undefined

Agenda item

APP/17/00529 - 380 Sea Front, Hayling Island, PO11 0BD

Proposal:             Erection of 13 residential apartments including parking and landscaping following demolition of existing building.

 

Associated Documents:

https://tinyurl.com/y727yjbx

 

Minutes:

The Committee considered the written report, in addition to supplementary information, and recommendation from the Head of Planning Services to grant permission.

 

The Committee was addressed by the following deputee(s):

 

(1)  Mr N Kirby and Mr L Thomas who supported the application for the following reasons:

a.    The applicant had engaged with HBC Planning Officers to  obtain pre application advice and had considered this appropriately, creating a sympathetic proposal

b.    The loss of a Class C2 residential use would not have a detrimental impact on the provision of Child Care Services across the Borough as the site was deemed surplus to requirement

c.    Local Planning Policy designated the area as in need for regeneration which the proposal would provide.

d.    A public consultation had been held and the proposal took into account the feedback from public comments

e.    The soft landscaping scheme including in the proposal sought to keep the site and proposal sympathetic in the local area, including the retention of tree and flora where possible

f.     The proposal sought to mitigate concerns of overlooking by way of its design

g.    The proposal was of a high quality, varied design which would add to the interest of the streetscene.

 

In response to questions raised by the committee, the deputees provided the following detail:

 

·         The floor space included in each dwelling in the proposal was generous enough to allow storage of mobility scooters if required, in addition to the provision of the bike shed.

·         Information relating to the cladding and materials proposed for the design of the proposal.

 

In response to questions raised by the committee, officers advised that:

 

·         The proposed replacement trees were covered by conditions attached to the recommendation set out in the officer’s report.

·         A semi-mature tree has a trunk with a girth of 18cm. On average this would mean the tree would stand at around 4m tall.

 

The Committee discussed the application in detail together with views raised by the deputees. Committee members discussed the need for regeneration in the area and the positive impact the proposal would have. The Committee also discussed the impact the proposal would have on the neighbouring properties however it was agreed that the design of the proposal appropriately mitigated concerns of overlooking and dominance. It was found that the proposal was sympathetic to the local area and street scene and was acceptable in planning terms. It was therefore

 

RESOLVED that That the Head of Planning be authorised to GRANT PERMISSION for application APP/17/00529 subject to:

 

(A)  the completion of a legal agreement under S106 of the Town and Country Planning Act 1990, in a form satisfactory to the Solicitor to the Council, to secure the following:

• A contribution of £274,228.00 in respect to affordable housing.

• A contribution of £2,172.00 in respect to the Solent Recreation Mitigation Strategy

• The management of the common parts of the site including SUDS(drainage)

(B) the following conditions:

1

The development must be begun not later than three years beginning with the date of this permission.

Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

 

2

The development hereby permitted shall be carried out in accordance with the following approved plans:

 

Location Plan Dwg No: P20

Proposed Block Plan Dwg No: P02 Rev A

Proposed Site Plan Dwg No: P03 Rev B

Ground Floor Plan Dwg No: P04 Rev B

First Floor Plan Dwg No: P05 Rev C

Second Floor Plan Dwg No: P06 Rev C

Third Floor Plan Dwg No: P07 Rev B

South Elevations Dwg No: P09 Rev B

Western Elevations Dwg No: P10 Rev C

North Elevations Dwg No: P11 Rev B

Eastern Elevations Dwg No: P12 Rev C

Cycle Store Plan & Elevations Dwg No: P13 Rev B

Section through terrace Dwg No: P14

Street Elevations Dwg No: P08 Rev A

Arboricultural Assessment & Method Statement by Barrell dated 11 July 2017

Tree Protection Plan Barrell Plan Ref 17079-BT3

Fire Tender Vehicle Tracking Drawing No 5550 - 10

Refuse Vehicle Tracking Drawing No 5550 - 11

3.5 Tonne Delivery Vehicle Tracking Drawing No 5550 - 12

Statement regarding Fire Safety

Flood Risk Assessment & Drainage Strategy and Appendices by CEC Issue 2 dated August 2017

Ecological Appraisal dated January 2015

Design & Access Statement dated May 2017

Planning and affordable Housing Statement dated May 2017

 

Reason: - To ensure provision of a satisfactory development.

