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Agenda item
815-817 The Ridge, St. Leonards on Sea
Minutes:
Proposal:
Erection of 3 dwellings
Application No:
HS/FA/15/00237
Existing Use:
Residential curtilage
Hastings Local Plan 2004
H2, DG1, DG2, DG3, DG11
Conservation Area:
No
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
DS1, SC1, H1 and H2
Development Management Plan
Proposed Submission Version:
DM1, DM3, DM4
Public Consultation:
Applicant is a member of staff within a politically restricted post.
The Development Manager reported on a full application for the erection of three dwellings within the rear garden space of numbers 815-817 The Ridge, St. Leonards on Sea. The application was reported to the Planning Committee because the applicant is a member of staff within a politically restricted post.
The proposal involves the erection of a pair of semi-detached and one detached dwelling to the rear of 815-817 The Ridge. It is proposed to utilize a portion of the rear garden space of No. 815 to allow for the creation of a driveway which would form the access to the new dwelling.
The site is located to the south of the Ridge and consists of the rear garden of 817 The Ridge and a portion of the rear garden of 815. The existing property at 817 The Ridge is set back from the highway with an access which runs southwards between 815 and 821 The Ridge. The existing dwelling is of a chalet bungalow style with front and rear facing dormer windows. The existing garden areas to the rear of 815-817 are large. The rear boundary adjoins the Dunelm/Pets at Home stores at a lower level and the rear garden of 815 The Ridge.
The existing property at 815 The Ridge is also a chalet bungalow style detached dwelling but is not set back from the road. A drive runs to the rear of 815 The Ridge which leads to a single storey garage and garden area further to the south. This garden area adjoins a retail premises to the south and rear boundaries of 813 The Ridge, 221 Harrow Lane, 219 Harrow Lane and a telephone exchange building.
The area has a varied character being defined by a mixture of uses and different size buildings including a two storey shop, two storey public house, bungalows, detached properties and two storey terraced houses.
The semi-detached properties will have a combined width of 10.7metres, a depth of 12.3 metres and a maximum height of 9.5 metres. The detached property has a width of 5.5 metres, a depth of 12.3 metres and a maximum height of 9.5 metres.
The proposed dwellings are to have 3 bedrooms and gardens measuring at least 10 metres in length. Due to their positioning, the proposed properties will be almost hidden from view and as such have no impact on the existing street scene.
The main considerations were the impacts on the living environment, impacts on the street scene/design, highways and transport, drainage and sustainable development.
The Development Manager felt that the proposal had been designed to ensure that a good quality living environment is created for future occupants without impacting on the amenity of neighbouring residents. He considered the scheme was in keeping with the character and appearance of the area and would help provide additional family size accommodation in this part of the Borough. As such the scheme represented sustainable development and was considered acceptable. The Development Manager recommended the application be approved subject to conditions.
The Human Rights considerations had been taken into account fully in balancing the planning issues.
Councillor Rogers proposed a motion to approve the application as set out in the resolution below, this was seconded by Councillor Dowling.
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.
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.
The development shall not be occupied until parking and turning areas have been provided in accordance with the submitted plan (Drawing No. 4178/15/1), along with one additional off street parking space for visitors. Thereafter the parking areas be retained for that use and shall not be used other than for parking and turning of motor vehicles;
5.
The access shall be widened to 4.5m for a distance of 10m from the carriageway and all work shall be undertaken and completed by the applicant to the satisfaction of the Local Planning Authority prior to occupation of the development hereby permitted;
6.
There shall be no obstruction to visibility (over 0.8 metres above the level of the adjoining footway) in either direction onto The Ridge within splays of 2.4metres x 43metres;
7.
The development shall not be occupied until cycle parking areas have been provided in accordance with details which have been submitted to and approved in writing by the Planning Authority and the areas shall thereafter be retained for that use and shall not be used other than for the parking of cycles;
8.
The windows in the side elevations of the proposed dwellings shown serving bathrooms shall be obscure glazed with obscure glass to a minimum level of obscurity equivalent to Pilkington Texture Glass Level 3, or similar equivalent and be permanently fixed shut and non-opening below 1.8 metres from finished floor level;
9.
No development shall commence on site until full details of the measures to be undertaken to divert the public sewers which are known to cross the site have been submitted to and approved in writing by the Local Planning Authority. The development shall be completed in accordance with the approve details;
10.
No development shall take place until details of the exact location of the public foul sewer on the site have been submitted to the local planning authority. No development or tree planting shall be located within 3m either side of the centreline of the public sewer, and no soakaways shall be located within 5m of the sewer without the prior written consent of the local planning authority;
11.
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;
12.
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;
13.
No development 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;
14.
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; and
15.
The dwellings hereby permitted shall be carried out in accordance with the following approved plans: 4178/15/LBP, 4178/15/3, 4178/15/1 & 4178/15/2.
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.
In the interests of the visual amenity of the area. (Hastings Local Plan 2004 - Policy DG1);
4.
In the interests of the safety of persons and vehicles entering and leaving the access and proceeding along the highway;
5.
To ensure the safety of persons and vehicles entering and leaving the access and proceeding along the highway;
6.
To ensure the safety of persons and vehicles entering and leaving the access and proceeding along the highway;
7.
In order that the development site is accessible by non car modes and to meet the objectives of sustainable development;
8.
To protect the amenities of adjoining residential properties;
9.
To ensure a satisfactory standard of development;
10.
To ensure the public sewer is adequately protected;
11.
To ensure a satisfactory form of development in the interests of the visual amenity;
12.
To ensure a satisfactory form of development in the interests of the visual amenity;
13.
To ensure a satisfactory form of development in the interests of the visual amenity;
14.
To ensure a satisfactory form of development in the interests of the visual amenity; 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.
A formal application for connection to the public foul sewerage system is required in order to service this development, please contact Atkins Ltd. Anglo St James House, 39A Southgate Street, Winchester, SO23 9EH (Telephone 01962 858688) or www.southernwater.co.uk;
3.
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;
4.
With regard to conditions 4, 5, 6 & 7, the applicant's attention is drawn to the comments of the Highways Authority dated 27 March 2015; and
5.
Consideration should be given to the provision of a domestic sprinkler system.
Supporting documents:
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