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Agenda item
28 Lower South Road
- Meeting of Planning, Wednesday, 4th March, 2015 6.00 pm (Item 78d)
- View the declarations of interest for item 78d
Minutes:
Proposal:
Demolition of existing garage and storage building and erection of an apartment building containing four flats
Application No:
HS/FA/14/00966
Existing Use:
Garages/storage
Hastings Local Plan 2004
DG1, DG2, E4, TR8
Conservation Area:
No
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
DC1, E1
Development Management Plan
Proposed Submission Version:
DM1, DM3, DM4
Public Consultation:
2 letters of objection received
This application was referred to the Planning Committee by Councillor Cartwright, Ward Member for Gensing.
The Development Manager reported on an application for the demolition of a garage and storage building and erection of a three-storey high block of four flats, including a flat at lower ground floor level at land adjacent to 27 Lower South Road.
The site lies on the southern side of Lower South Road adjacent to the end of terrace property of 27 Lower South Road and to the rear of 267 London Road. The site contains a garage and single storey building where it fronts Lower South Road and two-storey at the rear. Nearby buildings are two or three storey in height.
The apartment block will comprise three 1-bedroom and one 2-bedroom flats over four floors, including accommodation at lower ground level, similar to the adjoining terraced houses. The building would form a link between 27 Lower South Road and the existing accommodation at the rear of 267 London Road which is in the same ownership as the application site. The building would be angled and articulated to suit the site and to match the height of the adjacent property of 267 London Road. The fenestration details (including bay windows) would match the existing houses along the south side of Lower South Road.
The proposed flats would be accessed via a common lobby area on the ground floor of the building on Lower South Road. This entrance would also be used to provide access to the existing ground floor flat at 267 London Road. The lower ground floor flat and the existing flat at 267 London Road would have access to a court yard area at the rear of the site.
Proposals include blocking-up of two existing windows serving a kitchen and a bathroom on the ground floor and two windows in bathrooms at the first and second floor levels of the residential accommodation to the rear of 267 London Road.
A cycle storage area is to be included on the lower ground floor level of the building. No parking is proposed to serve the development.
The main issues considered were the impacts on loss of employment use; character of the area; amenities of adjacent properties; highway considerations, and access.
The Development Manager felt the proposal was in line with the National Planning Policy Framework and that it made effective use of previously developed brownfield land. As there is no material change in circumstance that would justify a refusal against the background of the previously allowed appeal, the Development Manager recommended planning permission be granted subject to conditions.
The Human Rights considerations had been taken into account fully in balancing the planning issues.
Councillor Scott proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Lee.
RESOLVED– by (9 votes to 1) 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:
TCPS 289/1; 2597; and 4612/1
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 no occupation of any of the dwellings or flats hereby approved shall occur until those works have been completed;
(iii) No occupation of any of the dwellings or flats hereby approved shall occur 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 above ground until details of the materials to be used in the construction of the external surfaces of the building 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;
5.
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.
6.
No flat hereby approved shall be occupied until readily accessible external storage space for refuse bins awaiting collection has been provided to the satisfaction of the Local Planning Authority;
7.
The lower ground, ground, 1st and 2nd floor windows on the rear elevation of the building marked on drawings 4612/1 shall be obscure glazed at all times unless otherwise first approved in writing by the Local Planning Authority;
8.
No development shall commence until the boundary treatment details have been submitted to and approved in writing by the Local Planning Authority. Thereafter no development shall take place other than in accordance with the approved details; and
9.
No development shall take place until details of the windows have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.
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.
To prevent increased risk of flooding;
4.
In the interests of the visual amenity of the area. (Hastings Local Plan 2004 Policy DG1);
5.
In the interests of the amenity of the neighbouring residential occupiers (Hastings Local Plan 2004 Policy DG1);
6.
To ensure a satisfactory form of development in the interests of the character and amenity of the area. (Hastings Local Plan 2004 Policy DG1);
7.
To ensure a satisfactory form of development in the interests of the character and amenity of the area. (Hastings Local Plan 2004 Policy DG1);
8.
To ensure a satisfactory form of development in the interests of the character and amenity of the area. (Hastings Local Plan 2004 Policy DG1); and
9.
To ensure a satisfactory form of development in the interests of the character and amenity of the area. (Hastings Local Plan 2004 Policy DG1).
Notes to the Applicant
1.
Failure to comply with any condition imposed on this permission may result in enforcement action without further warning;
2.
Consideration should be given to the provision of a domestic sprinkler system; and
3.
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.
Supporting documents:
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