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Agenda item
Filsham Nurseries, 37 Charles Road West, St. Leonards on Sea
Minutes:
Proposal:
Demolition of existing buildings and ancillary buildings. Erection of 7no residential units, landscape and parking.
Application No:
HS/FA/16/00412
Existing Use:
Conservation Area:
Listed Building
Public Consultation
Redundant garden nursery
No
No
10 letters of objection received
The Principal Planner, Ms Roots, presented this report for demolition of existing buildings and ancillary buildings and the erection of 7 residential units, landscaping and parking.
Members were shown plans and photographs of the application site.
The Principal Planner explained the site was in a residential area characterised by large detached/semi-detached properties with Amherst Tennis Club to the rear. She said the site was overgrown and the buildings were unused and in need of repair, they will be demolished as part of the application. The site is affected by surface water flooding, however these issues have been addressed by the surface water drainage information submitted as part of the application. She said the site area for this application was smaller than the previous application and the number of units reduced from 10 to 7 units. The site is allocated for 9 units in the local plan, but in a slightly different site area.
She explained the alterations to the application:- Plot 1 had been redesigned to be in keeping with the surrounding area and had been reduced from 2 dwellings to 1. The dwellings on Plots 2 & 5 will have a more modern appearance. She said the County Highway Authority confirmed the parking proposed will produce a lot less traffic than the previous scheme. Most of the objections have been overcome.
Councillor Beaver 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:
15.071.010
15.071.011
15.071.020
15.071.021
15.071.032 (Rev B)
15.071.030 (Rev E)
15.071.050 (Rev D)
15.071.051 (Rev D)
15.071.052 (Rev B)
15.071.053 (Rev B)
16-415-TPP (Rev B)
Indicative Landscape Plan 02.06.17
3.
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.
4.
Windows in the upper floor of the east side elevation of Plot 6 shall be obscure glazed with obscure glass to a minimum level of obscurity equivalent to Pilkington Texture Glass Level 3, or similar equivalent and be permanently fixed shut and non-opening below 1.8 metres from finished floor level. Plot 6 shall not be occupied until the obscure glass is installed, and once installed, the windows shall be permanently maintained in that condition;
5.
No part of the development shall be occupied until such time as the vehicular access, vehicle turning space and resident/visitor parking spaces have been constructed in accordance with plans and details hereby approved. The areas shall therefore be retained for those uses, and shall not be used for any other purposes;
6.
No part of the development shall be occupied until such time as the existing vehicular access onto Charles Road West has been physically closed in accordance with plans and details submitted to and approved in writing by the Local Planning Authority;
7.
No part of the development shall be occupied until provision has been made within the site in accordance with plans and details to be submitted to and approved by the Local Planning Authority, to prevent surface water draining onto the public highway;
8.
No part of the development shall be occupied until covered and secure cycle parking spaces have been provided in accordance with plans and details submitted to and approved in writing by the Local Planning Authority. The areas shall thereafter be retained for that use and shall not be used other than for the parking of cycles;
9.
No development shall take place, including any ground works or works of demolition, until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. Thereafter the approved Plan shall be implemented and adhered to in full throughout the entire construction period. The Plan shall provide details as appropriate but not be restricted to the following matters:
· the anticipated number, frequency and types of vehicles used during construction,
· the method of access and egress and routing of vehicles during construction,
· the parking of vehicles by site operatives and visitors,
· the loading and unloading of plant, materials and waste,
· the storage of plant and materials used in construction of the development,
· the erection and maintenance of security hoarding,
· the provision and utilisation of wheel washing facilities and other works required to mitigate the impact of construction upon the public highway (including the provision of temporary Traffic Regulation Orders),
· details of public engagement both prior to and during construction works.
10.
No part of the development shall be occupied until a dropped kerb (including tactile paving) across Charles Road West at the junction with The Green has been provided in accordance with plans and details submitted to and approved in writing by the Local Planning Authority;
11.
No development above ground shall take place (other than demolition) 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; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefact's and structures including refuse storage areas and forms of lighting (eg refuse or other proposed and existing functional services above and below ground (eg power, communications cables, pipelines etc. indicating lines, manholes, supports etc);
12.
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;
13.
No development shall take place (other than demolition) until there has been a submission 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;
14.
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;
15.
No development shall take place until the measures outlined in the submitted ecological statements and reports 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 statements and reports is otherwise first varied, by way of prior written approval from the Local Planning Authority.
The submitted ecological statements and reports referred to are:
· Reptile Survey (Greenspace Ecological Solutions, January 2017)
· Bat Emergence Survey (Greenspace Ecological Solutions, January 2017)
· Extended Phase 1 Habitat and Bat Scoping Survey (Greenspace Ecological Solutions, June 2016)
· Tree Survey Report (Rev B) (Canopy Consultancy, April 2017)
16.
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 roof stripping and full and partial demolition of buildings have 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 design(s) and/or working method(s) 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 after care and long-term maintenance;
g) disposal of any wastes arising from works.
The works shall be carried out in accordance with the approved details and shall be retained in that manner thereafter.
17.
The demolition of any buildings or parts thereof, as specified in the application, 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 authorizing the specified activity/development to go ahead; or
b) a statement in writing from the relevant licensing body to the effect that it does not consider that the specified activity/development will require a licence.
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 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.
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 and future residents;
4.
To safeguard the amenity of adjoining and future residents;
5.
To ensure that a reasonable standard of access is provided in the interests of pedestrian and traffic safety;
6.
To ensure that a reasonable standard of access is provided in the interests of pedestrian and traffic safety;
7.
In the interests of road safety;
8.
To provide alternative travel options to the use of the car in accordance with current sustainable transport policies;
9.
In the interests of highway safety and the amenities of the area;
10.
To enhance alternative travel options to the use of the car in accordance with current sustainable transport policies;
11.
To ensure a satisfactory standard of development;
12.
To ensure a satisfactory standard of development;
13.
To ensure a satisfactory standard of development;
14.
To ensure a satisfactory standard of development;
15.
To protect features of recognised nature conservation importance;
16.
To protect features of recognised nature conservation importance;
17.
To protect features of recognised nature conservation importance; and
18.
To ensure a satisfactory standard of development.
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 off-site works (dropped kerbs/remedial works to footway) and construction of the new access will also need to be carried out under the appropriate license. The applicant should contact ESCC on 01273 482254 to apply for a license to ensure the construction is up to an acceptable standard;
4.
Consideration should be given to the provision of a domestic sprinkler system;
5.
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;
6.
The applicant is advised that Plots 1-6 should do not meet the minimum floorspace requirements for a 2 bedroomed, 4 person dwelling, and the smaller bedroom of each should only provide 1 bedspace. These dwellings should therefore provide 2 bedroomed, 3 person accommodation; and
7.
The applicant is advised that they must ensure the proposed works, hereby approved, do not contravene laws protecting wildlife including the Countryside and Wildlife Act 1981. Where the applicant is in doubt they should contact Natural England on wildlife@naturalengland.org.uk Telephone 020 802 61089 or Environment and Natural Resources on parks@hastings.gov.uk Telephone 01424 451107 prior to commencement of any works.
Supporting documents:
- MAP_HS_FA_16_00412_Filsham Nurseries, 37 Charles Road West, item 13. PDF 345 KB
- HS-FA-16-00412 Filsham Nurseries, 37 Charles Road West, item 13. PDF 148 KB
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