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Agenda item
The Pilot Field, Hastings United Football Club & Sports & Social Club, Elphinstone Road, Hastings (HS/OA/20/00673)
(P Howson, Principal Planning Officer)
Minutes:
Proposal
Outline planning permission (seeking approval for access), for the comprehensive redevelopment of the existing site to form 86 residential dwelling units, with associated access works, car parking and landscaping
Application No
HS/OA/20/00673
Conservation Area
No
Listed Building
No
Public Consultation
Yes – 97 objections, 1 in Support. Petition of objection received
Councillor Bacon left the chamber and did not take part in this item
The Planning Services Manager presented the application for outline planning permission and seeking approval for access for the comprehensive redevelopment of the site to form 86 residential dwellings with associated access works, car parking and landscaping.
Only access is being considered here, so any queries about appearance, landscaping, layouts and scale they wouldn't be relevant in this assessment because this is an outline application.
Slides of drawings of the indicative layout were shown. The two vehicular access points off, Elphinstone Rd will remain and be used to serve the site. With pedestrian and cycle accesses via the existing footway that runs along Elphinstone Road and connects the south western and north western sections of the site. The indicative layout links the two sections of the site via a pedestrian ramp and step at the north east and north west points of the site.
The application proposes to provide a minimum of 25% affordable housing secured through a Section 106 agreement should permission be granted. The football stadium is proposed to be relocated to Tilekiln Playing Fields. Condition 8 of this application prevents commencement of development until the development permitted by HS/FA/20/00669 is completed in accordance with the approved plans. This application is very positive, one in that it will contribute to the five-year housing land supply as of January 2020, the Council has only met 42% of its housing delivery test requirement and this is a critical requirement for the Council. Although the site results in the loss of the playing field, this is re-provided at Tilekiln and there is no objection of Sports England, and the application meets the requirements of Policy CI 2 of the Hastings Planning Strategy.
The petitioner Mr Peter Bailey addressed the committee. Local residents are not convinced Pilot Field is suitable for development and should be classed as a community asset. Mr Bailey explained how the area is prone to flooding and there are already major problems immediately downstream from the site. Other issues will be the additional traffic flowing into Elphinstone Road and onto the Ridge. The removal of a good, accessible sporting facility which is well served by public transport. Degradation of the wildlife corridor. The removal of the Sports and Social Club and the Pilot Bar with no provisions to replace them. The majority of local residents do not want houses on the Pilot Field site. The club's owner has stated that they would take on affordable debt to help fund the Tilekiln development. Why not use those funds to improve the present Pilot Field facilities. No financial figures and business plans have been published to show how the finances would work and therefore any independent scrutiny is not possible at the moment. The proposals rely on the Council selling the land well below its market value.
The councillors had no questions for the petitioner.
The Planning Agent Chris Sampson addressed the committee. He explained how they have worked closely with case officers throughout the lifetime of the application to address all technical matters and to reach a positive recommendation. Concerns from local residents regarding the loss of the social club are noted however Tilekiln proposals will provide a more up-to-date facility, including substantial function room and bar with kitchen facilities that will be available for hire. The proposed use of the site for housing will be consistent with the surrounding area and will relieve pressure on the local roads around the Pilot Field, especially on match days. The junction designs for the two access points have been carefully fine-tuned and agreed with the Highway Authority, including dropped tactile paving at the crossovers, antiskid surfacing, and a right turned marked area for cyclists entering the site. Over one third of the site is to be retained as landscape buffers, which will ensure that the more sensitive areas are left undeveloped and subject to appropriate management and enhancement measures. The Council's Environment Manager and the Arboriculturist are both satisfied that the proposals are acceptable. Surface water flows can be managed as part of the development with the final details to be secured by condition. The site has a residential allocation within the Regulation 18 draft Local Plan for an indicative total of 120 dwellings. The proposals have demonstrated that the site can accommodate the number of homes proposed whilst retaining significant landscape and ecological buffers around the perimeter. The proposals will provide important benefits in their own rights, including significant contributions towards housing delivery, with the full 25% of affordable housing.
