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Agenda item
Rocklands Private Caravan Park, Rocklands Lane, Hastings (HS/FA/20/00470)
Minutes:
Proposal
Application No
HS/FA/20/00470
Conservation Area
No
Listed Building
No
Public Consultation
Yes – 9 letters of objection
Councillor Bacon declared a prejudicial interest and left the meeting for the duration of this item.
The Planning Services Manager presented the application for variation of condition 2 (approved plans) of Appeal Decision APP/B1415/C/15/3029007 (EN/15/00028, HS/FA/14/01036) Amendments to balcony fenestration, appearance of the dining area window (north side - omitting opening casement) and omission of middle balcony post on south side.
Since publication of the report five additional responses were received from a representative of SEG (Save Ecclesbourne Glen). The responses say that Building Control needs to be consulted and all of the works within the redline area require Building Control consent. Additionally, they state that structural reports concerning balconies and ground stability are referred to but have not been provided.
The Planning Services Manager confirmed that Building Control provided an updated consultation response on 12th January advising there are no concerns.
The Planning Services Manager explained the relationship of the site to Hastings Country Park and land owned by Hastings Borough Council. The Caravan Park is sited wholly within the High Weald Area of Outstanding Natural Beauty. The Park is screened from the Country Park for the most part and is accessed by a narrow lane leading off Barley Lane.
The application is for a variation to condition 2 of approved plans that were granted on appeal. The amendments are to balcony fenestration adding balustrade posts; alterations of the dining area window so that it is non-opening; and omission of the middle balcony post on the south side.
The holiday let property was initially approved in 2013 but was not built in accordance with the approved plans, and therefore an enforcement notice was served requiring that work cease and the building be demolished. The enforcement notice was appealed and a subsequent inquiry held where amended plans were submitted by the appellant. The Planning Inspector varied the enforcement notice so that it required the holiday let to be built to the submitted plans. The building is now constructed in accordance with the approved plans, except for the matters being considered by the Committee.
It is considered that the additional balustrade posts will not harm the character or appearance of the area. The north elevation window is now non-opening and the change to its appearance is immaterial. The south elevation balcony has been built without the central post shown on the plans and Building Control have no objections.
Councillors were shown plans, photographs and elevations of the application site.
Councillor Roberts proposed a motion, seconded by Councillor Bishop, to approve the planning application.
RESOLVED (by 7 for, to 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 plan: Dwg No 11.396/14D. It shall involve a reduction of 400mm in the height of the parapet of the constructed building surveyed by M J Zara Associates as set out in Standen Associates Ltd’s report submitted to the Local Planning Authority on 14 September 2014 (Document C6).
2. The building permitted by this planning permission shall be used as holiday accommodation only and shall not be occupied by any one person for more than 56 days in any one calendar year, and at no time shall be used as permanent accommodation or as the sole living unit of any occupant.
3. The planting and soft landscaping is to be provided in accordance with the Planting Schedule and Planting Maintenance Specification (The Mayhew Consultancy Ltd, July 2017), approved under HS/CD/16/00655.
4. All planting, seeding and turfing detailed in the approved planting and soft landscaping scheme shall be carried out in accordance with the approved implementation programme, or with the written agreement of the Local Planning Authority, in the first planting and seeding seasons following the first occupation of the building or the completion of the development, whichever is the sooner. Any trees or plants which, within a period of five 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.
5. Archaeological works shall be completed in accordance with the Written Scheme of Investigation (Archaeology South-East, August 2016) and Watching Brief Report (Archaeology South East, December 2016) approved under HS/CD/16/00655.
6. The drainage scheme shall be implemented prior to occupation, in accordance with drawing 11.396/03E approved under HS/CD/16/00655.
7. The external colour scheme for the building shall be implemented in accordance with drawing 11.396/03F approved under HS/CD/18/00371 prior to occupation, and retained in full thereafter.
Reasons:
1. For the avoidance of doubt and in the interests of proper planning.
2. To protect the amenity of the area where the establishment of a permanent residential unit would be unsustainable
3. In the interests of visual amenity
4. In the interests of visual amenity
5. To safeguard the archaeological and historical interest of the site
6. In the interest of environmental health.
7. In the interests of visual amenity
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. This planning permission has been issued as a variation to Appeal Decision APP/B1415/C/15/3029007 (EN/15/00028, HS/FA/14/01036). The conditions listed above are copied from the previous permissions and may have already been discharged. If the conditions have been dealt with previously you will not be required to deal with those conditions again, unless matters associated with those conditions have changed. Any outstanding matters required by condition should be submitted to the Local Planning Authority as soon as possible. There may also be informatives from the previous permissions which still apply.
Councillor Bacon returned to the meeting for the following items.
Supporting documents:
- MAP_HS_FA_20_00470 Rocklands, item 239a PDF 251 KB
- HS-FA-20-00470 Rocklands Private Caravan Park, item 239a PDF 112 KB
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