-
Agenda item
Land off Robert Tressell Close
Minutes:
Proposal:
Erection of 10no. family dwellings
and associated parking and access
roads
Application No:
HS/FA/14/00823
Existing Use:
Vacant
Hastings Local Plan 2004
DG1, DG2, DG3, DG11, C1
Conservation Area:
Yes – Blacklands
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
DS1, FA2, SC1, SC3, SC4, EN1, EN2
EN3, H1, H2, H3, T3
Development Management Plan
Proposed Submission Version:
DM1, DM3, DM4, HN1, HN7, HN8
Public Consultation:
5 letters of objection received
The Development Manager reported on an application for the erection of 10 two storey family dwellings and associated parking and access road at Land off Robert Tressell Close, Hastings.
The site is located within an undeveloped parcel of land to the west of Robert Tressell Close. The site adjoins residential properties to the north and south and the boundary of the Blacklands Conservation Area runs along the site’s northern boundary. A vacant area of the land lies to the east and a parking area to the west. Mature trees run along part of the northern, southern and eastern boundaries. The area is defined by a mixture of housing types including larger houses at Lower Park Road to the north.
Planning permission exists on the land for 9 dwellings (HS/OA/07/00963 & HS/DS/10/00681). The approved scheme involves taking access from the parking/turning area at the western end of Robert Tressell Close with the dwellings arranged around an access road running across the centre of the site from east to west. Works to the access have commenced and it is considered that the scheme of 9 dwellings has been implemented for planning purposes, and will therefore be extant in perpetuity.
In 2014 a planning application was made for 11 dwellings on the same site (planning application: HS/FA/14/00144). The scheme was withdrawn due to concerns regarding the proximity of three of the units to protected trees along the site's eastern boundary.
The current application was also originally for 11 dwellings but following negotiations is now for 10 dwellings. The layout involves taking access from the parking/turning area in a similar way to that previously approved, but altering the layout so that the houses are arranged around a 'T' shape access road. Each dwelling is be 4 bedroom with 2 x parking spaces and a rear garden. Four housing types are proposed including 6 x 2 storey pitched roof properties (Plots 1- 6), a pair of two storey pitched roof properties (plots 7 & 8) and 2 x 3 storey properties with half hipped roofs (Plots 9 & 10). The materials proposed include: facing brick, concrete tiles and UPVC windows.
The main considerations were the impacts of the proposal on the loss of trees, ecology and biodiversity, highways and parking, drainage, housing type and density, affordable housing, living environment, character and appearance and the amenity of neighbouring residents. The Development Manager considered the proposal would result in the formation of additional family size accommodation without adversely impacting on its surroundings and therefore recommended planning permission be granted subject to conditions.
The Human Rights considerations had been taken into account fully in balancing the planning issues.
Councillor Beaverproposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Scott.
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 development shall take place until the measures outlined in the submitted ecological statements and reports (Land off Robert Tressell Close, Hastings, Ecological Impact Assessment by the Bourne Valley Consultancy dated September 2007; and the update letter from the Bourne Valley Consultancy dated 17 October 2014) 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, further survey work, the erection of bird boxes on buildings or other conservation enhancements), in which case the works shall be carried out in accordance with the timescales contained therein or;
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;
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.
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.
No development shall take place until there has been submitted to and approved by the Local Planning Authority a scheme of soft landscaping, which 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 (in accordance with BS5837 2012: Trees in relation to design, demolition and construction – Recommendations). 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;
5.
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;
6.
No development shall take place until full details of the hard landscape works have been 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;
7.
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;
8.
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;
9.
The dwellings hereby approved shall not be occupied until provision has been made for high speed broadband infrastructure to serve the development;
10.
Prior to the commencement of development details of the proposed surface water drainage shall be submitted to the Local Planning Authority for approval. The development shall be completed in accordance with the approved details;
11.
During any form of earthworks and/or excavations that are carried out as part of the development, suitable vehicle wheel washing equipment should be provided within the site, to the approval of the Planning Authority, to prevent contamination and damage to the adjacent roads;
12.
The development shall not be occupied until parking areas have been provided in accordance with the approved plans and the areas shall thereafter be retained for that use and shall not be used other than for the parking of motor vehicles;
13.
The development shall not be occupied until cycle parking areas have been provided in accordance with the approved plans and the areas shall thereafter be retained for that use and shall not be used other than for the parking of cycles;
14.
During development every loaded lorry shall be covered before leaving the site;
15.
