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Agenda item
Kiosk, Upper Promenade, Opposite Eversfield Place, Foreshore, Eversfield Place
Minutes:
Proposal:
Seafront retail kiosk
Application No:
HS/FA/14/00834
Existing Use:
Promenade
Hastings Local Plan 2004
T1, S4, DG1, DG14, DG18, C1, C3
Conservation Area:
Yes - Eversfield Place
National Planning Policy Framework
Sections 1, 2, 7 & 12
Hastings Planning Strategy
FA2, FA6, SC1, EN1, E4
Development Management Plan
Proposed Submission Version:
Other
DM1, DM3, DM6, HN1, SA3, SA4, CQ1
Seafront Strategy
Public Consultation:
7 letters of objection received
The Development Manager reported on a full planning application, submitted by the Council, to construct a new seafront retail kiosk for use as takeaway/snack bar at Eversfield Place, Foreshore, St. Leonards on Sea.
The site is located within the Eversfield Place Conservation Area and is on one of the three matching viewing bays located on the upper promenade between the Pier and Warrior Square, directly over Bottle Alley and adjacent to the Weather Station kiosk. Nearby there are two of the five seafront shelters, which are Grade II Listed Buildings.
There is a cycle route that runs from one end of the seafront to the other which is located between the Weather Station and the upper promenade/viewing bay railings to the south. A section of this cycle route measuring 17 metres is to be suspended in the area of the proposed kiosk.
The proposed kiosk will be of cylindrical design on one of the three viewing bays. The kiosk will have a white painted rendered finish to the walls and a grey Terne coated stainless steel roof, giving a lead patina appearance (weathered lead). The kiosk will be on a cast concrete slab, separated from the existing surface by a membrane. A duct will be made through the promenade to Bottle Alley to connect to services. The kiosk will have sloping roof at a height of 3600mm maximum and 2800mm minimum and is 3800mm in diameter, not including the canopy. The personnel door will be in the eastern elevation, painted blue and of timber with a stainless steel porthole window. The serving counter to the northern elevation will have polished, perforated, corrugated aluminium shutters with stainless steel runners. A hardwood bench seat will form part of the structure and will be in the southern elevation facing the sea.
The main issues considered were the benefit to the local tourist economy; impacts of the proposal on the amenity of nearby residents and visitors; transport and parking; safety; impacts on the nearby Grade II Listed Buildings and character and appearance of the Seafront and Conservation Area.
The Development Manager considered the proposal would help benefit the local tourist economy. He believed that it would not result in substantial harm to the Conservation Area or nearby Grade II Listed Buildings and there would be no significant adverse impact on neighbouring properties; the character of the area or on highway safety. He therefore recommended that planning permission be granted subject to conditions.
A report containing some late electronic comments had been received since the publication of the agenda. This was circulated to the Committee prior to the meeting.
The Human Rights considerations had been taken into account fully in balancing the planning issues.
With the agreement of the Chair, Councillor Beaney circulated some proposed reasons for refusal of the application, for the committee to consider.
Councillor Beaneyproposed a motion to refuse the application, this was seconded by Councillor Beaver. The motion was lost by 4 votes for and 6 votes against. Councillor Dowlingproposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Wincott.
RESOLVED – by (6 votes to 4) 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 commence until the following details have been submitted to and approved in writing by the Local Planning Authority:
i) Interface details to show how the kiosk is intended to be fixed onto the promenade/roof of Bottle Alley,
ii) Methodology statement for the formation of the service duct, which shall also include a full specification for making good,
iii) Sample of the external render colour,
iv) Sample of the paint colour to be used for the personnel door.
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;
3.
The use herby approved shall not commence until the following details have been submitted to and approved in writing by the Local Planning Authority:
i) Details of the methods of cooking proposed,
ii) Technical and design details of any extraction equipment required including plans indicating the course of any ducting or external vents at a scale of no less than 1:50 or similar and manufactures details (including maximum working sound level). These details shall include the design of any external parts.
The planning permission shall be implemented and maintained in accordance with the details approved and shall not be occupied until those works have been completed;
4.
Before display, details of any signs or advertisements on the building shall be submitted to and approved in writing by the Local Planning Authority. Thereafter no signs or advertisements other than those approved shall be displayed;
5.
The premises shall only be open for customers until 17:00 during the winter and no later than 21:00 summertime;
6.
The development hereby permitted shall be carried out in accordance with the following approved plans:
HBC2655-10, HBC2655-11, HBC2655-12, HBC2655-13, HBC2655-14, HBC2655-15.
Reasons:
1.
This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990;
2.
In the interests of the amenity of the neighbouring residential occupiers and of the character and amenity of the Eversfield Place Conservation Area;
3.
In the interests of the amenity of the neighbouring residential occupiers and the visual amenities of the conservation area;
4.
To enable the local planning authority to control the display of signs and advertisements in the interests of the character and amenity of the Eversfield Place Conservation Area;
5.
In the interests of the amenity of the neighbouring residential occupiers; and
6.
For the avoidance of doubt and in the interests of proper planning.
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 cycle route has been installed by a legal Order, an amendment will therefore be required for any alterations to it;
4.
Future tenants should be advised to contact the Council's Food, Health and Safety Team on telephone number (01424) 451078 or by email on foodsafety@hastings.gov.uk; and
5.
In addition to the requirements of condition 4 above, separate advertisement consent may be required for the display of signs or advertisements on the building.
Supporting documents:
- Kiosk, Upper Promenade, Opposite Eversfield Place, Foreshore, Eversfield Place, item 63a PDF 95 KB
- MAP - Kiosk, Eversfield Place, item 63a PDF 299 KB
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