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Agenda item
Land adjacent 30 Shepherd Street
Minutes:
Proposal:
Erection of five dwellings (one house & four flats)
Application No:
HS/FA/14/00916
Existing Use:
Mixed Use - Art Galley/Retail
Hastings Local Plan 2004
E4, DG1, DG2, DG3, DG11, C1, C2, C8,
C10
Conservation Area:
Yes - St. Leonards East
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
FA2, SC1, EN1, EN3, H1, H2, H3, E1,
T3
Development Management Plan
Proposed Submission Version:
DM1, DM3, DM4, DM6, HN1, HN2, HN3,
HN5
Public Consultation:
4 letters of objection received
The Development Manager reported on a full planning application for the erection of 5 dwellings (one house and four flats) within a yard area formally associated with a builders merchants (Brookers) at Land Adjacent to 30 Shepherd Street, St. Leonards on Sea.
The proposal follows the refusal of three schemes at the site and subsequent appeals both of which were dismissed following a hearing.
The site is located within the St. Leonards East Conservation Area and consists of a two storey building fronting Norman Road and a former cinema auditorium and yard area to the rear which front Shepherd Street. The main building is in use as an art gallery and was formerly used as a builders merchants (Brookers).
On Norman Road the site adjoins a two storey terrace building to the east and a three storey residential building to the west. The majority of other buildings in the area are 2-3 storey terraced buildings in use for commercial purposes at ground floor level and either residential or office space above. The yard area to the rear at Shepherd Street adjoins a row of two storey Victorian terraced dwellings to the west. The auditorium building adjoins a car park to the east.
The main considerations were the impacts of the proposal on character and appearance; living environment; amenity of neighbouring and future residents; highway safety and parking; housing type and affordable housing; safety and security; loss of employment land, drainage and bin storage.
Having regard to the recent appeal decision, the Development Manager felt the proposal would result in additional residential development without resulting in adverse impacts on its surroundings. The Development Manager recommended the application be approved subject to conditions.
The Human Rights considerations had been taken into account fully in balancing the planning issues.
Councillor Scottproposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Roberts.
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 works shall commence until the following details have been submitted to and approved in writing by the Local Planning Authority:
(i) Schedule of the materials and finishes for walls
(ii) Joinery details at 1:10 scale with 1:2 or 1:1 sections to include windows and doors
(iii) solar panel details
(iv) rainwater goods and external pipe work
Works 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.
(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;
(ii) Development shall be carried out in accordance with the details approved under (i) and the dwellings hereby approved shall not be occupied until those works have been completed;
(iii) The dwellings hereby approved shall not be occupied 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.
4.
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.
5.
No unit hereby approved shall be occupied until readily accessible external storage space for refuse bins awaiting collection has been provided to the satisfaction of the Local Planning Authority;
6.
The development shall not be occupied until cycle parking areas have been provided in accordance with details which have been submitted to and approved in writing by the Planning Authority and the areas shall thereafter be retained for that use and shall not be used other than for the parking of cycles;
7.
The archway entrance proposed to Shepherd Street shall be used for pedestrian and cycle access only and not by motorised vehicles unless otherwise agreed in writing by the local planning authority; and
8.
The development hereby permitted shall be carried out in accordance with the following approved plans:
BA1416.501B; 502A; 503B, 504, 505, 506,
Reasons:
1.
This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990;
2.
To ensure that the finished extension matches the appearance of the existing dwelling (Hastings Local Plan 2004 - Policy DG1);
3.
To ensure a satisfactory standard of development;
4.
To safeguard the amenity of adjoining residents. (Hastings Local Plan 2004 - Policy DG4);
5.
To ensure a satisfactory form of development in the interests of the character and amenity of the area;
6.
In order that the development site is accessible by non car modes and to meet the objectives of sustainable development;
7.
In the interests of vehicular and pedestrian safety; and
8.
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.
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, Southern House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW (Telephone: 0330 303 0119) or www.southernwater.co.uk; and
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.
Supporting documents:
- Land adjacent to 30 Shepherd Street, item 63b PDF 96 KB
- MAP - Land adjacent to 30 Shepherd Street, item 63b PDF 460 KB
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