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Agenda item
Shop & Premises, 311 Bexhill Road
Minutes:
Proposal:
Erection of one building containing two units for trade uses (Class B8 with ancillary showroom and/or auto centre (B2) and/or Sui Generis Uses) with associated landscaping and infrastructure.
Application No:
HS/FA/16/00890
Existing Use:
Conservation Area:
Listed Building
Public Consultation
Convenience store and curtilage
No
No
6 letters of objection received.
The Planning Services Manager, Mrs Evans, presented this report for erection of one building containing two units for trade uses (Class B Class B8 with ancillary showroom and/or auto centre (B2) and/or Sui Generis Uses) with associated landscaping and infrastructure.
Members were informed of several updates to the report:-
· Landscaping Plan V13759-L02 has been removed from condition 2.
Reason for condition 2:- Remains unchanged.
This is as a result of a request by the Council’s Tree Officer for a change to the proposed tree species and the planting of an additional tree on the junction of the site with Bexhill Road.
This will be secured under conditions 15 and 16 which cover soft landscaping.
Members were shown plans and photographs of the application site.
The Planning Services Manager advised that in March 2016 the Planning Committee refused an application for the redevelopment of the site to comprise a building of 4 units for B8, A1 and sui generis. The reasons for refusal were for massing of the building combined with the layout and its consequential impact on character of the area. Members were reminded that planning permission was granted next door to the site at 323 Bexhill Road for a new car show room in December 2016.
The Planning Services Manager highlighted the details of the application, she said the access to the site will be widened from 5.88m to 12.6m. The footprint of the proposed building has been reduced from 1,300msq to 6.97msq and will be moved back from the boundary by 19.5m. 12 additional trips are likely to be generated during the am peak and 7pm. No objections have been received from consultees.
Members discussed the impact of vehicles manoeuvring within the site and suggested an informative be added to any consent to minimise the impact.
Councillor Wincott proposed a motion to approve the application as set out in the resolution below, subject to the amended Condition No.2 and an informative. This was seconded by Councillor Rogers.
RESOLVED – by (7 votes to 1) 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:
The development hereby permitted shall be carried out in accordance with the following approved plans and details: 13759-129A, 13759-125C, D26633/PY/B, 13759-130A, 13759-127B, 13759-128A, 13759-126A, 13759-124C, 13759-120, Updated Extended Phase 1 Habitat survey, Drainage Calculations (31.01.2017), Drainage Plan 600 Rev1, Planning Statement SP/9631;
3.
The premises shall not be used except between the following hours:-
06:00 - 21:00 Monday - Saturday, including Bank holidays
10:00 - 16:00 Sundays
4.
The units shall not be used other than within Use Class B2, B8 (with ancillary showroom) and/or the following mixed/sui generis uses:
· storage, distribution and sales of tiles, floor coverings, bathroom and kitchen furniture and fittings, and other building materials;
· machinery, tool and plant hire;
· Auto centre for fitting and associated sales of tyres and car parts (including MOT);or
· plumbers' and building merchants
5.
No development shall commence until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. The plan shall include measures for the control of noise and dust during the construction of the development. The development shall be carried out in accordance with the approved plan;
6.
Before its installation details of any plant, machinery or similar equipment 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;
7.
The noise rating level emitted by all plant equipment (including any fans, tools or other mechanical services) on the site shall not exceed 56dBA. The noise levels shall be determined in a free field location on the boundary of any nearby residential premises. The measurement and assessment shall be made according to BS 4142 2014;
8.
With the exception of internal works, the building works required to carry out the development hereby permitted 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.
9.
Prior to the occupation of a unit, an acoustic report which includes details of works to reduce noise pollution for that unit shall be submitted to, and approved in writing by, the Local Planning Authority. The uses hereby approved shall not commence until works have been carried out in accordance with the approved details. Such measures shall be maintained thereafter;
10.
The alterations to the existing access shall be as shown on the submitted plan (Drawing No. 2015-2476-001) and laid out and constructed in accordance with the attached HT407 form/diagram and all works undertaken shall be executed and completed by the applicant to the satisfaction of the Local Planning Authority prior to occupation of the development hereby permitted;
11.
Prior to commencement of development details of suitable vehicle wheel washing equipment to be provided within the site for the duration of the development phase are to be submitted to and approved in writing by the Planning Authority in conjunction with the Highways Authority;
12.
Prior to the commencement of development details of the proposed surface water drainage to prevent the discharge of surface water from the proposed site onto the public highway and, similarly, to prevent the discharge of surface water from the highway onto the site shall be submitted to the Local Planning Authority for approval in consultation with the Highway Authority;
13.
