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Agenda item
Land rear of 27-28 North Street, St. Leonards on Sea (FA)
Minutes:
Proposal:
Erection of a two bedroom dwelling.
Application No:
HS/FA/15/00299
Existing Use:
Vacant Yard
Conservation Area:
Yes - St. Leonards East
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
H3
Development Management Plan
DM1, DM3, HN1
Public Consultation:
31 letters of objection received,
1 petition and 10 letters of support
received
The Assistant Director, Housing and Built Environment reported on an application for the erection of a single family 2 bedroom dwelling house comprising an open plan ground floor living/kitchen space with two bedrooms, a bathroom and shower room on the first floor on land previously used as a builders yard at Land to the rear of 27-28 North Street, St. Leonards on Sea.
Listed Building Consent HS/LB/15/00300 for the works associated with the residential development is reported in minute No. 43d.
The site lies on the north side of North Street. The entrance to the site is via an arched, gated access between numbers 27 & 28 North Street, which are both Grade II listed buildings. The site lies within the East St Leonards Conservation Area and is currently vacant. It was previously used as a builder’s yard and is bounded by residential terraced houses/flats in Alfred Street, North Street and Gensing Road.
The building would have a maximum length of 10m, reducing to 7.7m, and a maximum width of 6.7m. The height to the top of the parapet wall around the roof would be 5.8m.
The design is contemporary with rendered walls with timber panels and a flat roof. The windows have been carefully positioned to minimise any overlooking of neighbouring properties, and there would be several roof lights to provide additional light. The ground floor would include a 3 panel sliding door opening out onto a small courtyard.
Outside there would be access to the front of the property through an arch into North Street with a small courtyard to the front of the property. To the side would be a small irregularly shaped courtyard garden between 9.2m and 11.5m in one dimension and 2.1m and 5.5m in the other.
This submission follows the withdrawal of a previous application for 2 no. dwellings which was considered unacceptable due to overdevelopment of the site and detrimental impact on neighbouring properties.
The main issues were the potential impacts on neighbouring properties with regard to overlooking and privacy and whether there is any impact on the adjacent listed buildings and the St Leonards East Conservation Area in which the site is located.
The Development Manger felt the proposals will not adversely affect the character or appearance of the area, amenity of neighbouring properties or the parking in the area. Following assessment of the proposal and various amendments including reduction of the amount of development from 2 dwellings to one dwelling, he considered the proposal to be acceptable and therefore recommended approval.
The Human Rights considerations have been taken into account fully in balancing the planning issues.
Councillors Beaney, Beaver, Charlesworth, Lee, Roberts, Rogers, Scott, Street and Wincott attended an organised site visit prior to the meeting.
A report containing some late electronic comments had been received since the publication of the agenda. This was circulated to members of the Committee prior to the meeting.
The petitioner had been invited to attend the meeting but was not present.
The applicant, Mr Stuart Robinson, was present and spoke in support of the application.
Councillor Rogers proposed a motion to refuse the application. This was seconded by Councillor Lee. The motion was lost by 3 votes to 6 against. Councillor Scott proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Charlesworth.
RESOLVED – by (6 votes to 3 against) 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.
a) 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;
i) Development shall be carried out in accordance with the details approved under (i) and no occupation of the dwelling hereby approved shall occur until those works have been completed; and
(iii) No occupation of the dwelling 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.
4.
No development shall take place above ground until details of the materials to be used in the construction of the external surfaces of the dwelling 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;
5.
The first floor windows on the south elevation not be glazed other than in obscure glass;
6.
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 extension or any other external alteration to the property shall take place without the grant of an additional planning permission;
7.
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 outbuildings shall be erected within the curtilage of the property without the grant of an additional planning permission;
8.
No development shall commence above ground until joinery details, including details of the timber gate, have been submitted to and approved in writing by the Local Planning Authority.
Works shall be carried out in accordance with the details approved and no occupation of the building shall occur until those works have been completed; and
9.
The development hereby permitted shall be carried out in accordance with the following approved plans:
499-01-E, 499-02-D, 499-03-B, 499-04-C, 499-05-A, 499-133-A, 499-130-L, 499-131-G, 499-132-M
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;
3.
To prevent increased risk of flooding;
4.
In the interests of the visual amenity of the area;
5.
To safeguard the amenity of adjoining and future residents;
6.
To enable the local planning authority to control future development of the site in the interests of the amenities of the area in general and the amenities of neighbouring residents in particular;
7.
To enable the local planning authority to control future development of the site in the interests of the amenities of the area in general and the amenities of neighbouring residents in particular;
8.
To ensure a satisfactory form of development in the interests of the character and amenity of the area; and
9.
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 proposed building is over or close to a public sewer and consultation with Southern Water Services Ltd. is necessary;
4.
The applicant should consult the Building Control Section of the Regeneration & Planning Directorate with regard to the provision of adequate means of escape in case of fire and necessary fire precaution works; and
5.
Consideration should be given to the provision of a domestic sprinkler system.
Supporting documents:
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