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Agenda item
145 St. Helens Park Road
Minutes:
Proposal:
Proposed residential development comprising of 4no detached dwellings with detached garages, new private shared access drive and associated landscaping works.
Application No:
HS/FA/15/00557
Existing Use:
Residential dwelling and curtilage
Hastings Local Plan 2004
TR6, NC10, DG1, DG2, DG3,
DG11
Conservation Area:
No
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
FA2, SC1, EN2, EN4, H2 and
H3
Development Management Plan
Proposed Submission Version:
DM1, DM3, DM4 and HN7
Public Consultation:
10 letters of objection received
and 2 petitions received
The Development Manager reported on a full application for the erection of 4no detached dwellings with detached garages, new private shared access drive and associated landscaping works within the curtilage of Valehurst (145 St Helens Park Road). No works are proposed to No. 145 St. Helens Park Road itself.
The site consists of a large late Victorian detached property within an extensive garden. The site is located in the junction of St. Helens Park Road and St. Helens Wood Road. The site is not within a Conservation Area or a Listed building.
The area is predominantly residential and consists of a variety of detached houses and semi-detached dwellings. To the rear of the site there is a preserved ancient woodland, however within the site boundary there are no individual or group tree preservation orders.
Due to the varying land levels and the dog-leg shape of the site, the majority of the dwellings would be screened from St. Helens Park Road. All four proposed dwellings are also shown to be set at a lower level than the existing house to ensure they do not appear overbearing or overly dominant within the street scene.
The dwellings are shown to be finished with clay tile pitched roofs, clay vertical tile-hanging with decorative banding, face brickwork and glazing bars within the windows. These elements have all taken reference from the existing property at Valehurst.
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, drainage, ecology, ancient woodland, trees and biodiversity, affordable housing the amenity of the neighbouring properties.
The Development Manager considered 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 surrounding area and will help provide additional family size accommodation in this part of the Borough. Furthermore, he felt the scheme represented sustainable development and therefore recommended the application for approval subject to conditions and a S106 legal agreement.
The Human Rights considerations have been taken into account fully in balancing the planning issues.
Having raised his prejudicial interest, Councillor Sabetian was absent from the Chamber during discussion and debate.
The petitioner, Gary Spencer-Holmes, was present and spoke against the application.
The agent, Mr Michael Hall, was present and spoke in support of the application.
Councillor Martin Clarke, Ward Councillor, was present and spoke against the application.
Councillor Wincott proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Beaney.
RESOLVED – by (8 votes to 0 against, with 1 abstention) that the Development Manager be authorised to issue planning permission upon completion of an agreement under S106 of the Town and Country Planning Act to secure a financial contribution towards the provision of off-site affordable housing, unless it has been conclusively shown that the development would not be viable if a payment were made. In the event that the Agreement is not completed, or the viability issue not resolved by 26 November 2015 that permission be refused on the grounds that the application does not comply with Policy H3 of the adopted Hastings Local Plan, The Hastings Planning Strategy 2011-2018.
1.
The development hereby permitted shall be begun before the expiration of three years from the date of this permission;
2.
Before the development hereby approved is commenced a construction and traffic management plan, together with a plan for the reinstatement of any damage to neighbouring roads used by construction traffic shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved plan;
3.
No development shall take place above ground until samples of the materials to be used in the construction of the external surfaces of the dwellings, garages and boundary treatments hereby permitted have been made available on site 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 (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 BS5837:2012: Trees in relation to design, demolition and construction, 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.
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.) where relevant;
8.
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;
9.
(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.
10.
No development shall take place until a full and adequate site investigation and soils report has been submitted to the Local Planning Authority and work shall not proceed until and unless the SuDS measures deemed to be necessary by the Local Authority and East Sussex County Council as a result of such report, have been incorporated in the development proposals;
11.
Before the development hereby approved is commenced a maintenance and management plan for the entire drainage system shall be submitted to and approved in writing by the Local Planning Authority. The plan should clearly state who will be responsible for managing all aspects of the surface water drainage system. The development shall be carried out in accordance with the approved plan;
12.
The detached garages hereby approved shall only be used for ancillary purposes incidental to the four new dwellings and for no other purposes;
13.
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 or as may be subsequently amended or re-enacted no extension or external alteration to the properties hereby approved shall take place without the grant of an additional planning permission;
14.
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;
15.
The windows shown serving bathrooms and en-suites shall be obscure glazed and remain as such at all times;
16.
No development shall take place until the measures outlined in the submitted ecological statement 'Preliminary Ecological Appraisal - EA/36315' carried out by The Mayhew Consultant Ltd, dated April 2015 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.
17.
Before the development hereby approved is occupied provision shall be made in each property for connection to fibre-based broadband infrastructure;
18.
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.
19.
The development hereby permitted shall be carried out in accordance with the following approved plans and supporting documents: 4352.2A, 4352.3A, 4352.4A, Preliminary Ecology Appraisal EA/363115 & Arboricultural Report AR/36315
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, and the safety of road users;
3.
To ensure that the finished development takes proper account of the character of the surrounding area in its use of external materials in the interests of the amenity of the area. (Hastings Local Plan 2004 - Policy DG1);
4.
In the interests of the visual amenity;
5.
In the interests of the visual amenity;
6.
In the interests of the health of the trees and to protect the visual amenity;
7.
To safeguard the amenity of adjoining residents. (Hastings Local Plan 2004 - Policy DG4);
8.
To safeguard the amenity of adjoining residents. (Hastings Local Plan 2004 - Policy DG4);
9.
To prevent increased risk of flooding;
10.
To prevent increased risk of flooding;
11.
To prevent increased risk of flooding;
12.
To safeguard the amenity of adjoining and future residents. (Hastings Local Plan 2004 Policies DG1 and DG3);
13.
To ensure a satisfactory form of development in the interests of the character and amenity of the area;
14.
In the interests of the visual amenity and to protect neighbouring residential amenities;
15.
To safeguard the amenity of adjoining and future residents. (Hastings Local Plan 2004 Policies DG1 and DG3);
16.
To protect features of recognised nature conservation importance. (Hastings Local Plan 2004 policies NC8 and NC9);
17.
To ensure the development complies with policy SC1 of the Hastings Local Plan: The Hastings Planning Strategy;
18.
To safeguard the amenity of adjoining residents; and
19.
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.
The maximum gradient of the private drive should not exceed 1 in 9;
4.
No site clearance or tree or hedge removal shall be carried out on site between the 1st March and 31st July inclusive in any year, unless otherwise approved in writing by the Local Planning Authority;
5.
Separate foul and surface water drains must be provided. You are advised to consult Southern Water Services Ltd. with regard to an application for connection to the public foul and surface water sewers;
6.
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
7.
Consideration should be given to the provision of a domestic sprinkler system.
Supporting documents:
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