Councillors asked questions of the Planning Agent.
Councillor Turner as Ward Councillor addressed the committee for half of the allocated Ward Councillor time. Baird Ward is the most deprived ward in the Borough. This application poses serious environmental issues. There are serious drainage issues in the area. Drain covers lift in heavy rainfall with the contents of the drains cascading across the road into people’s gardens. East Sussex County Council flood risk management have said that before even brick is even laid, there needs to be a comprehensive reconstruction of the drainage system. The Pilot Field site has greater potential than the proposed Tilekiln site. The club has allowed the Pilot Field site to get run down and need to clean it up.
Councillor Cooke also as a ward councillor addressed the committee for the other half of the allocated Ward Councillor time. Traffic in the area will have an extra 86 or more cars every day using the local roads including the Ridge which already has cars idling during peak times. The drainage and flooding are an issue with damage to local properties and damage to the roads. The area is of high deprivation. A facility Is being taken away that provides free access to children under the age of 18 on match days, which is something that is very value. Chris Whitty pointed out the loss of green space areas. It's one of the few things that Hastings has is access to green spaces and this is going to be taking away yet another green area.
The Planning Services Manager gave points of clarification to the committee. With regards to concerns raised about Highways and Ecology in the report there is a list of consultees with the majority having raised no concern. With regards to flooding the matters of surface water and foul water and disposal have been considered by East Sussex County Council and Southern Water. Southern Water have no objection subject to Condition 30.
Councillors debated.
Councillor Patmore proposed approval of the recommendation, seconded by Councillor Williams.
RESOLVED (8 votes for, 1 against)
A) That the Planning Services Manager be authorised to issue planning permission upon completion of an agreement under S106 of the Town and Country Planning Act to secure:
· A contribution of £263 per dwelling, towards library provision in the locality (£22,618)
· A minimum of 25% affordable housing units (22 dwellings)
· Travel Plan and audit fee of £4,500 securing the delivery and monitoring of the travel plan over a five-year period, based on surveys at years 1, 3 and 5, commencing from after occupation of 25% of dwellings (when baseline surveys are carried out)
· TRO contribution of £5,000 to secure the Traffic Regulation Order for Double Yellow Lines at the access points
· Unallocated parking spaces to remain as such
· Provision to confirm that estate roads not to be offered for adoption at a later date (if that is the case), and also to ensure that carriageways, footways and parking areas are properly constructed, surfaced, drained and where appropriate, lit. Works will need to be appropriately certified from a suitably qualified professional confirming the construction standard
· S278 for a scheme of off site highways works at accesses (construction, anti-skid surfacing, dropped kerbs and markings), crossing point
· S106 Agreement Monitoring fee of £500
unless it has been conclusively shown that the development would not be viable and it would still be acceptable in planning terms without the identified development contributions/infrastructure.
In the event that the Agreement is not completed by 31 September 2022, that the application be refused on the grounds that it does not comply with the relevant policies (Policies H3 and CI1) of the Hastings Local Plan, The Hastings Planning Strategy 2011-2028 or the Hastings Local Plan, Development Management Plan unless an extension of time has been agreed in writing by the Planning Services Manager in consultation with the Chair and Vice Chair of the Planning Committee.
B) Subject to the above
Grant Outline Planning Permission subject to the following conditions:
1.
No development shall start until details of the:
a) Appearance
b) Landscaping
c) Layout
d) Scale
[hereafter called "the Reserved Matters"] have been submitted to and approved in writing by the Local Planning Authority. Application for the approval of the reserved matters shall be made within three years of the date of this permission. The development shall accord with the approved details.
2.
The development hereby permitted shall be begun either before the expiration of three years from the date of this permission, or before the expiration of two years from the date of approval of the last of the Reserved Matters to be approved, whichever is the later.
3.
