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Agenda item
West Hill Pavilion Workshop, Exmouth Place, Hastings
Minutes:
Proposal:
Demolition of workshop and erection of new dwelling/attached workshop & new detached garden office.
Application No:
HS/FA/15/00924
Existing Use:
Conservation Area:
Listed Building
Public Consultation
Workshop
Yes – Old Town
No
13 letters of objection and 2 letters of support received
The Planning Services Manager, Mrs Evans, presented this report for the erection of a dwelling house, the rebuilding of a workshop on the rear boundary and the erection of a further single storey structure on site.
Mrs Evans advised of a minor update to the report on page 74 of the agenda which stated the building was in the south-east corner of the site. The report should read the building is in the south ‘west’ corner. Members were shown plans and photographs of the application site.
Members were advised that during the excavation works there would be minimal disturbance to the existing drains and foundations.
Councillor Bacon, Ward Member, spoke on behalf of residents for Old Hastings. He said their concerns were in regard to conservation and the proximity of the development to the neighbouring Grade II listed buildings. More specifically, impact on views, lack of affordable housing, traffic and parking problems, noise and disruption, deliveries and access, land stability, ecology and loss of trees and birds.
Councillor Scott proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Rogers.
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.
The development hereby permitted shall be carried out in accordance with the following approved plans: WESO11-08, WESO11-09A,WESO11-010C, WESO11-011C, WESO11-012B, WESO11-013E, WESO11-014D, WESO11-015D, WESO11-017D, WESO11-018B, WESO11-024C, WESO11-025B, WESO11-01A, WESO11;
3.
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;
4.
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;
5.
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;
6.
No development shall take place above ground until samples and details of the materials to be used in the construction of the external surfaces of the dwelling, attached workshop and detached garden office 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;
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; methodology statement for the repair of the existing footpath; means of enclosure; car parking layouts; other vehicle and pedestrian access; hard surfacing materials; minor artefacts and structures (eg 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;
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.
The development shall not be occupied until parking areas have been provided in accordance with the submitted plan (Drawing no. WES011-11C) and the areas shall thereafter be retained for that use and shall not be used other than for the parking of motor vehicles;
10.
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;
11.
Before the development hereby approved is occupied provision shall be made for the connection to fibre-based broadband infrastructure;
12.
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.
13.
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 windows, extensions or building works within the front, side and rear garden areas (for example outbuildings) shall take place without the grant of an additional planning permission;
14.
No development shall take place until details of the proposed cycle parking arrangements have been submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details and not be used other than for the parking of cycles;
15.
No development shall commence until refuse storage details for the approved dwellings have been submitted to and approved in writing by the local planning authority. The development shall be completed in accordance with the approved details and the area shall remain in use for refuse storage and no other purposes whatsoever;
16.
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;
17.
The development shall be undertaken wholly in accordance with the details set out in the approved Waste Minimisation Statement;
18.
All ecological measures and/or works shall be carried out in accordance with the approved details contained within section 4.6 of the Ecological and Bat Report prepared by Martin Newcombe, dated 4 November 2013;
19.
Prior to demolition works commencing on site a Traffic Management Scheme shall be submitted to and approved by the Local Planning Authority in consultation with the Highway Authority. This shall include the size of vehicles, routing of vehicles and hours of operation;
20.
A Construction Management Plan detailing how the environmental impact of the construction work will be controlled shall be submitted prior to demolition works commencing. This must be submitted to and approved by the Local Planning Authority;
21.
No development shall commence on site until full details of the proposed means of foul and surface water sewerage disposal have been submitted to and approved in writing by the Local Planning Authority in consultation with Southern Water. The development shall be completed in accordance with the approved details;
22.
No external lighting has been proposed as part of this planning permission. If external lighting were to be included, no development shall take place until a scheme of external lighting has been submitted to and approved in writing by the Local Planning Authority. External lighting shall be completed in accordance with the approved details;
23.
Before works commence, current catalogue details of the rainwater goods, which shall be of cast metal, finished to an agreed colour, shall be submitted to and approved in writing by the Local Planning Authority and the works carried out in accordance with the approved details and thereafter retained unless otherwise approved in writing by the Local Planning Authority;
24.
Before works commence, details of the proposed external flues, vents and extracts shall be submitted to and approved in writing by the Local Planning Authority and the works carried out in accordance with the approved details. No further external flues, vents, extracts or bathroom plumbing/drainage systems shall be installed in the future without agreement in writing of the Local Planning Authority;
25.
(i) Construction of the development shall not commence until details of the proposed means of foul sewerage 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 the dwelling, attached workshop and detached garden office hereby approved shall occur until those works have been completed;
(iii) No occupation of the dwelling, attached workshop and detached garden office 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.
26.
Prior to the commencement of works a methodology statement must be submitted to and approved in writing by the Local Planning Authority and thereafter retained for the repair of the existing brick work to walls and garden area. Statement to include full specification of proposed mortar, finish and pointing to joints and samples of any proposed replacement bricks to match existing;
27.
