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Agenda item
Hastings Pier, White Rock (HS/FA/18/00900)
Minutes:
Proposal
Erection of five kiosks for retail use for a period of 5 years (part retrospective)
Application No.
HS/FA/18/00900
Conservation area
YES - Eversfield Place
Listed building
YES
Public consultation
YES – 72 letters of objection, 7 letters of support and 1 petition of objection received.
Councillor Webb was absent from the Chamber during debate and voting on this item due to a prejudicial interest.
The Principal Planning Officer, Mrs Wood, presented the planning application for the erection of five kiosks for retail use for a period of 5 years. One kiosk is already in place near the entrance to the Pier.Shed type 1 measures 6m x 10m, extending to 2.6m in height at the ridge of the pitch roof. Shed type 2 measures 5m x 5m and is slightly lower in height, also 2.6m in height.
4 of the larger sheds are proposed, and 1 of the smaller sheds. 3 of the larger sheds are sited towards the eastern boundary of the Pier at its northern end. The remaining larger shed will be located to the west of the entrance, closest to the promenade. The smaller shed will sit centrally between this, and the other large shed adjacent to the eastern boundary, close to the Pier entrance. The sheds are made of wood with timber framed windows.
Councillors were shown plans, photographs and elevations of the application site.
The Principal Planning Officer informed the Committee that a further 7 letters of objection had been received since the publication of the agenda and that written confirmation has been received from Historic England that their original comments still stand and they do not object to the application.
It was noted that Historic England has updated their listing for the Pier but this only adds explanation. The Pier remains Grade II listed and the reason for this, namely the sub-structure, has not changed.
The Principal Planning Officer advised of updated plan numbers as one had been superseded. Amended condition 4 to remove details of fixing as the sheds were freestanding and include door details. Additional condition 6 to require the removal of the sheds at the end of the 5 year period. She also added that an additional informative had been added regarding a Conservation Management Plan. These conditions will however, be renumbered on the final decision notice – the condition requiring the shed to be removed will be the first condition.
The petitioner, Mr Wilkins, was present and spoke against the application. He stated that Hastings Pier is unique and award winning. Mr Wilkins informed the Committee that sufficient information has not been provided on how the kiosks will be used, how they will impact local amenities, and how the supply of utilities will impact the listed structure. He stated that it was good practice for a condition requiring removal of the temporary structure at the end of the period. There were glaring issues with the application – no condition regarding lighting, opening times, He said there were a high number of objections which showed the strength of feeling. Mr Wilkins said the plans should be rejected. The structures need to be more substantial such as a ballroom or pavilion. He couldn’t understand how 5 retail huts could generate the revenue needed.
The applicant, Mr Gulzar, was present to speak in support of the application. Mr Gulzar stated he had owned Eastbourne Pier for the past 5 years and invested a lot of money and done lots of improvement. He said he was attending what he could and thought they had done an excellent job in the first few months of opening. He stated that currently the finance is not available for large investment and development. Mr Gulzar informed the Committee that he has just invested in a landing station for Eastbourne Pier which will start within 12 weeks.
Mr Gulzar was asked by Councillor Davies to confirm if he would enter a Conservation Management Plan and responded that he would cooperate. In response to a further question about the use of the kiosks Mr Gulzar said that he will do anything and everything and that Eastbourne Pier turnover has increased fivefold during his ownership.
In response to a question from Councillor Cox regarding huts on the Pier which seem under used Mr Gulzar informed the Committee that the existing huts are very small and only used for selling smaller items.
The Principal Planning Officer confirmed that the planning application is for A1 use and the applicant is not obliged to provide further details on use. Existing empty kiosks are not something that can be taken in to consideration as it is not a material planning consideration.
The Committee was informed that a Conservation Management Plan would usually only be put in place for a much larger application and was not something we could make them do for this application as it was minor in nature. An informative was proposed. If a non-approved kiosk appears on the site this would be subject to a further application or enforcement action.
The kiosks will not be fixed to the pier so the integrity of the listed structure will not be harmed. The National Planning Policy Framework states that less than substantial harm can be weighed against the public good / potential benefits of the scheme. As this application is in order to attract increased footfall to the Pier and support local tourism it is the Planning Officer’s view that permission should be granted.
Councillors went on to debate the application.
Councillor Beaver proposed a motion, subject to the amended conditions and informative as presented by the Principal Planner, seconded by Councillor Davies, to grant the application as set out in the resolution below.
RESOLVED – (8 for, to 1 against) that Full Planning Permission be granted subject to the following conditions:
1. The kiosks hereby approved shall be for a limited period for five years, expiring on 6 March 2024.
On or before this date:
a) the buildings and any associated materials and equipment shall be removed from the site;
b) the site on which the kiosks are placed shall be restored to its former use and condition in accordance with the details that have been submitted to and approved in writing by the Local Planning Authority.
2. The development hereby permitted shall be carried out in accordance with the following approved plans:
01, 02, 04 Rev A, 06, 07 Rev A, 08 Rev A.
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. The sheds hereby permitted shall remain in A1 use only for the entirety of the lifetime of the development.
5. The sheds hereby approved shall not be used or occupied until the following details have been submitted to and approved in writing by the Local Planning Authority:
- proposed scheme of decoration for the new sheds – details to include catalogue details of paint types, colours and finishes
- external cladding materials for the shed roofs
- door materials
- details of maintenance, having regard to the site's location and extent of weathering the sheds are likely to be subject to
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. The sheds must be maintained as approved thereafter.
6. The window frames permitted by this permission shall be formed in timber unless otherwise agreed in writing by the Local Planning Authority.
7. Additional waste storage facilities will be secured within the footprint of each kiosk hereby approved, and at no time shall be stored outside in the public area.
8. Work which is audible at the site boundary and deliveries to and from the premises, during construction, shall not take place before 8am and after 6pm Monday - Friday or before 9am and after 1pm on Saturdays, and at no time on Sundays or Bank Holidays.
Reasons:
1. The development is of a type not considered suitable for permanent retention.
2. For the avoidance of doubt and in the interests of proper planning.3. To safeguard the amenity of adjoining residents.
4. To provide retail services on the Pier appropriate to the overall activity on the Pier.
5. To ensure a satisfactory standard of development.
6. To ensure a satisfactory standard of development.
7. To ensure a satisfactory standard of development.
8. To safeguard the amenity of adjoining and future residents.
Notes to the Applicant
1. 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.
2. Failure to comply with any condition imposed on this permission may result in enforcement action without further warning.
3. The applicant should be aware of ongoing maintenance required with the ownership and operation of the Pier including structural maintenance which should be carried out on a regular basis.
4. The applicant is strongly advised to contact the Environmental Health Division before services, fixtures and fittings etc are installed for advice on satisfying the requirements of food safety, and Health and Safety law.
5. The applicant is strongly advised to develop a Conservation Management Plan for the development of the Pier as a whole, in consultation with the Local Planning Authority and Historic England.
Supporting documents:
- MAP_HS_FA_18_00900_The Pier, item 110a PDF 311 KB
- HS-FA-18-00900 Hastings Pier, White Rock, item 110a PDF 130 KB
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