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Agenda item
Mission Church (St Annes), 11 Chambers Road (HS/FA/22/00028)
(E Meppem, Senior Planning Officer)
Minutes:
Proposal
Demolition of redundant church and erection of 5 dwellings with on-site parking.
Application No
HS/FA/22/00028
Conservation Area
No
Listed Building
No
Public Consultation
Yes – 17 objections received, 10 in support
The Senior Planning Officer presented. Four further letters of objection have been received with no new matters raised. There have been comments received from the Conservation Officer that Alternative uses for the building should be sought as a priority rather than the demolition of. The new builds are of insufficient design quality to make a positive contribution to the area. The Conservation Officer has raised an objection and requested a further reason for refusal to be added. This would be a fourth reason. This refusal reason is that the proposed demolition of the church building to facilitate the development would result in the loss of a building of local architectural and communal significance which has been identified as an undesignated heritage asset. The loss of this asset has not been clearly and convincingly justified, and there are opposed replacement buildings are of insufficient quality to make a positive contribution. The comments from the Conservation Officer were received late and not in the original report.
The Senior Planning Officer advised that the agent had that the use of the site as a gym is only temporary and they therefore requested that the loss of the Community facility be reconsidered. Paragraph 187 of the NPPF is clear that a place of worship is also considered to be a community facility. Therefore, this reason for refusal is retained.
Slides were shown showing photographs of the proposed site, aerial views and views from Chambers Road. The site makes a positive contribution to the street scene and provides a level of greenery in a highly developed area.
The scheme has a recommendation for refusal. The main concerns are the loss of a non-designated heritage asset, the design of the proposal and the loss of the green bank and break in the street scene. There is also a lack of sufficient collection points for waste and recycling
Councillors asked regarding the church being used as a gym. The Senior Planning Officer explained the church being used as a gym was unlawful as it is not the same Use Class as a place of worship.
Councillors questioned if the church has severe structural problems. The Planning Service Manager informed the committee that no information has been provided regarding the structural stability of the church
Councillors debated.
Councillor Beaver proposed approval, seconded by Councillor Roberts.
RESOLVED (9 Votes for, 1 Against )
Refuse for the following reasons:
- The proposed development by virtue of its design, bulk, massing, loss of openness and green space represents poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions. The proposed development is therefore considered to be of a poor design that would harmfully affect the character and appearance of the area and is contrary to Paragraph 130 of the NPPF, Paragraph 20 of the National Design Guide, together with Policy DM1 - Design Principles, of the Development Management Plan 2015 and Policy SC1 of the Hastings Planning Strategy 2014.
- The proposed development by virtue of the design and layout fails to provide sufficient facilities for the collection of waste and recycling from the site. This has the potential to disrupt access to the public pavement, pathways and parking spaces on site. The proposal is therefore considered contrary to Policies DM3 and DM4 of the Hastings Development Management Plan.
- Insufficient information has been submitted to justify the loss of the community facility and as a result, formal assessment of the proposal has not been possible. The proposal therefore fails to comply with Policies HC3 of the Hastings Planning Strategy, Policy SC1(e) of the Hastings Development Management Plan, along with Paragraphs 20, 84 and 93 of the National Planning Policy Framework.
- The proposed demolition of the church building to facilitate the development of 5 new houses would result in the total loss of a building of local architectural and communal significance, which has been identified as an undesignated heritage asset. This loss of the heritage asset has not been clearly and convincingly justified and the proposed replacement buildings are of insufficient quality to make a positive contribution to the area. The proposed development would be contrary to the conservation policies of the National Planning Policy Framework and adopted local plan, specifically paragraphs. 189, 195, 197 and 203 of the NPPF and Policies EN1 of the Hastings Planning Strategy and HN3 and HN5 of the Hastings Development Management Plan.
Note to the Applicant
1.
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.
Supporting documents:
- MAP_HS_FA_22_00028 Mission Church (St Annes), 11 Chambers Road, item 368. PDF 506 KB
- HS-FA-22-00028 Mission Church (St Annes), 11 Chambers Road, item 368. PDF 159 KB
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