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Agenda item
Proposed Queensway Gateway Road (Land between Queensway and Sedlescombe Road North)
- Meeting of Planning, Wednesday, 4th February, 2015 6.00 pm (Item 69a)
- View the declarations of interest for item 69a
Minutes:
Proposal:
Proposed Queensway Gateway Road (land between Queensway and Sedlescombe Road North), St. Leonards on Sea
Application No:
HS/FA/14/00832
Existing Use:
Construction of a new road linking
Sedlescombe Road North (A21)
With Queensway (B2092)
Hastings Local Plan 2004
E2, NC6, NC7, NC8, NC9, NC10,
NC11, L1, L2, DG1, DG4, DG26,
DG27, and C6
Conservation Area:
No
National Planning Policy Framework
Sections 1, 4, 11 and 12
Hastings Planning Strategy
DS2, FA1, FA6, SC1, SC2, SC7,
EN1, EN2, EN3, EN4, EN6, EN7,
E2, T1, T2 and T3
Development Management Plan
Proposed Submission Version:
LP1, DM1, DM3, DM4, DM5, DM6,
HN4, HN7, HN8 and HN9
Public Consultation:
371 letters of objection received
and 1 petition
The Development Manager reported on an application that sought permission for the construction of a new road linking Sedlescombe Road North (A21) with Queensway (B2092) on the proposed Queensway Gateway Road (land between Queensway and Sedlescombe Road North), St. Leonards on Sea.
The applicant proposed to build a new road linking Sedlescombe Road North with Queensway – the Queensway Gateway Road (QGR). The QGR proposal includes 3 roundabouts – one at either end of the road where it would join the existing network and one in the middle which would allow for access to the allocated and emerging allocated land for employment development.
The proposal utilises the existing Whitworth Road alignment with a new section of road being proposed from the end of Whitworth Road to Queensway. No right turn left in and left out only junctions are proposed for the accesses to the existing businesses on Whitworth Road and a new left in and left out only junction is shown into the northern part of Sainsbury’s car park.
The proposal includes shared footways and cycleways between the middle roundabout and Sedlescombe Road North, uncontrolled crossings and upgrades and diversions to existing Public Rights of Way.
The proposed QGR has materialised in an attempt to realise the development potential of allocated and emerging allocated employment land (as shown in the HLP and DMP policies LRA7 and LRA8). Funding and support for the road is available from the South East Local Enterprise Partnership (SELEP).
The proposed QGR also intends to perform a strategic role in linking the A21 with the Hastings and Bexhill ‘growth corridor’ - comprising Queensway and its various employment allocations, the Bexhill to Hastings Link Road (BHLR), and the North Bexhill development area. It is intended that this development will help Hastings and Rother to realise their housing and employment requirements, increase connectivity in the area and avoid congestion along The Ridge.
The main issues considered were the principle of the development; the transportation impacts and the environmental impacts, which covers matters such as noise and vibration; air quality, ecology and nature conservation, landscape and visual amenity, ground conditions, water quality and drainage; and heritage.
The Development Manager recommended that planning permission be granted subject to conditions to secure an appropriately mitigated development.
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 have been taken into account fully in balancing the planning issues.
The petitioner, Dr Clark, was present and spoke against the application.
The applicant, Mr John Shaw from Sea Change, was present and spoke in support of the application.
Members discussed this item at length.
Councillor Edwards proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Beaver.
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.
The development hereby permitted shall be carried out in accordance with the following approved plans:
C600-015 S3, C600-016 S2, C600-025 S1, C100-025 S2, C100-026 S3, and C100-040 S6;
3.
Before each phase of development, in accordance with the phasing approved as part of condition 24 below, is commenced a Construction Environmental Management Plan (not including biodiversity) in accordance with the approach outlined in the chapters of the submitted Environmental Statement shall be submitted to, and approved in writing by, the local planning authority. The approved CEMP shall be adhered to throughout the construction period. The CEMP shall provide for:
· the parking of vehicles of site operatives and visitors;
i) loading and unloading of plant and materials;
ii) construction traffic management;
iii) storage of plant and materials used in constructing the development;
iv) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;
v) wheel washing facilities;
vi) measures to control the emission of dust and dirt during construction;
vii)measures to control noise disturbance;
viii) measures to investigate and remediate any land contamination;
ix) measures to maintain land stability during construction;
x) a scheme for recycling/disposing of waste resulting from demolition and construction works; and
xi) working hours.
4.
The road must be built to an adoptable standard;
5.
The road hereby approved shall not be brought into use until the stopping up of Junction Road to prohibit its use by motor vehicles has been completed;
6.
The road hereby approved shall not be brought into use until modifications to the northern end of Maplehurst Road to control traffic behaviour have been completed;
7.
Before the road hereby approved is brought into use a strategy for the monitoring of air quality once the road is operational, including an agreed timescale, shall be submitted to and approved in writing by the Local Planning Authority. The monitoring shall be carried out as approved;
8.
A report describing the results of the monitoring strategy required by condition 7 above shall be submitted to the local planning authority at intervals identified in the strategy. The report shall also set out any miitgation measures that may be required, to be agreed with the local planning authority, and then implemented;
9.