The details referred to in the Reserved Matters to be submitted pursuant to the requirements of Condition 1 above shall be based on the following indicative drawing numbers:
0100 P1, 0101 P1, 0200 P3, 0201 P1, 0202 P1, 0203 P1, 0204 P2, 2000 P1, 2001 P1, 2010 P1 2011 P1, 10065/1170 P8, 10065/1190 P8, SJG1794 SHEET 3, SJG1794 SHEET 4, SJG1794 SHEET 5, SJG1794 SHEET 6 and SJG1794 SHEET 7
4.
The details submitted pursuant to Condition 1 above, shall include full details of the materials to be used in the construction of the external surfaces of the development and all hard standing areas. Thereafter development shall be carried out in accordance with the approved details and the works shall be carried out prior to first occupation of any part of the development or in accordance with a programme agreed in writing by the Local Planning Authority.
5.
The landscape details submitted pursuant to Condition 1 above, shall include full details of the hard landscape works including 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 (e.g refuse areas, lighting etc); proposed and existing functional services above and below ground (e.g drainage, power, communications cables, pipelines etc. indicating lines, manholes, supports etc). All hard-landscaping works shall be carried out in accordance with the approved details. The works shall be carried out prior to occupation of any part of the development or in accordance with a programme agreed in writing by the Local Planning Authority.
6.
The soft landscaping details submitted pursuant to Condition 1 above, shall include full details 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. 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. All soft landscaping works shall be carried out in accordance with the approved details. The works shall be carried out prior to occupation of any part of the development or in accordance with a programme agreed in writing by the Local Planning Authority.
7.
The details required by Condition 1 shall include full details of all boundary walls and/or fences which shall be erected prior to the occupation of the houses which they serve.
8.
The development hereby permitted shall not be commenced until the grass pitch and stadium facilities permitted by planning permission HS/FA/20/00669 have been constructed in accordance with the approved plans and made available for use.
9.
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.
The detailed drainage design referred to above shall include details of:
· The outfall of the proposed attenuation tank and how it connects into the sewer, to include cross sections and invert levels
· How surface water flows exceeding the capacity of the surface water drainage features will be managed safely
· 2-dimensional hydraulic modelling and calculations
· Responsibilities of each party for the implementation of the SUDs scheme
· A timetable for implementation
· A Management and Maintenance Plan for the entire drainage system for the lifetime of the development. This should include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime.
Surface water discharge rates for the development should not exceed 5.3 l/s for all rainfall events, including those with 1 in 100 (+40% for climate change) annual probability of occurrence. Evidence of this (in the form of hydraulic calculations as listed above) should be submitted with the detailed drainage drawings. The hydraulic calculations should take into account the connectivity of the different surface water drainage features and the modelling shall support the proposed diversion of the existing surface water overland flow route through the development. This shall clearly demonstrate that the expected surface water depths upstream and downstream of the development will not be increased. The diverted surface water flow shall have safe flood depths and hazard within the application site.
Development shall then be carried out in accordance with the details approved under and no occupation of any of the dwellings or flats hereby approved shall occur until those works have been completed;
and,
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.
10.
Prior to the occupation of any part of the development, evidence (including photographs) should be submitted and approved in writing by the Local Planning Authority, showing that the drainage system has been constructed as per the agreed detailed drainage designs.
11.
The development shall not commence until technical details of the layout of the reconstructed site accesses and the specification for the construction of the access which shall include details of the parking restrictions, surface treatment, road markings and street lighting have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority; and any part of the development shall not be occupied until the construction of the accesses have been completed in accordance with those technical details.
12.
No part of the development shall be first occupied until visibility splays of 2.4 metres by 56 metres have been provided at the proposed site vehicular access onto Elphinstone Road in accordance with the approved plans. Once provided the splays shall thereafter be maintained and kept free of all obstructions over a height of 600mm.
13.
Car parking spaces shall measure 2.5m by 5m (with an extra 50cm on either dimension when adjacent to a wall or fence).
14.
The proposed garages shall measure at least 3m by 6m (measured internally).
15.
The details required by Condition 1 shall include details of safe, covered and secure cycle parking areas to serve the development. The areas shall thereafter be retained for that use and shall not be used other than for the parking of bicycles.
16.
No development shall take place, including any ground works or works of demolition, until a Construction Management Plan to take account of highway and environmental protection issues, has been submitted to and approved in writing by the Local Planning Authority. Thereafter the approved Construction Management Plan shall be implemented and adhered to in full throughout the entire construction period. The Construction Management Plan shall provide details as appropriate, but not be restricted to, the following matters:
· a programme and phasing of the demolition and construction work, including roads, footpaths, landscaping and open space;
· location of temporary site buildings, compounds, construction material, and plant storage areas used during demolition and construction;
· the anticipated number, frequency and types of vehicles used during construction;
· the method of access and egress and routeing of vehicles during construction;
· the parking of vehicles by site operatives and visitors;
· the loading and unloading of plant, materials and waste;
· the storage of plant and materials used in construction of the development;
· the erection and maintenance of security hoarding;
· the provision and utilisation of wheel washing facilities and other works required to mitigate the impact of construction upon the public highway (including the provision of temporary Traffic Regulation Orders);
· details of public engagement both prior to and during construction works;
· measures to minimise the noise (including vibration) generated by the construction process to include hours of work, proposed method of piling for foundations, the careful selection of plant and machinery and use of noise mitigation barrier(s);
· details of any floodlighting, including location, height, type and direction of light sources and intensity of illumination;
· measures to control the emission of dust and dirt during construction;
· a scheme for recycling/disposing of waste resulting from demolition and construction works;
· protection of pedestrian routes during construction;
· restoration of any damage to the highway [including vehicle crossovers and grass verges].
An indicative programme for carrying out the works should be included within the Construction Management Plan.
17.
No development shall take place, including demolition, on the site until an agreed pre-commencement condition survey of the surrounding highway network has been submitted and approved in writing by the Local Planning Authority in consultation with the Highway Authority. Any damage caused to the highway as a direct consequence of the construction traffic shall be rectified at the applicant's expense.
18.
Prior to the commencement of development, a detailed Remediation Scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be submitted to and approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.
19.
The approved Remediation Scheme must be carried out in accordance with its terms prior to commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks prior written notification of commencement of the Remediation Scheme works. Following completion of measures identified in the approved Remediation Scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.
20.
In the event that contamination is found at any time when carrying out the approved development, that was not previously identified, it must be reported in writing immediately to the Local Planning Authority.
21.
Prior to occupation of any part of the development, details of any lighting such as security lighting, together with acoustic specifications of all fixed plant, machinery and equipment associated with air moving equipment (including fans, ducting and external openings) installed within the site which has the potential to cause noise disturbance to any noise and light sensitive receivers, shall be submitted to and approved in writing by the Local Planning Authority. The approved lighting scheme shall be implemented prior to occupation of any part of the development.
22.
Work which is audible at the site boundary and deliveries to and from the premises shall not take place before 08:00 and after 18:00 hours Monday-Friday or before 09:00 and after 13:00 on Saturdays and at no time on Sundays or Bank Holidays.
23.
No development shall commence until the following details have been submitted to and approved in writing by the Local Planning Authority:
· Measures to manage flood risk both on and off the site during the construction phase.
Development shall be carried out in accordance with the details approved and no occupation of any building approved shall occur until those works have been completed.
24.
Prior to the commencement of development, details of measures to protect the public water supply main shall be submitted to and approved in writing by the Local Planning Authority.
25.
No development shall take place until the measures outlined in the submitted statements and reports listed below have been fully implemented, unless the scheme(s), or programme(s) of measures contained within the statements and reports is otherwise first varied, by way of prior written approval from the Local Planning Authority. The submitted statements and reports are:
· Arboricultural Report and AIA (Mayhew Consultancy Ltd, September 2020)
· Archaeological Desk Based Assessment (RPS, July 2020)
· Desk Study and Ground Investigation Report (GEA, September 2020)
· Preliminary Ecological Appraisal (Corylus Ecology, August 2020)
· Bat Survey and Mitigation Report (Corylus Ecology, September 2020)
· Ecological Impact Assessment (corylus Ecology, January 2022)
· Air Quality Assessment (RF Environmental, September 2020)
26.
No development shall take place (including demolition, ground works, vegetation clearance) until a Construction Environmental Management Plan (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall include the following:
a) Risk assessment of potentially damaging construction activities;
b) Identification of "biodiversity protection zones";
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements, which should include measures to protect badgers from being trapped in open excavations and/or pipes and culverts);
d) The location and timing of sensitive works to avoid harm to biodiversity features;
e) The times during construction when specialist ecologists need to be present on site to oversee works;
f) Responsible persons and lines of communication;
g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person;
h) Use of protective fences, exclusion barriers and warning signs.
The approved CEMP shall be adhered to and implemented throughout the construction period in accordance with the approved details. No development, demolition, earth moving shall take place or material or machinery brought onto the site until protective fencing and warning signs have been erected on site in accordance with the approved CEMP: Biodiversity. All protective fencing and warning signs will be maintained during the construction period in accordance with the approved details.
27.
No development shall take place (including any demolition, ground works, site clearance) until a Method Statement for works close to badger sets has been submitted to and approved in writing by the Local Planning Authority. The content of the Method Statement shall include the:
a) purpose and objectives for the proposed works;
b) detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
e) persons responsible for implementing the works;
f) initial aftercare and long-term maintenance (where relevant);
g) disposal of any wastes arising from works.
The works shall be carried out in accordance with the approved details and shall be retained in that manner thereafter.
28.
No development, demolition, earth moving shall take place or material or machinery brought onto the site until protective fencing and warning signs have been erected on site in accordance with the approved Construction Environmental Management Plan (Biodiversity) required by Condition 26. All protective fencing and warning signs will be maintained during the construction period in accordance with the approved details.
29.
The details required by Condition 1 shall include details of Electric Vehicle Charging Points in the development hereby approved. Each individual dwelling shall thereafter not be occupied until a minimum of one electric vehicle charging point has been installed on each of the houses with dedicated 'on plot' parking, and shall thereafter be retained for that purpose.
30.
Before the development hereby approved is occupied, provision shall be made for the ability to connect to fibre-based broadband.
31.
The details required by Condition 1 above shall include details of appropriate climate change mitigation and adaptation measures as required by Policy SC3 and in accordance with the hierarchy of Policy SC4 of the Hastings Planning Strategy. The development shall be carried out in accordance with the approved details.
32.
The details required by Condition 1 above shall include a minimum of 2% of all of the residential units constructed within the application site being designed in such a way to be fully wheelchair assessable.
33.
No works which include the creation of trenches or culverts or the presence of pipes shall commence until measures to protect badgers from being trapped in open excavations and/or pipe and culverts are submitted to and approved in writing by the Local Planning Authority. The measures may include:
a) creation of sloping escape ramps for badgers, which may be achieved by edge profiling of trenches/excavations or by using planks placed into them at the end of each working day; and
b) open pipework greater than 150 mm outside diameter being blanked off at the end of each working day.
34.
No development shall commence until the role and responsibilities and operations to be overseen by an appropriately competent person, for example, an Ecological Clerk of Works or an on-site Ecologist, have been submitted to and approved in writing by the Local Planning Authority. The appointed person shall undertake all activities, and works shall be carried out, in accordance with the approved details.
35.
A Landscape and Ecological Management Plan (LEMP) shall be submitted to, and be approved in writing by, the Local Planning Authority prior to occupation of the development. The content of the LEMP shall include the following:
a) Description and evaluation of features to be managed;
b) Ecological trends and constraints on site that might influence management;
c) Aims and objectives of management;
d) Appropriate management options for achieving aims and objectives;
e) Prescriptions for management actions, together with a plan of management compartments;
f) Preparation of a work schedule (including an Annual Work Plan capable of being rolled forward over a five-year period);
g) Details of the body or organisation responsible for implementation of the plan;
h) Ongoing monitoring and remedial measures.
