road, item 89a PDF 123 KB
- MAP_HS_FA_18_00777_85-86 Castleham Road, item 89a PDF 346 KB
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