No development shall take place until the developer has secured the implementation of a programme of archaeological work, in accordance with a Written Scheme of Archaeological Investigation which has been submitted to and approved in writing by the Local Planning Authority;
10.
The development hereby permitted shall not be brought into use until the archaeological site investigation and post investigation assessment (including provision for analysis, publication and dissemination of results and archive deposition) has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition 9 above to the satisfaction of the Local Planning Authority, in consultation with the County Planning Authority;
11.
The road hereby approved shall not be brought into use until the diversion of the affected footpaths has been achieved under s257 of the Town and Country Planning Act 1990;
12.
The newly created paths - as a result of the diversion of the existing Public Rights of Way - shall be constructed to an adoptable standard;
13.
Before it is implemented a scheme of soft landscaping shall be submitted to and approved by the Local Planning Authority. It shall include indications of all existing trees and hedgerows on the land including details of those to be retained, together with measures for their protection in the course of development. New soft landscaping details shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate together with an implementation programme;
14.
All planting seeding or turfing comprised in the approved soft landscaping scheme shall be carried out prior to the operation of the road, 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;
15.
No development shall commence until details of how the development impacts upon existing drainage and sewerage infrastructure crossing the site has been submitted to and approved in writing by the Local Planning Authority. Details shall include measures for protection and diversion of the infrastructure were appropriate. The development shall be carried out in accordance with the approved details;
16.
No development shall take place until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development, has been submitted to and approved in writing by the Local Planning Authority. The drainage strategy should demonstrate the surface water run-off generated up to and including the 1 in 100 year critical storm (including an allowance for climate change) will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall subsequently be implemented in accordance with the approved details before development is completed;
17.
The surface water drainage scheme above shall include:
xii)details of how the scheme shall be maintained and managed after completion;
· details of specific measures to minimise the risk of deterioration in water quality of receiving watercourses and waterbodies downstream (for both the construction and operational phases of development);
· details that are in accordance with the submitted Flood Risk Assessment (ref 11636 Rev D1 dated September 2014); and
· details showing that the restricted discharge rates shall be in accordance with chapter 6 "Development Proposals", pages 18 to 31 of the FRA.
18.
Before each phase of development (including demolition, ground works, vegetation clearance) in accordance with the phasing approved as part of condition 24 below is commenced a Construction Environmental Management Plan for biodiveristy (CEMP: Biodiversity) shall be submitted to and approved in writing by the local planning authority. The CEMP: Biodiversity shall include the following;
· Risk assessment of potentially damaging construction activities.
· Identification of “biodiversity protection zones”.
· Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements).
· The location and timing of sensitive works to avoid harm to biodiversity features.
· The times during construction when specialist ecologists need to be present on site to oversee works.
· Responsible persons and lines of communication.
· The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person.
· Use of protective fences, exclusion barriers and warning signs.
The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details and phasing agreed, unless otherwise agreed in writing by the local planning authority;
19.
Before each phase of development (including demolition, ground works, vegetation clearance) in accordance with the phasing approved as part of condition 24 below is commenced a biodiversity monitoring strategy shall be submitted to, and approved in writing by, the local planning authority. The content of the Strategy shall include the following;
· Aims and objectives of monitoring to match the stated purpose.
· Identification of adequate baseline conditions prior to the start of development.
· Appropriate success criteria, thresholds, triggers and targets against which the effectiveness of the various conservation measures being monitored can be judged.
· Methods for data gathering and analysis.
· Location of monitoring.
· Timing and duration of monitoring.
· Responsible persons and lines of communication.
· Review, and where appropriate, publication of results and outcomes.
A report describing the results of monitoring shall be submitted to the local planning authority at intervals identified in the strategy. The report shall also set out (where the results from monitoring show that conservation aims and objectives are not being met) how contingencies and/or remedial action will be identified, agreed with the local planning authority, and then implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme.
The monitoring strategy will be implemented in accordance with the approved details;
20.
Before each phase of development (including demolition, ground works, vegetation clearance) in accordance with the phasing approved as part of condition 24 below is commenced an ecological design strategy (EDS) addressing, mitigation, compensation, enhancement, restoration, shall be to and approved in writing by the local planning authority.
The Ecological Design Strategy shall include the following;
· Review of site potential and constraints.
· Detailed design(s) and/or working method(s) to achieve stated objectives.
· Extent and location/area of proposed works on appropriate scale maps and plans.
· Type and source of materials to be used where appropriate, e.g. native species of local provenance.
· Timetable for implementation demonstrating that works are aligned with the proposed phasing of development.
· Persons responsible for implementing the works.
· Details of initial aftercare and long-term maintenance and management.
· Details for monitoring and remedial measures.
· Details for disposal of any wastes arising from works.
The Ecological Design Strategy shall be implemented in accordance with the approved details and phasing and all features shall be retained in that manner thereafter;
21.