No development shall take place until the applicant has implemented a programme of archaeological works in accordance with a Written Scheme of Investigation which has been submitted to and approved in writing by the Local Planning Authority. Thereafter a written record of archaeological works undertaken shall be submitted to the Local Planning Authority within 3 months of the completion of archaeological works unless an alternative timescale for submission of the report is first agreed in writing with the Local Planning Authority;
28.
Prior to the commencement of work a full investigation and risk assessment that assesses the nature and extent of any potential contamination on site must be submitted to and approved in writing by the Local Planning Authority. The following information must be included:
a) A detailed remediation scheme to bring the site up to a condition suitable for the intended use and removing unacceptable risks to human health, building and other property;
b) In the event that contamination is found at any time when carrying out any approved development that was not previously identified it must be reported to the Local Authority with proposed remediation measures;
c) A statement indicating if long term monitoring and maintenance is required;
d) That the approved remediation scheme must be carried out in accordance with it’s terms prior to the commencement of the development.
29.
Work which is audible at the site boundary and deliveries to and from the premises shall not take place before 08:00 and after 18:00 hours Monday-Friday or before 09:00 and after 13:00 on Saturdays and at no time on Sundays or Bank Holidays;
30.
Prior to the occupation of the development hereby permitted, details of any local highway reinstatement works required as a result of damage caused by construction traffic and a programme of implementation for any such works shall be submitted to and approved in writing by the Local Planning Authority. Highway reinstatement works shall be implemented in accordance with the approved details; and
31.
Notwithstanding the changes of use permitted within Part 3 of Schedule 2 Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking, re-enacting or modifying that Order), the development hereby permitted shall be used for purposes within Class B1 of the Town and Country (Use Classes) Order (or any order revoking, re-enacting or modifying that Order) 1987 only, and for no other purpose.
Reasons:
1.
This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990;
2.
For the avoidance of doubt and in the interests of proper planning;
3.
To ensure a satisfactory form of development in the interests of the visual amenity;
4.
To ensure a satisfactory form of development in the interests of the visual amenity;
5.
To protect features of recognised nature conservation importance and the character and appearance of the area;
6.
In the interests of the visual amenity of the area;
7.
In the interests of the visual amenity and to protect neighbouring residential amenities;
8.
In the interests of the visual amenity and to protect neighbouring residential amenities;
9.
In the interests of the safety of persons and vehicles entering and leaving the access and proceeding along the highway;
10.
To ensure the development complies with policy SC3 of the Hastings Local Plan: The Hastings Planning Strategy;
11.
To ensure the development complies with policy SC1 of the Hastings Local Plan: The Hastings Planning Strategy;
12.
To safeguard the amenity of adjoining residents;
13.
In the interests of the amenity of the neighbouring residential occupiers;
14.
In order that the development site is accessible by non car modes and to meet the objectives of sustainable development;
15.
To ensure a satisfactory form of development in the interests of the character and amenity of the area;
16.
In the interests of highway safety and for the benefit and convenience of the public at large;
17.
To minimise the amount of construction waste being disposed of in landfill sites in accordance with the East Sussex County Council Supplementary Planning Document on Construction and Demolition Waste;
18.
To ensure ecological protection during construction;
19.
In the interests of highway safety and for the benefit and convenience of the public at large;
20.
To safeguard the amenity of adjoining residents;
21.
To ensure a satisfactory standard of development;
22.
To ensure a satisfactory form of development in the interests of the visual amenity;
23.
To safeguard the fabric and the architectural character and appearance of the new dwelling, attached workshop and detached garden office;
24.
To safeguard the fabric and the architectural character and appearance of the new dwelling, attached workshop and detached garden office.
25.
To prevent increased risk of flooding;
26.
In the interests of the visual amenity of the area;
27.
To ensure that the archaeological and historical interest of the site is safeguarded and recorded to comply with the National Planning Policy Framework;
28.
To protect those redeveloping the site and any future occupants from potential soil contamination;
29.
To safeguard the amenity of adjoining residents;
30.
In the interests of highway safety and for the benefit and convenience of the public at large; and
31.
In order to maintain control over future use of the premises in the interests of the general amenity of the area and/or highway safety.
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.
In the event that any sewers are found within the site during construction works 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. An investigation of the sewer will be required to ascertain its condition, the number of properties served, and potential means of access before any further works commence on site;
4.
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;
5.
No development or new tree planting should be located within 3 metres either side of the centreline of the public sewer and all existing infrastructure should be protected during the course of construction works;
6.
Consideration should be given to the provision of a domestic sprinkler system; and
7.
The planning permission does not include the construction of soakaways. Should you wish to include soakaways you would require a separate consent.
Supporting documents:
- MAP - West Hill Pavillion Workshop - HS_FA_15_00924_, item 138b PDF 431 KB
- West Hill Pavilion Workshop, Exmouth Place - HS-FA-15-00924, item 138b PDF 177 KB
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