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Agenda item
26 Beauharrow Road, St. Leonards on Sea
- Meeting of Planning, Wednesday, 1st July, 2015 6.00 pm (Item 17b)
- View the declarations of interest for item 17b
Minutes:
Proposal:
Erection of three detached houses and garages
Application No:
HS/FA/15/00071
Existing Use:
Domestic curtilage
Hastings Local Plan 2004
DG1, DG2, DG3, DG4, DG11, NC7,
NC8, NC9
Conservation Area:
No
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
FA1, SC1, EN2, EN3, T3
Development Management Plan
Proposed Submission Version:
DM1, DM3, HN7, HN8
Public Consultation:
3 letters of objection received and
1 petition received
The Development Manager reported on a full planning application for the erection of three x five bedroom detached houses and garages within the garden area of 26 Beauharrow Road, St. Leonards on Sea.
The site consists of the garden area of 26 Beauharrow Road which is accessed via a private drive leading southwards from Beauharrow Road. The site adjoins 28 Beauharrow Road to the north-west which has recently been developed with 7 houses now known as The Russets. The area to the rear is designated as ancient woodland and the area to the south-east is designated as Local Wildlife site. Part of the site is designated as a Wildlife Corridor. The area opposite the site is currently vacant but has planning permission for a single dwelling (HS/FA/14/00590). The land opposite also forms part of a wider site and an appeal for the refusal of a scheme of 4 houses on that site has recently been submitted (HS/FA/14/01026).
The area is predominantly residential and consists of a variety of detached houses, bungalows and some semi-detached dwellings.
The proposed detached dwellings each have a width of 10.5 metres, a maximum depth of 10.95 metres and maximum height of 9 metres. Each dwelling would have a new driveway which would form access to the new dwellings. Each of the new properties will have a detached garage. Each will have a width of 6.2 metres, a depth of 6.2 metres and a maximum height of 5.1 metres.
The main considerations of this application were the impacts of the proposal on the character and appearance of the area, living environment; highways and transport; housing need and affordable housing; drainage; the amenity of neighbouring residents, protected trees and biodiversity.
The Development Manager felt 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. The scheme is considered to be in keeping with the character and appearance of the area and will help to provide additional family size accommodation in this part of the Borough. The Development Manager considered the scheme represented sustainable development and he therefore recommended the application be approved.
The Human Rights considerations have been taken into account fully in balancing the planning issues.
The petitioner had been invited to attend but was not was present.
The agent, Mike Pickup, was present and spoke in support of the application.
Councillor Scott moved the recommendation, as amended, with an additional condition as set out in condition and reason No. 22. This was seconded by Councillor Roberts.
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.
Construction traffic must not damage the through routes to the site. Any reinstatement works required must be approved in writing and carried out to the satisfaction of the Local Planning Authority;
3.
No development shall take place until the recommended measures outlined in the submitted ecological and arboricultural statements and reports (Tree Survey Arboricultural Impact Assessment & Tree protection Plan Land at 26 Beauharrow Road St Leonards on Sea TN37 7BL by The Mayhew Consultancy Ltd Dated June 2014 and Ecological Appraisal Land at 26 Beauharrow Road St Leonards on Sea TN37 7BL by The Mayhew Consultancy Ltd Dated June 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 time scales contained therein or;
(ii) unless the scheme(s), or programme(s) of measures contained within the ecological and aboricultural statements and reports is otherwise first varied, by way of prior written approval from the Local Planning Authority.
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 (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;
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 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;
7.
The development hereby permitted shall be carried out in accordance with the following approved plans: 14.582/01F; 02B;
8.
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;
9.
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;
10.
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;
11.
(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 hereby approved shall occur until those works have been completed;
(iii) No occupation of any of the dwellings 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.
12.
The reconstructed access road shall be in the position shown on the submitted plan (drawing no. 14.582/02 B) and all works undertaken shall be executed and completed to the satisfaction of the Local Planning Authority prior to any occupation of the development;
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. 14.582/02B) 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 windows in the first floor side elevations of the proposed dwellings shown serving bathrooms or an en suite 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;
19.
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no building works within the rear garden areas (for example outbuildings) shall take place without the grant of an additional planning permission;
20.
No development shall take place above ground until full details of all boundary treatments including any fencing, walls or enclosures have been submitted to and approved in writing by the Local Planning Authority. All such boundary treatments shall be erected before the building to which it relates is occupied;.
21.
22.
Drawing no. 14.582/02 B does not match the footprint of 2 of the proposed dwellings with drawing no. 14.582/01, specifically the dwellings located furthest away from the existing northern boundary line. No development shall take place above ground until these details have been amended, submitted to and approved in writing by the Local Planning Authority.
During any form of earthworks and/or excavations that are carried out as part of the development, suitable vehicle wheel washing equipment should be provided within the site, to the approval of the Local Planning Authority, to prevent contamination and damage to the adjacent roads.
Reasons:
1.
This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990;
2.
To ensure a satisfactory form of development in the interests of the character and amenity of the area. (Hasting Local Plan 2004 - Policy DG1);
3.
To protect features of recognised nature conservation importance. (Hastings Local Plan 2004 policies NC8 and NC9);
4.
To ensure a satisfactory form of development in the interests of the visual amenity;
5.
To ensure a satisfactory form of development in the interests of the visual amenity;
6.
To protect features of recognised nature conservation importance and the character and appearance of the area;
7.
For the avoidance of doubt and in the interests of proper planning;
8.
In the interests of the visual amenity of the area. (Hastings Local Plan 2004 - Policy DG1);
9.
In the interests of the visual amenity and to protect neighbouring residential amenities;
10.
In the interests of the visual amenity and to protect neighbouring residential amenities;
11.
To prevent increased risk of flooding;
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;
19.
To protect the wildlife corridor;
20.
To safeguard the amenity of adjoining residents; and
21.
22.
To correct the existing anomaly between drawing nos. 14.582/02 B and 4.582/01.
In the interests of highway safety and for the benefit and convenience of the public at large.
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 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 Southern Water, Southern House, Sparrowgrove House Sparrowgrove, Otterbourne, Hampshire, SO21 2SW (Telephone: 0330 303 0119) or www.southernwater.co.uk; and
5.
Consideration should be given to the provision of a domestic sprinkler system.
Supporting documents:
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