 

 

3

Notwithstanding any description of materials in the application no above ground construction works shall take place until samples and / or a full specification of the materials to be used externally on the building(s) have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

Reason:To ensure the appearance of the development is satisfactory and having due regard to policies CS11 and CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

 

 

4

No development hereby permitted shall commence until a specification of the materials to be used for the surfacing of all open parts of the site proposed to be hardsurfaced has been submitted to and approved in writing by the Local Planning Authority.  The development hereby permitted shall not be brought into use until the implementation of all such hardsurfacing has been completed in full accordance with that specification.

Reason:  In the interests of the amenities of the locality and having due regard to policies CS16, of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework 2012.

 

 

5

All works affecting trees on the site must be carried out in strict and full accordance with the hereby approved Arboricultural Assessment & Method Statement by Barrell dated 11 July 2017 and the Tree Protection Plan Barrell Plan Ref 17079-BT3.

Reason: To safeguard the health and well being of the trees in the interests of the visual amenity of the locaility, having due regard to policies CS11 and CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

 

 

6

No development shall take place until details of existing and finished floor and site levels relative to previously agreed off-site datum point(s) have been submitted to and approved in writing by the Local Planning Authority. Level details of the proposed finished frontage parking and pedestrian path shall also be provided with details of earthwork's, grading and mounding with cross sections showing relative to the existing levels and bank across the site. The development shall be undertaken in accordance with the approved details.

Reason: In the interests of the character and appearance of the area and safeguarding root protection areas having due regard to policies CS11 and CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

 

 

7

All the windows on the north and east elevation shown on the hereby approved plans to be obscure glass shall:

 

(i)   if to be opening, consist of at least two lights divided horizontally with only the top light capable of being opened, and shall be maintained in that condition at all times; and

 

ii)   at all times be and remain glazed entirely with obscure glass, the particular type of which glass shall provide a degree of obscuration no less obscure than that which is provided by Pilkington's Texture Glass Obscuration Level 4.

 

Reason:  In the interests of the amenities of the occupiers of nearby properties and having due regard to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework 2012.

 

 

8

Notwithstanding the submitted landscape/site plan no development hereby permitted shall be commenced until a moredetailed soft landscaping scheme for all open parts of the site not proposed to be hardsurfaced and in particular to enhance the existing trees to be retained and provide further evergreen tree and shrub screen planting along the northern   boundary, hedging along the western boundary and appropriate frontage hedging, has been submitted to and approved in writing by the Local Planning Authority.  Such scheme shall specify the proposed finished ground levels in relation to the existing levels, the distribution and species of ground cover to be planted, the positions, species and planting sizes of the trees and shrubs to be planted and/or retained, and timing provisions for completion of the implementation of all such landscaping works.

The implementation of all such approved landscaping shall be completed in full accordance with such approved timing provisions.  Any tree or shrub planted or retained as part of such approved landscaping scheme which dies or is otherwise removed within the first 5 years shall be replaced with another of the same species and size in the same position during the first available planting season.

Reason:  To ensure the appearance of the development is satisfactory and having due regard to policy CS16, of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework 2012.

 

 

9

The hereby approved development shall proceed in strict accordance with the ecological mitigation measures set out within Section 5.2.5 and 5.2.6  of Ecological Appraisal (Hampshire County Council, January 2015) and Section 5.3 and 5.4 of Bat Emergence/Re-entry Survey Report (EPR, July 2017) relating to the timing of site clearance and demolition and ecological supervision. Reason: To protect and enhance biodiversity in accordance with the Conservation Regulations 2010, NPPF, and the Natural Environment and Rural Communities Act 2006 and having due regard to policy CS11 of the Havant Borough Local Plan (Core Strategy) 2011.