The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the Annual Work Plan will be secured by the developer with the management body(ies) responsible for its delivery. The Annual Work Plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved Annual Work Plan will be implemented in accordance with the approved details.
36.
Prior to the commencement of development, an invasive non-native species protocol shall be submitted to and approved in writing by the Local Planning Authority, detailing the containment, control and removal of Japanese Knotweed on site. The measures shall be carried out in accordance with the approved scheme.
37.
Prior to the commencement of development, the developer must agree with Southern Water the measures to be taken to protect the public sewers. Such detail must be submitted to and approved in writing by the Local Planning Authority, in consultation with Southern Water.
38.
Occupation of the development is to be phased and implemented to align with the delivery by Southern Water of any sewerage network reinforcement required to ensure that adequate waste water network capacity is available to adequately drain the development.
Reasons:
1.
The application is in outline only and to comply with Section 92 of the Town and Country Planning Act 1990.
2.
This condition is imposed in accordance with the provisions of Section 92 of the Town & Country Planning Act 1990.
3.
In order to ensure a satisfactory access, site layout, scale, appearance to the development in the interests of the visual amenities, character and appearance of the locality and the amenities of the neighbouring occupiers.
4.
To ensure a satisfactory form of development in the interests of the character and amenity of the area.
5.
In the interests of the visual amenity of the area.
6.
In the interests of the visual amenity of the area.
7.
In order to secure a well planned development and protect visual and residential amenities of the area.
8.
To ensure the satisfactory quantity, quality and accessibility of compensatory provision which secures a continuity of use and to accord with Policy C12 of the Local Development Plan.
9.
To prevent increased risk of flooding in compliance with Policy.
10.
To prevent increased risk of flooding.
11.
To ensure the safety of persons and vehicles entering and leaving the access and proceeding along the highway.
12.
To ensure the safety of persons and vehicles entering and leaving the access and proceeding along the highway.
13.
To provide adequate space for the parking of vehicles and to ensure the safety of persons and vehicles entering and leaving the access and proceeding along the highway.
14.
To provide adequate space for the parking of vehicles and to ensure the safety of persons and vehicles entering and leaving the access and proceeding along the highway.
15.
In order that the development site is accessible by non-car modes and to meet the objectives of sustainable development.
16.
In the interests of highway safety and the amenities of the area and to minimise the amount of construction and demolition waste being disposed of in landfill sites in accordance with the East Sussex County Council Supplementary Planning Document on Construction and Demolition Waste.
17.
In the interests of highway safety and the amenities of the area.
18.
To protect those redeveloping the site, future occupants and neighbouring sites and occupants from potential landfill gases and soil contamination.
19.
To protect those redeveloping the site and any future occupants from potential landfill gases and soil contamination.
20.
To protect those redeveloping the site and any future occupants from potential landfill gases and soil contamination.
21.
To safeguard the amenity of adjoining and future residents.
22.
To safeguard the amenity of adjoining and future residents.
23.
To ensure a satisfactory standard of development.
24.
To prevent increased risk of flooding.
25.
To protect features of recognised nature conservation importance.
26.
To ensure that any adverse environmental impacts of development activities are mitigated.
27.
To protect habitats and species identified in the ecological surveys from adverse impacts during construction.
28.
Monitoring is required to ensure that the proposed development delivers the fully functioning biodiversity outcomes set out, firstly, in the planning application and then approved in the planning consent. Monitoring is also required to: a) determine whether any conservation actions have been ineffective, leading to failure (in full or in part) to achieve stated conservation objectives, and b) identify contingencies and/or remedial measures required to ensure that biodiversity outcomes comply with the originally approved scheme.
29.
To promote the reduction of CO2 emissions through the use of low emissions vehicles in accordance with the objectives of the NPPF.
30.
To ensure the development complies with Policy SC1 of the Hastings Local Plan: The Hastings Planning Strategy 2014.
31.
To ensure the development complies with Policy SC3 of the Hastings Planning Strategy 2014
32.
In the interests of a balanced and inclusive communities.
33.
