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Agenda item
Winchester House, 93 Pevensey Road, St. Leonards on Sea
Minutes:
Proposal:
Demolition of 2 storey extension to the East of Winchester House and provision of replacement 3 storey extension and glazed link accommodating 6no. 2 bed apartments.
Application No:
HS/LA/16/00691
Existing Use:
Conservation Area:
Listed Building
Public Consultation
Vacant Residential
Yes – Markwick Terrace
No
7 letters of objection received
The Planning Services Manager, Mrs Evans, presented this report for the demolition of the 2 storey extension to the east of Winchester House and replacement with a 3 storey extension and glazed link accommodating 6 X 2 bed apartments.
The Planning Services Manager provided several updates to the report. She advised that since the publication of the agenda, the number of representations had increased to 7 letters of objection from 6 different properties. Members were shown plans and photographs of the application site.
The property has been vacant for approximately 10 years. Planning permission was granted for the conversion of the whole block to 22 flats in October 2016. When originally submitted, the extension was considered unacceptable in terms of bulk, mass and scale and was positioned too far forward in relation to the main building. Amended plans were subsequently submitted showing the extension moved back to be in line with the main façade of Winchester House. The Planning Services Manager advised the committee that some letters of representation had been submitted prior to this amendment.
The application proposed 18 parking spaces for flats and the provision for a cycle store to accommodate 30 bikes. Members discussed the provision of cycle storage noting that car ownership is significantly lower for those living in affordable housing.
The Planning Services Manager said that Condition 6 of the report ensures that the details of the bin storage and car parking/cycle parking layouts will be submitted to and approved in writing by the Local Planning Authority prior to any works to enable the number of cycle spaces to be finalised at a later stage. She advised that some of the space could be better utilised for bin storage. Policy HN3 is relevant to the assessment of this application as it considers demolition within a conservation area. Although the loss of the existing annexe is unfortunate, it is noted that the demolition relates to only a portion of the building rather than the whole. Therefore the general aims of criteria a) and b) of Policy HN3 are considered to be met or not relevant in that the main building which has been vacant for over 10 years will be converted for a viable residential use and will remain intact.
Councillor Beaver sought clarification on parking provision, he asked why additional parking had not been recommended for the site. The Planning Services Manager said that Highways had made no objection and had given no clarification.
Councillor Scott proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Beaver.
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:
2-SP-22 REV D, 3/B/01-10. 1625P/101B, 102B, 103A, 104A, 105A, 106A, 107A - 107. 2/PKG/23 Rev D. 24 Rev A. 2-SP-22 Rev B.
3.
With the exception of internal works the demolition and 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.
4.
No development shall take place (including any demolition, ground works, site clearance) until a method statement for creation of new wildlife features such as bat roosts and structures and for the demolition of buildings has been submitted to and approved in writing by the Local Planning Authority. The content of the method statement shall include the:
a) purpose and objectives for the proposed works;
b) detailed designs and/or working methods necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
e) persons responsible for implementing the works;
f) initial aftercare and long-term maintenance;
g) disposal of any wastes arising from works
The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter.
5.
The demolition of any part of the building shall not, in any circumstances, commence unless the local planning authority has been provided with either:
a) a licence issued by Natural England pursuant to Regulation 53 of the conservation of habitats and species Regulations 2010 authorising the specified activity/development to go ahead; or
b) a statement in writing from the relevant licencing body to the effect that it does not consider that the specified activity/development will require a licence.
6.
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; bin storage; car parking/cycle parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (eg furniture, refuse or other storage units, signs lighting etc.); retained historic landscape features and proposals for restoration, where relevant;
7.
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;
8.
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 an updated tree protection plan, 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. 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;
9.
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;
10.
(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; and
(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.
No development shall take place above ground until samples of the following materials to be used in the construction of the external surfaces of the extension hereby permitted have been made available on site and approved in writing by the Local Planning Authority
a) brick for the main elevations and projecting string course of the extension;
b) brick for the rubbers to be used for the segmental brick arches above the windows;
c) roof slate and ridge tile; and
d) single ply membrane for flat roof area
Development shall be carried out in accordance with the approved details.
12.
No development shall take place above ground until details of the following have been submitted to and approved in writing by the Local Planning Authority.
a) joinery details of all new doors and windows;
b) details of materials and finishes of proposed curtain walling including horizontal and vertical sections at 1:10 scale; and
c) details of materials and profiles of the proposed window cills
Development shall be carried out in accordance with the approved details.
13.
The brick bond on the main elevations, the projecting brick string course and the segmental brick arches above the new window openings shall all exactly replicate the detail of these features on the original building;
14.
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;
15.
No flat hereby approved shall be occupied until readily accessible external storage space for refuse bins awaiting collection have been provided to the satisfaction of the Local Planning Authority.
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 safeguard the amenity of adjoining residents;
4.
To protect features of recognised nature conservation importance;
5.
To protect features of recognised nature conservation importance;
6.
In the interests of the character and amenity of the Markwick Terrace Conservation Area;
7.
In the interests of the character and amenity of the Markwick Terrace Conservation Area;
8.
In the interests of the character and amenity of the Markwick Terrace Conservation Area;
9.
In the interests of the character and amenity of the Markwick Terrace Conservation Area;
10.
To ensure that no property is occupied until adequate drainage facilities have been provided;
11.
In the interests of the character and amenity of the Markwick Terrace Conservation Area;
12.
In the interests of the character and amenity of the Markwick Terrace Conservation Area;
13.
In the interests of the character and amenity of the Markwick Terrace Conservation Area;
14.
In the interests of the health of the trees and to protect the visual amenity; and
15.
To ensure a satisfactory form of development in the interests of the character and amenity of the area.
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 contact Asset protection Kent AssetProtection kent@networkrail.co.uk prior to any works commencing on site due to the location of a hidden shaft within the region of the proposed application; and
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.
Supporting documents:
- MAP_HS_FA_16_00691_Winchester House 93 Pevensey Road, item 159c PDF 363 KB
- HS-FA-16-00691 Winchester House, 93 Pevensey Road, item 159c PDF 130 KB
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