Before each phase of development, in accordance with the phasing approved as part of condition 24 below, is commenced full details of the hard landscape works shall be submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. These details shall include proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (eg furniture, play equipment, refuse or other storage units, signs lighting etc.); proposed and existing functional services above and below ground (eg drainage, power, communications cables, pipelines etc. indicating lines, manholes, supports etc.); retained historic landscape features and proposals for restoration, where relevant;
22.
All hard landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed with the Local Planning Authority;
23.
No development of each phase of development, in accordance with the phasing approved as part of condition 24 below, shall commence until an adequate ground stability investigation has been undertaken and suitable stability measures have been submitted to and approved in writing by the Local Planning Authority. The development shall be completed in accordance with the approved details; and
24.
Before each phase of development is commenced details of the precise extent of that phase shall be submitted to and agreed in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved phasing.
Reasons:
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.
In the interests of:
· maintaining highway safety in accordance with policy DG1 of the Hastings Local Plan 2004, policy SC1 of the Hastings Local Plan: The Hastings Planning Strategy and policy DM3 of the emerging Hastings Local Plan: Development Management Plan;
· maintaining a tidy appearance during construction in accordance with policy DG1 of the Hastings Local Plan 2004, policy SC1 of the Hastings Local Plan: The Hastings Planning Strategy and policy DM1 of the emerging Hastings Local Plan: Development Management Plan;
· protecting neighbouring residential amenities in accordance with policy DG1 of Hastings Local Plan 2004, policy SC1 of the Hastings Local Plan: The Hastings Planning Strategy and policy DM3 of the emerging Hastings Local Plan: Development Management Plan;
· minimising the amount of construction and demolition waste being disposed of in landfill sites in accordance with the East Sussex County Council Supplementary Planning Document on Construction and Demolition Waste; and
· protecting the natural environment in accordance with policy EN1 of the Hastings Local Plan: The Hastings Planning Strategy.
4.
In the interests of highway safety as the road will be part of the strategic public highway in accordance with policy T3 of the Hastings Local Plan: The Hastings Planning Strategy;
5.
In the interests of highway safety and to ensure the free flow of traffic in the local highway network in accordance with policy T3 of the Hastings Local Plan: The Hastings Planning Strategy;
6.
In the interests of highway safety and to ensure the free flow of traffic in the local highway network in accordance with policy T3 of the Hastings Local Plan: The Hastings Planning Strategy;
7.
In the interests of the amenity of the neighbouring residential occupiers in accordance with policy DG1 of the Hastings Local Plan 2004 and policy DM6 of the Hastings Local Plan: Development Management Plan and to protect biodiversity of recognised importance in accordance with policy EN1 of the Hastings Local Plan: The Hastings Planning Strategy;
8.
In the interests of the amenity of the neighbouring residential occupiers in accordance with policy DG1 of the Hastings Local Plan 2004 and policy DM6 of the Hastings Local Plan: Development Management Plan and to protect biodiversity of recognised importance in accordance with policy EN1 of the Hastings Local Plan: The Hastings Planning Strategy;
9.
To ensure that the archaeological and historical interest of the site is safeguarded and recorded to comply with the National Planning Policy Framework;
10.
To ensure that the archaeological and historical interest of the site is safeguarded and recorded to comply with the National Planning Policy Framework;
11.
To ensure that Public Rights of Way are maintained;
12.
In the interests of pedestrian safety;
13.
In the interests of the visual amenity;
14.
In the interests of the visual amenity;
15.
To prevent increased risk of flooding and to ensure there is no damage to sewerage infrastructure;
16.
To reduce the risk of flooding, both on and off site, to improve and protect the water quality and improve habitat and amenity in accordance with the principles of the NPPF;
17.
To reduce the risk of flooding, both on and off site, to improve and protect the water quality and improve habitat and amenity in accordance with the principles of the NPPF;
18.
To protect features of recognised nature conservation importance;
19.
To protect features of recognised nature conservation importance;
20.
To protect features of recognised nature conservation importance;
21.
In the interests of the visual amenity and to ensure mitigation measures suggested in the submitted Environmental Statement are realised;
22.
In the interests of the visual amenity and to ensure mitigation measures suggested in the submitted Environmental Statement are realised;
23.
To ensure adequate mitigation for land instability in accordance with policy DG21 of the Hastings Local Plan 2004 and policy DM5 of the emerging Hastings Local Plan: Development Management Plan; and
24.
In the interests of allowing the development to continue in a flexible but controlled manner.
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.
Erection of flow control structures or any culverting of an ordinary watercourse requires consent from the Lead Local Flood Authority which is East Sussex County Council;
4.
Works to the existing highway will require a s278 legal agreement with East Sussex County Council;
5.
The requirements of condition 4 and 12 above should be discussed with East Sussex County Council prior to the start of construction and completion of a s38 legal agreement; and
6.
The applicant is advised to contact Southern Water with regard to condition 15 above.
Supporting documents:
- Queensway Gateway Road (land between Queensway and Sedlescombe Road North), item 69a PDF 154 KB
- MAP_Queensway Gateway Road (land between Queensway and Sedlescombe Road North), item 69a PDF 450 KB
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