Land to the rear of 5-7 Combermere Road (HS/FA/18/00825)
Erection of detached three storey house, including basement and formation of vehicular access onto Clinton Crescent
Yes – Springfield Road
Yes – 20 letters of objection and 1 petition of objection
The Principal Planning Officer, Mrs Wood, presented the application for the erection of a detached three storey house, including basement and formation of vehicular access onto Clinton Crescent.
The Principal Planning Officer informed the Committee that an additional objection had been received since the publication of the report.
Councillors were shown plans, photographs and elevations of the application site.
The petitioner, Mr Kelvie, was present and spoke against the application. Mr Kelvie informed the Committee that one of the important features of the area is its spacious and open feeling as a wide tree lined street with deep front and rear gardens. Now there is the possibility of a large property opposite which will have a significant impact on light, particularly in winter when the sun is low. Mr Kelvie said that the upper floor windows to the rear of the proposed property will overlook his garden and breakfast room, resulting in a loss of privacy and amenity. The site is insufficient in size and constitutes overdevelopment of a small garden plot. Mr Kelvie stated that the Planning Officer’s report specified that external amenity space should be 10 metres in length, and that this was not the case for this application.
Councillors asked questions of the petitioner.
The agent, Cos Polito, was present and spoke in support of the application. He stated that no objections were raised by stakeholders. The officer’s report highlights there will be no adverse impact arising from the development to neighbouring amenity. This is a sustainable development which makes efficient use of an unused garden plot and provides much needed housing stock. The Council’s own officers, including the Conservation Officer are satisfied.
No questions were asked of the agent.
The Principal Planning Officer confirmed that external amenity space is required to be 10 metres in length; however it can be taken on a case by case basis. As the external amenity space of the application is 10 metres in width and nearly 10 metres in length it has been recommended for approval. This is not unusual practice. She also confirmed that only a small part of the wall was to be removed and replaced with gates.
The Principal Planning Officer informed the Committee that the words ‘prior to the commencement of development above ground’ should be added to the beginning of condition 9.
Councillors debated the application.
Councillor Beaver proposed a motion, subject to the amendment to condition 9, seconded by Councillor Bishop, to grant the application as set out in the resolution below.
RESOLVED – (6 for, to 3 against) that Full 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: 1809/02, 1809/03, 1809/04 REV E and 1809/05
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 car parking spaces shown on the approved plan 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.
5. i. No part of the development shall be occupied until such time as the vehicular access has been constructed in accordance with plans and details submitted to and approved in writing by the Local Planning Authority.
ii. The access shall have maximum gradients of 4% (1 in 25) / 2.5% (1 in 40) from the channel line, or for the whole width of the footway/verge whichever is the greater and 11% (1 in 9) thereafter.
iii. No part of the development shall be occupied until provision has been made within the site in accordance with plans and details to be submitted to and approved by the Local Planning Authority, to prevent surface water draining onto the public highway.
6. No part of the development shall be occupied until covered and secure cycle parking spaces have been provided in accordance with plans and details submitted to and approved in writing by the Local Planning Authority. The area[s] shall thereafter be retained for that use and shall not be used other than for the parking of cycles.
7. (i) Construction of the development shall not commence until a detailed drainage layout showing 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 then be carried out in accordance with the details approved under (i) and no occupation of any of the dwellings or flats hereby approved shall occur until those works have been completed. and
(iii) No occupation of any of the dwellings or 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, which should include evidence of agreement in principle from the asset owner/organisation
8. No development shall take place until the measures outlined in the submitted ecological statements and reports by Meyhew Consultancy dated 7 July 2018, 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), 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.
9. Prior to the commencement of development above ground samples and details of the materials to be used in the construction of the external surfaces of the proposed dwelling hereby permitted have been submitted to or made available on site and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.
- Provision of samples of the roof covering. (ridges, hips, and tiles)
- Sample of Hung tiles to be used on the bays and gable ends.
- Details of all windows and doors on the building and the main gate to the site.
- Details of chimney pot
Slate tile sample
10. All planting seeding or turfing comprised in the approved soft landscaping scheme shall be carried out prior to the occupation of any part of the development, or with the written agreement of the Local Planning Authority, in the first planting and seeding seasons following the occupation of any buildings or the completion of the development, whichever is the sooner.
Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.
11. No development shall take place until temporary protective fences to safeguard the trees and/or hedges to be retained on the site have been erected in accordance with the current BS5837:2012: Trees in relation to design, demolition and construction, standards and to the satisfaction of the Local Planning Authority. All such fences shall be kept in a sound, upright and complete condition until the development has been completed and/or the Local Planning Authority confirm in writing that the works have been sufficiently completed for the fencing to be removed.
12. Prior to works above ground, details of appropriate climate change mitigation and adaptation measures as required by policy SC3 of the Hastings Local Plan, The Hastings Planning Strategy 2011-2028 should be submitted and approved by the Local Planning Authority.
13. Before the development hereby approved is occupied provision shall be made for the ability to connect to fibre-based broadband.
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. To safeguard the amenity of adjoining residents.
4. To ensure an adequate level of off-street parking to serve the development.
5. In the interests of road safety
6. To provide alternative travel options to the use of the car in accordance with current sustainable transport policies.
7. To prevent increased risk of flooding.
8. To ensure that the measures considered necessary as part of the ecological impact assessment are carried out as specified.
9. In the interests of the visual amenity of the area.
10. To ensure a satisfactory form of development in the interests of the visual amenity.
11. To ensure a satisfactory form of development in the interests of the visual amenity.
12. To ensure the development complies with Policy SC3 of the Hastings Local Plan: The Hastings Planning Strategy.
13. To ensure the development complies with Policy SC1 of the Hastings Local Plan: The Hastings Planning Strategy.
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. A formal application for connection to the public sewerage system is required in order to service this development, please contact Southern Water, Sparrowgrove House, Sparrowgrove, Otterbourne, Hampshire SO21 2SW (Tel: 0330 303 0119) or www.southernwater.co.uk.
4. Consideration should be given to the provision of a domestic sprinkler system.
5. The applicant is advised that they must ensure the proposed works, hereby approved, do not contravene laws protecting wildlife including the Countryside and Wildlife Act 1981. Where the applicant is in doubt they should contact Natural England on email@example.com Telephone 020 802 61089 or Environment and Natural Resources on firstname.lastname@example.org Telephone 01424 451107 prior to commencement of any works.
6. The bins must be presented on the highway on scheduled collection days.
- MAP_HS_FA_18_00825_Land Rear 5-7 Combermere Road, item 128b PDF 485 KB
- HS-FA-18-00825 Land to the rear of 5-7 Combermere Road, item 128b PDF 122 KB