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Agenda item
55 Collinswood Drive, St. Leonards on Sea
Minutes:
Proposal:
Application No:
Existing Use:
Hastings Local Plan 2004
Conservation Area:
National Planning Policy Framework
Hastings Planning Strategy
Development Management Plan
Proposed Submission Version:
Public Consultation:
Proposed demolition of existing property
and garage and erection of 4 No. dwellings
with off-street parking.
HS/FA/15/00215
Dwellinghouse
DG1, DG2, DG3, DG11, DG24 and DG27
No
Sections 6 and 7
DS1, FA1, SC1, SC3, SC4, SC7, EN2, EN3,
H1, H2 and T3
LP1, DM1, DM3, DM4, HN7 and HN8
10 letters of objection received
The Development Manager reported on an application for the demolition of existing property and garage and erection of 4 houses with off-street parking at 55 Collinswood Drive, St. Leonards-on-Sea.
The existing bungalow is located to the rear of 49-61(odds) Collinswood Drive and accessed via an access between 53 and 59 Collinswood Drive. Collinswood Drive is suburban in character, defined by detached houses. The houses are mix of bungalows and two storey houses. A public footpath runs along the rear (northwestern) boundary of the site.
The development will increase built form to the rear of existing properties, but because of the design of the development, the Development Manager felt it would not have any adverse impacts on neighbouring residential amenities or the character of the area.
The main issues were the principle of the development; the impact upon the character and appearance of the area, the impact on neighbouring residential amenities, the standard of the accommodation proposed, the impact on highways and parking and the impact upon existing trees.
The Development Manager thought that a good standard of accommodation was proposed and that there would be no harm to existing trees. He felt that suitable parking would be provided within the development and he considered the access to be appropriate. Furthermore, appropriate mitigation and some further details to ensure a satisfactory development will be secured with the conditions listed below.
The Development Manager recommended that planning permission be granted subject to conditions.
The Human Rights considerations had been taken into account fully in balancing the planning issues.
A report containing a revised committee plan was circulated to the Committee prior to the meeting. The revised plan had been re-published on the Council’s website since the publication of the agenda.
Members discussed this application at length.
Councillor Beaverproposed a motion to refuse the application, this was seconded by Councillor Lee. The motion was lost by 3 votes for and 7 votes against. Councillor Scottproposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Roberts.
RESOLVED – by (7 votes to 3) 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:
15.639/01B
3.
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;
4.
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. 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;
5.
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;
6.
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;
7.
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;
8.
(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.
9.
No development shall take place until the measures outlined in the submitted Preliminary Ecological Appraisal by The Mayhew Consultancy Ltd, dated March 2015 (ref EA/35615) 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;
(ii) 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.
10.
No development shall take place until the measures outlined in the submitted Arboricultural Report by The Mayhew Consultancy Ltd, dated March 2015 (ref AR/35615) have been fully implemented, unless:
(i) the programme for such measures is otherwise specified within that document in which case the works shall be carried out in accordance with the timescales contained therein or;
(ii) unless the scheme(s), or programme(s) of measures contained within the report are otherwise first varied, by way of prior written approval from the Local Planning Authority.
11.
The reconstructed access shall be in the position shown on the submitted plan (drawing no. 15.639/01B) and all works undertaken shall be executed and completed to the satisfaction of the Local Planning Authority prior to any occupation of the development;
12.
The development shall not be occupied until parking area have been provided in accordance with the approved plans and details to submitted to and approved in writing by the Local Planning Authority and the areas shall thereafter be retained for that use and shall not be used other than for the parking of motor vehicles;
13.
The development shall not be occupied until a turning space for vehicles has been provided and constructed in accordance with the submitted plan (drawing no. 15.639/01B) and the turning space shall thereafter be retained for that use and shall not be used for any other purpose;
14.
Prior to the commencement of development a Traffic Management Scheme shall be submitted to and approved by the Local Planning Authority in consultation with the Local Highway Authority. This shall include the size of vehicles, routing of vehicles and hours of operation;
15.
Before the development hereby approved is commenced details of appropriate climate change mitigation and adaptation measures as required by policy SC3 of the Hastings Local Plan, The Hastings Planning Strategy 2011-2028, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details;
16.
Before the development hereby approved is occupied provision shall be made in each property for connection to fibre-based broadband infrastructure;
17.
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.
18.
The following windows shall be glazed in obscure glass and non-opening at all times:
· Plot 1 - Rear (southwest) elevation first floor bathroom window.
· Plot 2 - Rear (northwest) elevation first floor bathroom window.
· Plot 3 - Side (northwest) elevation first floor bathroom window.
· Plot 4 - Side (southeast) elevation first floor en-suite and stair landing windows.
19.
Any new window installed on an upper floor of any elevation of the dwellings hereby approved shall be:
i) obscure-glazed; and
ii) non-opening unless parts of the window which can be opened are more than 1.7m above the floor of the room in which the window is installed.
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.
In the interests of the visual amenity of the area. (Hastings Local Plan 2004 - Policy DG1);
4.
In the interests of the visual amenity and to protect neighbouring residential amenities;
5.
In the interests of the visual amenity and to protect neighbouring residential amenities;
6.
In the interests of the visual amenity and to protect neighbouring residential amenities;
7.
In the interests of the visual amenity and to protect neighbouring residential amenities;
8.
To prevent increased risk of flooding;
9.
To protect features of recognised nature conservation importance;
10.
In the interests of the health of the trees and the visual amenity of the area;
11.
In the interests of the safety of persons and vehicles entering and leaving the access and proceeding along the highway;
12.
In the interests of the safety of persons and vehicles entering and leaving the access and proceeding along the highway;
13.
In the interests of the safety of persons and vehicles entering and leaving the access and proceeding along the highway;
14.
In the interests of highway safety and for the benefit and convenience of the public at large;
15.
To ensure the development complies with policy SC3 of the Hastings Local Plan: The Hastings Planning Strategy;
16.
To ensure the development complies with policy SC1 of the Hastings Local Plan: The Hastings Planning Strategy;
17.
To safeguard the amenity of adjoining residents;
18.
In the interests of the amenity of the neighbouring residential occupiers; and
19.
In the interests of the amenity of the neighbouring residential occupiers.
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: Developer Services, Southern Water, Southern House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW. Tel: 0330 303 0119. E-mail: developerservices@southernwater.co.uk; and
4.
Consideration should be given to the provision of a domestic sprinkler system.
Supporting documents:
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