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Agenda item
8-10 Clifton Road, Hastings (HS/FA/20/00248)
(R Fellows, Senior Planning Officer)
Minutes:
8-10 Clifton Road, Hastings (HS/FA/20/00248)
Proposal
Change of use from Care Home (C2) to a 17 bedroom HMO (Sui Generis), including permanent onsite staff accommodation/office at basement level and the addition of ground floor roof lights (amended description).
Application No
HS/FA/20/00248
Listed Building
No
Public Consultation
6 letters of objection
The Senior Planning Officer presented the application for change of use from Care Home (C2) to a 17 bedroom HMO (Sui Generis), including permanent onsite staff accommodation/office at basement level and the addition of ground floor roof lights.
Councillors were shown plans, photographs and elevations of the application site.
The application fronts onto Clifton Road. Frederick Road runs to the west of the site and Speckled Wood is on the east. The site is in a residential area, close to public services and shops and a bus stop is directly outside, which goes to Hastings train station and Tesco Hollington.
The Senior Planning Officer explained that there is no onsite parking provision. East Sussex County Council was consulted on the application and raised no objection. Typically, a development of this scale would require 5 parking spaces, however given the type of accommodation that is proposed, which is temporary, generally the level of car ownership is far less. As a result of the type of accommodation and the accessibility to public transport links the development is not considered to have a significant impact on the parking demand in the area.
The roof lights are proposed on the flat roof towards the rear of the building. The boundary fence runs along Clifton Road and is where the amenity space will be.
There are proposed changes to the internal layout to the building to provide additional kitchen and bathroom facilities on the basement and ground floors. The internal layout and bedroom sizes are compliant with Hastings Borough Council’s guidance on housing in multiple occupation and amenity standards and there were no objections raised to the internal layout by HMO Licensing. The internal layout of the building is secured by Condition 5, which protects the future amenities of occupiers but also the retention of staff accommodation at basement level. The application is also supported by a management plan which is secured by Condition 6, which outlines that staff accommodation will be provided.
Councillor Cox proposed a motion, seconded by Councillor O’Callaghan, to approve the planning application.
RESOLVED – (unanimously) 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: Site Location Plan, Block Plan, ENA-001-125, 1505-100, 1505-101, 1505-110 Rev B and 1505-111 Rev B.
3. The development shall not be occupied or brought into use until cycle parking areas have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. The cycle parking area shall thereafter be retained for that use and shall not be used other than for the parking of cycles.
4. The development shall not be occupied until details of refuse storage have been submitted to and approved in writing by the Local Planning Authority. Details shall also include refuse bin collection points, where relevant. The refuse storage area and collection point shall thereafter be retained for that purpose.
5. The use of the property hereby approved shall at all times operate in accordance with the layout as shown on approved drawing nos. 1505-111 Rev B and 1505-11-Rev B with no alteration to the internal layout, unless first otherwise agreed in writing with the Local Planning Authority.
6. The development hereby approved shall be managed in accordance with the Clifton Residence Management Plan Dated June 2020. Any subsequent revisions or amendments to the management plan, shall be agreed in writing with the Local Planning Authority prior to any changes made.
7. No external lighting scheme shall be installed unless full details of the provisions for the avoidance of ‘Spill light’, that is to say light that obtrudes beyond the area it was intended to light and into surrounding areas or onto surrounding properties, has been submitted to and approved in writing by the Local Planning Authority. Any external lighting scheme shall be installed and maintained in accordance with the approved details.
8. No House in Multiple Occupation (HMO) room hereby approved shall be occupied until details have been submitted to and approved in writing by the Local Planning Authority indicating that the approved HMO rooms conform to the ‘indoor ambient noise levels for dwellings’ guideline values specified within BS 8233:2014. The approved sound insulation and noise reduction measures shall be installed prior to occupation and in accordance with the approved details and retained as approved thereafter.
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 order that the development site is accessible by non car modes and to meet the objectives of sustainable development
4. In order to secure a well planned development that functions well, protects the visual amenities of the area and the living conditions of future residents.
5. In the interests of local character, the amenity of neighbouring residential occupiers and to ensure that occupants have a good living standard of accommodation.
6. In order to secure a well managed development, protects the visual amenities of the area, the living conditions of future occupiers and in the interests of neighbouring residential amenity.
7. In the interests of neighbouring residential amenity.
8. In the interests of the amenity of the future occupiers of the HMO rooms.
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 development subject to this application falls within a highlighted proximity of a mains gas pipe which is considered a major hazard.
The applicant/ agent/ developer is strongly advised to contact the pipeline operator PRIOR to ANY works being undertaken pursuant to the permission granted/ confirmed by this notice.
Address is:
Southern Gas Networks Plc
SGN Plant Location Team
95 Kilbirnie Street
Glasgow
G5 8JD
Tel: 01414 184093 OR 0845 0703497
Search online at:
www.linesearchbeforeyoudig.co.uk
SGN personnel will contact you accordingly.
4.
Waste should be contained within 1280 litre bins, to be supplied by the developer.
Supporting documents:
- MAP HS_FA_20_00248 8-10 Clifton Road, item 227a PDF 474 KB
- HS-FA-20-00248 8-10 Clifton Road, item 227a PDF 343 KB
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