 

 

10

The car parking, servicing and other vehicular access arrangements shown on the approved plans to serve the development hereby permitted shall be made fully available for use prior to the development being first brought into use and shall be retained thereafter for their intended purpose.

Reason: In the interests of highway safety and having due regard to policy DM13 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

 

 

11

The tree felling of trees T32 and T19 for which consent is hereby granted shall not commence until a detailed scheme and specification for replacement tree planting in the form of semi-mature specimens, on an adjacent part of the site has been submitted to and approved in writing by the Local Planning Authority; such specification shall include details of the species of such replacement planting.

Reason: To conserve and safeguard the visual amenities of the locality having due regard to policies CS11 and CS16, of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework 2012.

 

 

12

The tree felling for which consent is hereby granted and the replacement planting provision to be approved pursuant to conditions 11 above shall be completed no later than the first planting season after the first occupancy of the first apartment hereby permitted.

Reason: To conserve and safeguard the visual amenities of the locality and having due regard to policies CS11 and CS16, of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework 2012.

 

 

13

The development hereby permitted shall not commence until plans and particulars specifying the provision to be made for external lighting of the same has been submitted to and approved in writing by the Local Planning Authority. The lighting scheme should have regard to the advice provided within the ecological surveys submitted.  There shall be no external lighting on the site other than as thereby approved.

Reason:  To safeguard the amenities of the locality and nocturnal animals using the site and having due regard to policies CS11, CS16 and DM10 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework 2012.

 

 

 

14

No development shall take place until plans and particulars specifying the following matters have been submitted to and approved in writing by the Local Planning Authority, which must all be clear of root protection areas:

 

(i) The provision to be made within the site for contractors' vehicle parking during site clearance and construction of the development;

 

(ii) The provision to be made within the site for a material storage compound during site clearance and construction of the development.

 

Thereafter, throughout such site clearance and implementation of the development, the approved parking provision and storage compound shall be kept available and used only as such.

 

Reason: To safeguard the amenities of the locality and safeguard trees on the site having due regard to policies CS11, CS16 and DM10 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

 

 

15

No development hereby permitted shall commence until detailed plans of the lift over-run have been submitted to and approved in writing by the Local Planning Authority. Such details shall include 1:50 scaled elevations, details of materials and precise siting on the rooftop.

Reason: To ensure an appropriate form of development that is not overly prominent, having due regard to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework 2012.

 

 

 

16        No development shall take place until the designs for the Sustainable Drainage System for the surface water drainage scheme for the site has been submitted to and approved in writing by the local planning authority. This shall be in accordance with the submitted Flood Risk Assessment & Drainage Strategy Issue 2 August. The scheme shall subsequently be implemented in full accordance with the approved details before the development is first occupied.

                        The scheme shall also include:

i.          Information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of the receiving groundwater and/or surface waters; and

ii.          A timetable for its implementation.

Reason: To prevent the increased risk of flooding, both on and off site and having due regard to Havant Borough Local Plan (Core Strategy) 2011 policy CS15 and the National Planning Policy Framework 2012.

17        Prior to the commencement of development, including any demolition works, details of the measures to protect the public sewer that crosses the site from demolition/construction works shall be submitted to and agreed in writing by the Local Planning Authority ( in consultation with Southern Water).

Reason: To protect the drainage apparatus on site and having due regard to Havant Borough Local Plan (Core Strategy) 2011 policy CS15 and the National Planning Policy Framework 2012

18        No development shall take place until details of the proposed means of foul sewerage disposal have been submitted to, and approved in writing by, the Local Planning Authority in consultation with Southern Water.

Reason: To ensure an adequate standard of development and having due regard to Havant Borough Local Plan (Core Strategy) 2011 policy CS15 and the National Planning Policy Framework 2012.

 

 

Supporting documents: