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Agenda item
42 Beauharrow Road, St. Leonards on Sea
Minutes:
Proposal:
Redevelopment of site with 8 no. semi-detached houses
Application No:
HS/OA/16/00321
Existing Use:
Conservation Area:
Listed Building
Public Consultation
Dwellinghouse
No
No
5 letters of objection received
The Planning Services Manager, Mrs Evans, presented this report for the redevelopment of the site with 8 no. semi-detached houses. Members were advised that as this was an outline application they were only considering access. Members were shown plans and photographs of the application site and advised about the proposed buffer zone which would protect the ancient woodland.
Councillor Roberts proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Edwards.
1.
RESOLVED - (unanimously) that planning permission be granted subject to the following conditions:
1.
Approval of the details of the layout, scale and external appearance of the building(s), and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before any development is commenced;
2.
Plans and particulars of the reserved matters referred to in Condition 1 above, relating to the siting, design and external appearance of any buildings to be erected and the landscaping of the site, shall be submitted in writing to the Local Planning Authority and shall be carried out as approved;
3.
Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission;
4.
The development hereby permitted shall be begun either before the expiration of three years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the later;
5.
The development hereby permitted shall, in terms of the access only, be carried out in accordance with the following approved plans:
4630/200
6.
No development shall take place until there has been submitted to, and approved in writing by, the Local Planning Authority a scheme for the improvement of Beauharrow Road between the Battle Road junction and the proposed access to the site. Such scheme shall include details of the construction of the road to an acceptable standard, details of the drainage of the road and it will provide for the timing of the improvement works in relation to the implementing of the development. The development shall be implemented in accordance with such timing before any of the dwellings are occupied;
7.
No development shall take place until the measures outlined in the submitted arboricultural statements and reports (Arboricultural Report by The Mayhew Consultancy Ltd, dated December 2014, red AR/34014), 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 arboricultural statements and reports is otherwise first varied, by way of prior written approval from the Local Planning Authority.
8.
Notwithstanding the provisions of the The Town and Country Planning (General Permitted Development) (England) Order 2015 or as may be subsequently amended or re-enacted no development shall take place without the grant of an additional planning permission within the areas identified as 'construction exclusions zones' in the drawing attached at appendix B of the submitted Arboricultural Report by The Mayhew Consultancy Ltd (dated December 2014 and ref AR/34014);
9.
No dwelling hereby approved shall be occupied until details of external storage space for refuse bins has been submitted to and approved in writing by the Local Planning Authority. The refuse storage space shall be provided prior to any occupation of the dwellings;
10.
(i) Construction of the development shall not commence until details of the proposed means of foul sewerage and surface water disposal/management (that have taken into account the recommendations of the Flood Risk Assessment by Hemsley Orrell Partnership dated June 2015 and referenced 14633/1/500) 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.
11.
The details submitted with condition 10 above shall include details of 'flow paths' to direct surface water flows away from the buildings towards the existing stream channels at lower elevations;
12.
The details submitted with condition 10 above shall included details of the measures which will be undertaken to divert the public sewers crossing the site;
13.
The reserved matters details submitted in accordance with conditions 1 & 2 above shall include details of the proposed finished floor levels of the dwellings hereby approved taking into account the recommendations of the Flood Risk Assessment by Hemsley Orrell Partnership (dated June 2015 and referenced 14633/1/500);
14.
The reserved matters details submitted for conditions 1 & 2 above shall include details of appropriate climate change mitigation and adaptation measures as required by policy SC3 and in accordance with the energy efficiency hierarchy in policy SC4 of the Hastings Local Plan, The Hastings Planning Strategy 2011-2028;
15.
Before the development hereby approved is occupied provision shall be made for the ability to connect to fibre-based broadband;
16.
No development shall take place (including demolition, ground works, vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall include the following:
a) Risk assessment of potentially damaging construction activities;
b) Identification of “biodiversity protection zones”;
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements);
d) The location and timing of sensitive works to avoid harm to biodiversity features;
e) The times during construction when specialist ecologists need to be present on site to oversee works;
f) Responsible persons and lines of communication;
g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person; and
h) Use of protective fences, exclusion barriers and warning signs.
The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority;
17.
The reserved matters details submitted in accordance with conditions 1 & 2 above shall included details of biodiversity enhancements in accordance with the recommendations of the Preliminary Ecological Appraisal by The Mayhew Consultancy Ltd (dated December 2014 and referenced EA/34014);
18.
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. The development shall be carried out in accordance with the approved scheme;
19.
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.
20.
The reserved matters details submitted with conditions 1 & 2 above shall include measures for the installation of an acoustic fence along the boundary with 44 Beaurharrow Road taking into account the need to retain trees and hedging were appropriate.
Reasons:
1.
The application is in outline only;
2.
The application is in outline only;
3.
This condition is imposed in accordance with the provisions of Section 92 of the Town & Country Planning Act 1990;
4.
This condition is imposed in accordance with the provisions of Section 92 of the Town & Country Planning Act 1990;
5.
For the avoidance of doubt and in the interests of proper planning;
6.
To ensure that a reasonable standard of access is provided in the interests of pedestrian and traffic safety;
7.
To protect trees and features of recognised nature conservation importance;
8.
To protect trees and features of recognised nature conservation importance;
9.
To ensure a satisfactory form of development in the interests of the character and amenity of the area;
10.
To prevent increased risk of flooding;
11.
To prevent increased risk of flooding;
12.
To prevent increased risk of flooding;
13.
To prevent increased risk of flooding;
14.
To ensure the development complies with policy SC3 of the Hastings Local Plan: The Hastings Planning Strategy;
15.
To ensure the development complies with policy SC1 of the Hastings Local Plan: The Hastings Planning Strategy;
16.
To protect features of recognised nature conservation importance;
17.
To enhance features of recognised nature conservation importance;
18.
In the interests of vehicular and pedestrian safety;
19.
To safeguard the amenity of adjoining residents; and
20.
To safeguard the amenity of adjoining residents.
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 developer is advised to discuss the matters of diverting the public sewer further with Southern Water, Sparrowgrove House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW (Tel: 0330 303 0119) or www.southernwater.co.uk.
4.
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
5.
All works to trees should be carried out by a competent tree surgeon;
6.
This permission does not override the rights of the owners of trees whose consent must also be obtained to carry out works to those trees;
7.
Nothing in this permission, aside from the access, shall be construed as giving approval to the details shown on the plans accompanying the application hereby approved. Such plans have been treated as being indicative only;
8.
Consideration should be given to the provision of a domestic sprinkler system;
9.
The applicant is advised to consider the comments of the Lead Local Flood Authority when developing the detailed design of the approved development. The impacts on the stream running through the site need to be considered and any impact on the stream will require an Ordinary Watercourse Consent. Please contact the ESCC Flood Risk Management Team for more information and advice on 0345 60 80 193; and
10.
If during development and excavations any suspicions become evident or are aroused as to the potential or presence for any contaminated land, then works should immediately cease and a contaminated land assessment / ground investigation report be carried out which should then be submitted to and approved in writing by the Local Planning Authority prior to the work, associated with the permission hereby granted, commencing.
Supporting documents:
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