Rocklands Private Caravan Park (HS/FA/19/00172)
Construction of paving slab patio around holiday let building
Yes – 1 petition and 5 letters of objection.
The Principal Planning Officer, Mrs Wood, presented the application for construction of paving slab patio around holiday let building.
The Principal Planning Officer informed the Committee that some amendments had been made to the conditions since the publication of the report. Condition 1, a time limit for implementation, was deleted and condition 3 (now condition 2) was amended to reflect the works had commenced. The Principal Planning Officer read out the wording of the amendments.
It was confirmed that the application does not amend or overturn the original conditions relating to the holiday let building itself or the appeal decision (APP/B1415/C/15/3029007) which resulted in consent granted under the amended scheme ‘scheme 3A’.
The Principal Planning Officer confirmed that investigations are underway into other unauthorised works but as these are not the subject of the application they were not considered in the officer’s report.
Objections suggested that the application should not be considered as a stand-alone application, but rather, should be considered as a variation to the approved consent under APP/B1415/C/15/3029007. The Principal Planning Officer noted paragraph 5(g) of the report (other matters raised by objectors) which states that the Council will argue that whilst the holiday let building is not yet occupied, the permission has indeed been implemented due to the nature and scale of the works undertaken so far. This means that a variation of permission is not applicable in this instance and the applicant submitted the correct application for the proposed works.
It was confirmed that the site does not encroach into Council owned land, and therefore the correct certificates of ownership have been completed. The Principal Planning Officer stated that the planting had not yet been implemented and would not be affected by the patio.
The Principal Planning Officer informed the Committee that there had been no objections from statutory consultees in relation to drainage and Scheduled Monument Consent had been applied for by the applicant and granted. She explained that there had been concerns from residents regarding drainage. She stated that the small increase in hardstanding would not result in a significant increase in surface water run-off and would not affect land stability.
Councillors were shown plans, photographs and elevations of the application site.
The petitioner, Mr Okines, was present and spoke against the application. Mr Okines said that whilst the construction of a patio may seem trivial there is great concern about the works being part retrospective and encroaching on Hastings Borough Council land. Additionally the petitioners have concerns about the accuracy of the planning officer’s report and fear treating the application as a separate application could mean the loss of previous conditions. Mr Okines commented that past failures were being repeated in the handling of this application and the report failed to address the petitioners’ objections regarding procedural errors and loss of conditions. Further to this the case officer has ignored unauthorised works. No details have been provided of the run offs and soakaways referenced in the report. The patio may also impact on holly trees that are considered to be part of the mitigating screening. Mr Okines requested that the application be refused or deferred until procedural issues have been dealt with.
The Committee asked questions of Mr Okines.
The applicant did not attend to speak in support of the application.
The Principal Planning Officer reassured the Committee that the application would not result in the loss of planning conditions from the appeal decision and that alleged breaches of planning control are being investigated. The Planning Services Manager added that draiage systems were put in place and connected to a combined sewer. She stated that no soakaway was proposed with this site and that rainfall would drain naturally.
Councillor Edwards proposed a motion, seconded by Councillor Bishop, to grant the application, subject to the amended conditions, as set out in the resolution below.
RESOLVED – (7 for, 2 against) that Full Planning Permission be granted subject to the following conditions:
1. The development hereby permitted shall be carried out in accordance with the following approved plans:
2. The development shall be undertaken in accordance with the measures outlined in the Arboricultural Report (The Mayhew Consultancy) dated March 2019, unless the scheme, or programme of measures contained within the ecological statements and reports is otherwise first varied, by way of prior written approval from the Local Planning Authority.
1. For the avoidance of doubt and in the interests of proper planning.
2. To protect features of recognised nature conservation importance.
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. The applicant is reminded that should any changes to the originally approved scheme be made in light of any subsequent revisions to drainage or relevant ground works that may occur through the building regulation process, then the drainage and soft landscaping conditions discharged under HS/CD/16/00655 may not be deemed to be discharged, and a further application may be required.
- MAP_HS_FA_19_00172_Rocklands Caravan Park, item 146a PDF 456 KB
- HS-FA-19-00172 Rocklands Private Caravan Park, item 146a PDF 102 KB