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Agenda item
Site of former 28 Dane Road and 37 Brittany Road, St. Leonards-on-sea
- Meeting of Planning, Wednesday, 29th April, 2015 6.00 pm (Item 94b)
- View the declarations of interest for item 94b
Minutes:
Proposal:
Erection of studio house and parking on rear garden of 28 Dane Road
Application No:
HS/FA/14/00912
Existing Use:
Vacant – previously occupied by garages
Hastings Local Plan 2004
DG1, DG2, DG3, C1
Conservation Area:
Yes – Markwick Terrace
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
FA2, SC1, SC3, SC4, EN1, H1, H2, T3
Development Management Plan
Proposed Submission Version:
DM1, DM3, DM4, HN1, HN5, HN7, HN8
Public Consultation:
3 letters of objection received
The Development Manager reported on an application for the erection of a dwelling and parking on vacant land on the northern side of Dane Road at site of former 28 Dane Road and, 37 Brittany Road, St. Leonards on Sea.
The proposal consists of a three storey dwellinghouse with a slate pitched roof, painted rendered walls, aluminium casement windows and hardwood doors. A roof terrace is proposed to the rear of the property at first floor level. The proposal is to include pedestrian access only via a path leading from Dane Road and front and rear gardens.
The proposal is three storeys in height with a pitch roof. Its overall height is lower than the neighbouring block of flats at Du Cros House but taller than the neighbouring bungalow at 27 Dane Road. This approach means that the scheme "bridges" the gap between the two neighbouring properties and therefore draws on the size and scale of development found in the area. The front elevation of the property will be partly obscured by the existing mature trees as some are to be retained as part of the proposal.
The area forms part of the Markwick Terrace Conservation Area which includes a row of three to four storey terraced properties of Markwick Terrace but is otherwise defined mainly by three storey pairs of semi detached properties as well as larger blocks of flats. The trees along the site’s front with Dane Road are protected by a group Tree Preservation Order (TPO).
The main considerations were the impacts on the character and appearance of the area; living environment, highways and transport, housing need and affordable housing, biodiversity, drainage, protected trees and the amenity of neighbouring residents.
The Development Manager felt that the scheme drew on the broad characteristics of the area and that it will result in an additional unit of accommodation without resulting in adverse impacts on the surrounding area. He therefore recommended the application be approved subject to conditions.
The Human Rights considerations had been taken into account fully in balancing the planning issues.
Having raised her prejudicial interest, Councillor Rogers was absent from the Chamber during discussion and debate.
Councillor Beaney proposed a motion to approve the application as set out in the resolution below, this was seconded by Councillor Beaver.
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 dwelling hereby approved shall not be occupied until readily accessible external storage space for refuse bins awaiting collection has been provided to the satisfaction of the Local Planning Authority;
4.
Prior to the development hereby approved being occupied details of a screen to be positioned along the north west and south east edges of the flat roof area to the rear of the dwelling hereby approved shall be submitted for approval by the Local Planning Authority. The screen shall be erected in accordance with the approved details and shall be maintained as such in perpetuity;
5.
No works shall commence until the following details have been submitted to and approved in writing by the Local Planning Authority:
· detailed elevation and cross section drawings at no less than 1:20 scale and/or samples of the proposed guard rails/enclosures to the rear edge of the flat roof area.
· detailed elevation and cross section drawings at no less than 1:20 scale and/or samples of the privacy screen required by condition 4.
The works 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.
6.
The development shall not be occupied until cycle parking details have been submitted to and approved in writing by the Local Planning Authority. The cycle parking areas shall be provided before the dwelling is occupied and in accordance with the approved details. Once provided the cycle parking areas shall thereafter be retained for that use and shall not be used other than for the parking of cycles.
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 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 (in accordance with BS5837 2012: Trees in relation to design, demolition and construction – Recommendations). 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.