To ensure badgers are not trapped and harmed on site and to prevent delays to site operation.
34.
To ensure adequate professional ecological expertise is available on site during construction to assist those implementing the development to comply with statutory requirements, planning conditions and any relevant protected species licences.
35.
Biological communities are constantly changing and require positive management to maintain their conservation value. The implementation of a LEMP will ensure the long term management of habitats, species and other biodiversity features.
36.
It is an offence under the Wildlife and Countryside Act 1981, as amended, to introduce, plant or cause to grow wild any plant listed in Schedule 9, Part 2 of the Act. Japanese Knotweed is included within this schedule. All Japanese Knotweed waste (the plant itself or material containing its rhizomes) is classed as a controlled/special waste and therefore needs to be disposed of in accordance with the Environmental Protection Act 1990 and the Environmental Protection Act Duty of Care Regulations 1991.
37.
To prevent increased risk of flooding.
38.
To prevent increased risk of flooding.
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 applicant is advised that they must ensure the proposed works, hereby approved, do not contravene laws protecting wildlife including the Countryside and Wildlife Act 1981. Where the applicant is in doubt they should contact Natural England on wildlife@naturalengland.org.uk Telephone 020 802 61089 or Environment and Natural Resources on parks@hastings.gov.uk Telephone 01424 451107 prior to commencement of any works.
4.
Consideration should be given to the provision of a domestic sprinkler system.
5.
This permission which covers part of a wider development is the subject of an obligation under Section 106 of the Town and Country Planning Act 1990 (as amended).
6.
Formal applications for connection to the public foul sewerage system and connection to the water supply are required in order to service this development. Please read the New Connections Services Charging Arrangements documents at https://beta.southernwater.co.uk/infrastructure-charges
7.
Should any sewer be found on site during construction works, an investigation of the sewer will be required to ascertain its condition, the number of properties served, and potential means of access before any further works commence on site. For further advice contact Southern Water, Sparrowgrove House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW.
8.
East Sussex County Council's requirements associated with this development proposal will need to be secured through a Section 106 and a Section 278 Legal Agreement between the applicant and East Sussex County Council. The applicant is requested to contact the Transport Development Control Team (01273 482254) to commence this process. The applicant is advised that it is an offence to undertake any works within the highway prior to the agreement being in place.
9.
The applicant will be required to obtain a permit for any highway works in accordance with the requirements of the Traffic Management Act, 2004. The applicant should contact East Sussex Highways (0345 60 80 193) to commence this process. The applicant is advised that it is an offence to undertake any works within the highway prior to the permit being in place.
10.
In the event that roads are not offered for adoption, the Highway Authority would wish to see the roads within the site laid out and constructed to standards at, or at least close to, adoption standards.
11.
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.
12.
Reference should be made to Southern Water publication "A Guidance to Tree Planting near Water Mains and Sewers" with regard to any landscaping proposals.
13.
Underground and above ground badger fencing must be installed as per mitigation measures set out in the submitted ecology reports.
14.
The watercourse that passes through the Pilot Field site is characteristic of a High Weald deeply incised ghyll or stream which at times flows rapidly. The East Sussex County Council SUDS team advises there are opportunities for this flow to be slowed by the careful introduction of engineered obstructions. The Local Planning Authority would therefore request inclusion of such techniques within the detailed drainage design as part of the Reserved Matters consent, which would incorporate small scale measures such as willow weave constructions, mirroring what happens in a natural ghyll.
15.
Trees and scrub are likely to contain nesting birds between 1 March and 31 August inclusive. Trees and scrub are present on the application site and are to be assumed to contain nesting birds between the above dates, unless a recent survey has been undertaken by a competent ecologist to assess the nesting bird activity on site during this period and has shown it is absolutely certain that nesting birds are not present.
Supporting documents:
- MAP_HS_OA_20_00673_Pilot Field, item 352. PDF 423 KB
- HS-OA-20-00673 The Pilot Field, Hastings United Football Club and Sports and Social Club, Elphinstone Road, item 352. PDF 451 KB
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