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Agenda item
Proposed Visitor Centre, Hastings Country Park, Lower Coastguard Lane
- Meeting of Planning, Wednesday, 4th March, 2015 6.00 pm (Item 78b)
- View the declarations of interest for item 78b
Minutes:
Proposal:
Proposed Visitor Centre Hastings Country Park, Lower Coastguard Lane, Fairlight, Hastings, TN35 4AB
Application No:
HS/FA/14/01033
Existing Use:
Agricultural land/Country Park
Hastings Local Plan 2004
CN1, NC8, NC9, DG1, DG7
Conservation Area:
No
National Planning Policy Framework
Para 115
Hastings Planning Strategy
FA5(g), SC3, EN3, EN5, EN7
Development Management Plan
Proposed Submission Version:
LP1, DM1, DM3, DM4, DM6,
HN8, HN9
Public Consultation:
50 letters of objection and 12 letters
of support received
The Development Manager reported on a full planning application submitted by Hastings Borough Council for the erection of a new Visitor Centre within Hastings Country Park, Lower Coastguard Lane, Fairlight, Hastings.
The proposed location of the new visitor centre is on coastguard Lane, to the south west of the existing Visitor Centre, and will be set within the existing grass verge/agricultural land. The site lies with the High Weald Area of Outstanding Natural Beauty (AONB) and is a Local Nature Reserve (LNR).
The existing facility is no longer considered fit for purpose and the Council wish to provide a new centre for all members of the public to learn more about the Park. The ground floor will be fully accessible to all and provide a safe, warm environment for educational purposes. The location has been chosen as the least intrusive within the AONB and will have the least impact on the special landscape of the Country Park. Materials are considered to be sustainable and in keeping with the rural location.
The proposed visitor centre will be a south facing, one storey multi-functional building including a viewing platform at 1st floor level. Access to the 1st floor will be limited to maintenance only until such time that the floor is accessible to all by lift. A small seating area outside will be provided for picnicking. A small refreshment kiosk will be provided within the building.
Internally, the centre will provide 2 unisex toilets and 1 accessible toilet, a small shop and refreshments area, storage, plant room and a large flexible space for education/exhibitions.
An amphitheatre is proposed to the south of the building, to be used as an outdoor classroom for educational purposes.
As well as the existing adjacent car park, there is additional space for car/coach parking a short walk away to accommodate any additional traffic should more schools take advantage of the enhanced educational facility/opportunity.
The main function of the visitor centre is a facility which provides information and education regarding the local landscape and special character and beauty of the Hastings Country Park/AONB. The proposals include a new access with turning head in order to provide level access to all.
The main considerations were the principle of the development/proposed use; AONB/Landscape impact; ecology; drainage; highways/traffic; residential amenity; and impact on existing business.
The Development Manager considered the proposal has been designed and located to be in keeping with the rural character and landscape of the Local Nature Reserve and Highway Weald AONB. The Development Manager recommended the application be approved subject to conditions.
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 had been taken into account fully in balancing the planning issues.
Having declared his prejudicial interest, Councillor Street was absent from the chamber during discussion and voting and the application was chaired by Councillor Scott as Vice-Chair.
Councillor Wincott proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Lee.
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.
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.
3.
The visitor centre shall not be used except between the following hours:-
9am - 5pm Monday - Sunday
4.
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 no use of the building hereby approved shall occur until those works have been completed;
(iii) The building shall not be used 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.
5.
No development above ground 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; 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;
6.
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
7.
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 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
8.
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;
9.
No development shall take place above ground until details of the materials to be used in the construction of the external surfaces of the visitor centre and amphitheatre (including photovoltaics) hereby permitted have been made submitted or made available on site and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details;
10.
No development to be commenced on site until a Construction Management Plan setting out mitigation measures to protect against disruption caused during construction has been submitted to and approved in writing by the Local Planning Authority;
11.
There must be no public access to the proposed viewing platform unless a fully functioning lift is provided;
12.
The proposed amphitheatre is to be used as an outdoor classroom only and for no other use;
13.
The development hereby permitted shall be carried out in accordance with the following approved plans:
240/100 NEW, 001, 101A, 102A, 103A, 104A, 105B, 106B, 107B, 108A, 109A.
14.
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;
15.
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 [14] to the satisfaction of the Local Planning Authority, in consultation with the County Planning Authority.
Reasons:
1.
This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990;
2.
To safeguard the amenity of adjoining and future residents. (Hastings Local Plan 2004 Policies DG1 and DG3);
3.
To safeguard the amenity of adjoining and future residents. (Hastings Local Plan 2004 Policies DG1 and DG3);
4.
To ensure that no property is occupied until adequate access and drainage facilities have been provided;
5.
To ensure a satisfactory form of development in the interests of the character and amenity of the area;
6.
To ensure a satisfactory form of development in the interests of the character and amenity of the area;
7.
To ensure a satisfactory form of development in the interests of the character and amenity of the area;
8.
To ensure a satisfactory form of development in the interests of the character and amenity of the area;
9.
In the interests of the visual amenity;
10.
To safeguard the amenity of nearby residents and user of the Country Park;
11.
In order that the facility is accessible to all members of the public;
12.
To protect the amenity of neighbouring residents;
13.
For the avoidance of doubt and in the interests of proper planning;
14.
To ensure that the archaeological and historical interest of the site is safeguarded and recorded to comply with the National Planning Policy Framework;
15.
To ensure that the archaeological and historical interest of the site is safeguarded and recorded to comply with the National Planning Policy Framework.
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.
The applicant should contact the Sussex Police Architect Liaison Officer at the Police Station, Bohemia Road, Hastings to discuss the "Secured by Design" principles for new developments; and
4.
A formal application for connection to the public foul sewerage system is required in order to service this development, please contact Southern Water: Developer Services, Southern Water, Southern House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW. Tel: 0330 303 0119. E-mail: developerservices@southernwater.co.uk.
Supporting documents:
- Proposed Visitor Centre Hastings Country Park, Lower Coastguard Lane, item 78b PDF 94 KB
- MAP_Proposed Visitor Centre Hastings Country Park, Lower Coastguard Lane, item 78b PDF 276 KB
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