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 until temporary protective fences to safeguard the trees and/or hedges to be retained on the site have been erected in accordance with the current "BS 5837:2012 - Trees in relation to design, demolition and construction. - Recommendations" standards and to the satisfaction of the Local Planning Authority. All such fences shall be kept in a sound, upright and complete condition until the development has been completed and/or the Local Planning Authority confirm in writing that the works have been sufficiently completed for the fencing to be removed.
10.
No development shall take place above ground until details of the materials to be used in the construction of the external surfaces of the dwellings 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.
11.
No development shall take place until the measures outlined in the submitted ecological and arboricultural statements and reports (Tree Survey Arboricultural Impact Assessment & Tree protection Plan Land at 28 Dane Road St Leonards on Sea TN38 0QW by The Mayhew Consultancy Ltd Dated December 2014 and Preliminary Ecological Appraisal Land at 28 Dane Road St Leonards on Sea TN38 0QW by The Mayhew Consultancy Ltd Dated November 2014) have been fully implemented, unless:
(i) the programme for such measures is otherwise specified within that document (for example with regard to measures related to monitoring, further survey work, the erection of bird boxes on buildings or other conservation enhancements), in which case the works shall be carried out in accordance with the timescales contained therein or; unless the scheme(s), or programme(s) of measures contained within the ecological statements and reports is otherwise first varied, by way of prior written approval from the Local Planning Authority.
12.
The studio at third floor level shall only be used as ancillary accommodation in relation to the main use of the building as a single dwellinghouse. The third floor shall be used for no other purposes whatsoever including as independent residential use or for commercial purposes.
13.
(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 the dwelling shall not be occupied until those works have been completed.
(iii) The dwelling shall not be occupied 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.
14.
Notwithstanding the provisions of the Town & Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no hardstanding shall be created to the front of the property and no vehicular access shall be created without the grant of a separate planning permission.
15.
The development hereby permitted shall be carried out in accordance with the following approved plans:
PO861/SK/1/1, 1/2D, 1/3A, 1/4A, 1/5A, 1/6A, 1/7A, 1/8B, 1/9B, 1/10A, 1/11C, 1/14C, 1/15C, 1/16.
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 residents. (Hastings Local Plan 2004 - Policy DG4);
3.
To ensure a satisfactory standard of development;
4.
In the interests of the visual amenity of the area. (Hastings Local Plan 2004 - Policy DG1);
5.
In the interests of the visual amenity of the area. (Hastings Local Plan 2004 - Policy DG1);
6.
In order that the development site is accessible by non-car modes and to meet the objectives of sustainable transport;
7.
To ensure a satisfactory form of development in the interests of the visual amenity;
8.
To ensure a satisfactory form of development in the interests of the visual amenity;
9.
To protect features of recognised nature conservation importance. (Hastings Local Plan 2004 policies NC8 and NC9);
10.
In the interests of the visual amenity of the area. (Hastings Local Plan 2004 - Policy DG1);
11.
To protect features of recognised nature conservation importance and the character and appearance of the area;
12.
To accord with the terms of the application and to safeguard proper planning of the area;
13.
To ensure a satisfactory form of development in the interests of the character and amenity of the area;
14.
To enable the local planning authority to control the development in the interests of the visual amenities of the area, with particular regard to the trees on the site; and
15.
For the avoidance of doubt and in the interests of proper planning.
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.
A formal application for connection to the public foul sewerage system is required in order to service this development, please contact Southern Water, Southern House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW (Telephone: 0330 303 0119) or www.southernwater.co.uk.
4.
In the event that any sewers are found within the site the applicant is advised to contact Atkins Ltd. Anglo St James House, 39A Southgate Street, Winchester, SO23 9EH (Telephone 01962 858688) or www.southernwater.co.uk.
5.
Consideration should be given to the provision of a domestic sprinkler system.
Supporting documents:
- Site of former 28 Dane Road and 37 Brittany Road, item 94b PDF 87 KB
- MAP_Former 28 Dane Road 37 Brittany Road, item 94b PDF 370 KB
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