1A Park Wood Road, Hastings, TN34 2RN (HS/FA/19/00188)
(a) 1A Park Wood Road, Hastings, TN34 2RN (HS/FA/19/00188)
Removal of existing flat roof and the
construction of a new Mansard roof extension to provide two bedrooms with ensuite showers
Yes - 4 letters of objection, 1 petition of objection, 15 letters of support
Cllr Edwards left the chamber for this item due to his prejudicial interest.
The Principal Planning Officer, Mrs Wood presented the application for removal of existing flat roof and the construction of a new Mansard roof extension to provide two bedrooms with ensuite showers.
She commented that there had been no updates on correspondence since the publishing of the agenda
Councillors were shown plans and photographs of the application site. The Principal Planning Officer explained that the application was recommended for refusal. She stated that the application would result in an increase of 2.7m in height to the building. She said the dwelling would be out of keeping due to its bulk and height which would have an overbearing effect on its neighbours.
The lead petitioner, Michael Stewart was present and spoke against the application.
He commented that the proposed application is not in keeping with the rest of the road but more so with the buildings on The Ridge. The increase in height would make it larger than other buildings in Park Wood Road and would be invasive for people living in the area. The person living opposite has high trees blocking their view of this property. 3 of the bedrooms of the proposed property would have facing into his property and two of those, view directly into his house. If the application is approved it could set a precedent to other properties in the road to have three floors.
The applicant’s agent, Peter Griffiths was present and spoke in favour of the application as he had prepared the application on behalf of the owner.
He commented that the existing dwelling was constructed in the early seventies and is unattractive with poor thermal qualities. The owner had until recently been trading from the nearby site but has since retired. The owner is now seriously ill and would like to upgrade his house thermally and allow his family space to look after him. The proposed application adds much needed accommodation for the owner. The roof is in keeping with other local properties. The application height is no larger than other homes near the site. The side elevation windows that the petitioner is worried about are for bathrooms and will have obscured glazing. In his opinion the impact will be minimal as it matches the height of three adjoining properties nearby.
Councillors asked the applicant’s agent if he had considered ground level changes to minimise the impact of the application. The applicant commented that the only opportunity at the ground floor is the garage and that is closer to number 1 and would cause greater issues.
The Principal Planning Officer commented that overlooking was not a significant issue as set out in the report and the impact of the character of the building on the area is.
Councillors asked if there are any other three storey properties in Park Wood Road. The Principal Planning Officer confirmed that there are none but there are loft conversions.
Councillors debated the application.
Councillor Beaver proposed a motion, seconded by Councillor Cox, to refuse the application for the reasons set out in the resolution below.
RESOLVED – (6 for, 3 against) that Full Planning Permission be refused for the following reasons:
1. The proposed development by virtue of its design, scale, bulk would result in an incongruous form of development that would be out of keeping with, and harmful to, the character of the area. The proposal is therefore considered contrary to Policy DM1 of the Hastings Development Management Plan (2015) and Paragraphs 127 and 130 of the National Planning Policy Framework (2019).
2. The proposed development by virtue of its design, scale and bulk would result in a development that is overbearing and detrimental to the residential amenities of the residents at No.1 Park Wood Road. The proposal is therefore considered contrary to Policy DM3 of the Hastings Development Management Plan (2015) and Paragraph 127 of the National Planning Policy Framework (2019).
Note 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.
- MAP HS_FA_19_00188_1A Park Wood Road, item 153a PDF 417 KB
- HS_FA_19_00188 1A Park Wood Road, item 153a PDF 92 KB