No development shall take place until a scheme has been submitted to and approved by the Local Planning Authority that shows works to improve pedestrian access between the site and Priory Avenue by installing dropped kerbs at junctions where necessary. The improvements shall be provided prior to the occupation of any of the dwellings hereby approved, and shall be implemented in accordance with the approved scheme;
16.
No site clearance or tree or hedge removal shall be carried out on site between the 1st March and 31st July inclusive in any year, unless otherwise approved in writing by the Local Planning Authority;
17.
No development shall commence until details of the size and location of any temporary structures required during the construction process, proposals in respect of the public footpath during construction, a vehicle wheel washing facility together with areas for the storage of materials, and temporary site hoardings has been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be implemented in full accordance with the approved details, and the approved details shall remain in place and in operation for the duration of the construction period;
18.
Prior to the commencement of development, an invasive non-native species protocol shall be submitted to and approved by the local planning authority, detailing the containment, control and removal of Japanese Knotweed on site. The measures shall be carried out strictly in accordance with the approved scheme;
19.
No building hereby permitted shall be occupied until the same has been connected to the main drainage system and the approved means of vehicular and pedestrian access thereto have been constructed to a specification and to an extent approved by the Local Planning Authority in relation to that building;
20.
No development shall take place above ground until details of the materials to be used in the construction of the external surfaces of the dwellings hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details; and
21.
The development hereby permitted shall be carried out in accordance with the following approved plans:
1210-001REV E; 1210-002REV E; 1210-003REV E; 1210-004REV E; 1210-005REV E; 1210-015REV A; 1210-100REV X; 1210-101REV H; 1210-102REV E; 1210-103REV C; 1210-130REV E; 1210-131REV C; 1210-132REV A-; 1210-140REVD; 1210-141REV C; 1210-142REV C; 1210-144REV A-; 1210-210REV A; 1210-211REV A; 1210-220REV A;
Reasons:
1.
This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990;
2.
To protect features of recognised nature conservation importance. (Hastings Local Plan 2004 policies NC8 and NC9);
3.
To ensure a satisfactory standard of development;
4.
To ensure a satisfactory form of development in the interests of the visual amenity;
5.
To ensure a satisfactory form of development in the interests of the visual amenity;
6.
To ensure a satisfactory form of development in the interests of the visual amenity;
7.
To ensure a satisfactory form of development in the interests of the visual amenity;
8.
To safeguard the amenity of adjoining residents. (Hastings Local Plan 2004 - Policy DG4);
9.
To ensure a satisfactory standard of development;
10.
In the interests of highway safety;
11.
In the interests of highway safety and for the benefit and convenience of the public at large;
12.
To ensure the safety of persons and vehicles entering and leaving the access and proceeding along the highway;
13.
In order that the development site is accessible by non car modes and to meet the objectives of sustainable development;
14.
In the interests of highway safety and the amenities of the area;
15.
To ensure that a reasonable standard of access is provided in the interests of pedestrian and traffic safety. (Hastings Local Plan 2004 policy TR10);
16.
To protect features of recognised nature conservation importance;
17.
In the interests of the visual and residential amenities of the locality;
18.
To protect features of recognised nature conservation importance. (Hastings Local Plan 2004 policies NC8 and NC9);
19.
To ensure that no property is occupied until adequate access and drainage facilities have been provided;
20.
In the interests of the visual amenity of the area. (Hastings Local Plan 2004 - Policy DG1); and
21.
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;
5.
In the event that any sewers are found within the site the applicant is advised to contact Atkins Ltd. Anglo St James House, 39A Southgate Street, Winchester, SO23 9EH (Telephone 01962 858688) or www.southernwater.co.uk;
6.
No excavation, mounding or tree planting should be carried out within 3m of the public foul sewer, and no new soakaways should be located within 5m of the public sewer without consent from Southern Water Services Ltd. The applicant is advised to contact Atkins Ltd. Anglo St James House, 39A Southgate Street, Winchester, SO23 9EH (Telephone 01962 858688) or www.southernwater.co.uk;
7.
The Local Highway Authority would wish to see the roads within the site that are not to be offered for adoption laid out and constructed to standards at, or at least close to, adoption standards; and
8.
With regard to condition 14 of this planning permission the applicant's attention is drawn to the guidance set out in the Environment Agency's booklet: "The Knotweed Code of Practice", a copy of which is obtainable at:
https://www.gov.uk/japanese-knotweed-giant-hogweed-and-other-invasive-plants
Supporting documents:
- Land off Robert Tressell Close, item 71c PDF 94 KB
- MAP_Land off Robert Tressell Close, item 71c PDF 346 KB
-
My council
Contact
Contact us if you have a question about democratic services.
Content
The content on this page is the responsibility of our Democratic Services team.