Prior to commencement of development a Construction Traffic Management Scheme shall be submitted to and approved by the Local Planning Authority in consultation with the Highway Authority. This shall include the routing of vehicles, details of storage areas for plant/machinery, materials and welfare facilities, contractor parking and hours of operation;
14.
The development shall not be occupied until car and cycle parking areas have been provided, and loading/unloading areas marked in accordance with the submitted plan (Drawing No. 13759-124C) or details which have been submitted to and approved in writing by the Planning Authority and the area shall thereafter be retained for those uses;
15.
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. 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;
16.
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;
17.
No development shall take place until the applicant has secured the implementation of a programme of archaeological works in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the Local Planning Authority. A written record of any archaeological works undertaken shall be submitted to the Local Planning Authority within 3 months of the completion of any archaeological investigation unless an alternative timescale for submission of the report is first agreed in writing with the Local Planning Authority;
18.
(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 units hereby approved shall occur until those works have been completed;
(iii) No occupation of the units 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;
(iii) Prior to commencement of development a maintenance and management plan for the entire drainage system, clearly indicating those who will be responsible for managing all aspects of the surface water drainage system, including piped drains and evidence that these responsibility arrangements will remain in place throughout the lifetime of the development shall be submitted to and approved in writing by the Local Planning Authority in conjunction with the Local Lead Flood Authority;
(iv) Prior to occupation of the units evidence (including photographs) showing that the drainage system has been constructed as per the final agreed detailed drainage designs shall be submitted to and approved in writing by the Local Planning Authority in conjunction with the Local Lead Flood Authority.
19.
The development shall be carried out in accordance with the measures in the submitted energy statement (by Envision Energy, dated 10.10.2016 and referenced P15155-4.1-RP001-C);
20.
No development shall take place until the measures outlined in the submitted ecological statement (Updated Extended Phase 1 Habitat Survey, dated January 2017) 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 statement is otherwise first varied, by way of prior written approval from the Local Planning Authority;
(iii) Should development not commence begun by March 2018 an additional bat roosting survey shall be carried out and submitted to and approved in writing by 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 ensure that planning control remains in the interests of impact on the character and amenity of the surrounding area, impact on parking and highway safety and the impact on retails uses and shopping centres;
5.
In the interests of the amenity of the neighbouring residential occupiers;
6.
In the interests of the visual amenity of the area and to protect the neighbouring residential occupiers;
7.
To safeguard the amenity of adjoining residents;
8.
To safeguard the amenity of adjoining residents;
9.
In the interests of the amenity of the neighbouring residential occupiers;
10.
To ensure the safety of persons and vehicles entering and leaving the access and proceeding along the highway;
11.
In the interests of highway safety and for the benefit and convenience of the public at large;
12.
In the interests of highway safety;
13.
In the interests of highway safety and for the benefit and convenience of the public at large;
14.
To ensure the safety of persons and vehicles entering and leaving the access and proceeding along the highway;
15.
In the interests of the visual amenity;
16.
To ensure a satisfactory form of development in the interests of the visual amenity;
17.
To ensure that the archaeological and historical interest of the site is safeguarded and recorded to comply with the National Planning Policy Framework;
18.
To prevent increased risk of flooding;
19.
In order to comply with the requirements of policy SC3 and SC4 of the Hastings Local Plan: The Hastings Planning Strategy;
20.
To protect features of recognised nature conservation importance
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.
A formal application for connection to the public sewerage system is required in order to service this development. To initiate a sewer capacity check to identify the appropriate connection into the development please contact Southern Water, Sparrowgrove House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW (Tel: 0330 303 0119) or www.southernwater.co.uk.
4.
The applicant is also advised to contact Southern Water with regard to the sewer easement within the site, if additional sewers are found during construction and if trade effluent is proposed to be discharged into the public sewer;
5.
The applicant is advised to review the guidance from the Lead Local Flood Authority (LLFA) in relation to groundwater levels and proposed stombloc attenuation tank;
6.
Consideration be given to use of flood proofing measures to reduce the impact of flooding when it occurs. Flood proofing measures include barriers on ground floor doors, windows and access points and bringing in electrical services into the building at a high level so that plugs are located above possible flood levels.
7. The applicant is advised that the site is located in a residential area. Owners and/or tenants of the units hereby approved should regularly advise companies making deliveries to have due regard to neighbouring residents particularly before 8am and after 7pm.
Supporting documents:
- MAP_Shop & Premises, 311 Bexhill Road - HS_FA_16_00890_, item 172a PDF 347 KB
- Shop & Premises, 311 Bexhill Road - HS-FA-16-00890, item 172a PDF 132 KB
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