Rother District Council Agenda Item: 6
Committee - Planning
Date - 14 August 2008
Report of - Director of Services
Subject - Planning Applications
Planning Committee Procedures
Conditions, reasons for refusal and notes are primarily presented in coded number form within the report. The codes are set out in full in the Council’s Planning Conditions, Reasons for Refusal and Decisions Notice Notes Document.
These are planning applications, forms and plans as presented in the Agenda. Correspondence between the applicant, agents, consultees and other representatives in respect of the application. Previous planning applications and correspondence where relevant, reports to Committee, decision notices and appeal decisions which are specifically referred to in the reports. Planning applications can be viewed on the planning website www.planning.rother.gov.uk.
Planning Committee Reports
If you are viewing the electronic copy of the Planning Applications report to Planning Committee then you can access individual reported applications by clicking on the link (View application/correspondence) at the end of each report.
Relevant consultation replies which have been received after the report has been printed and before the Committee meeting will normally be reported orally in a summary form.
Late Representations and Requests for Deferment
Any representations and requests for deferment in respect of planning applications on the Planning Committee agenda must be received by the Head of Planning in writing by 9am on the Wednesday before the meeting at the latest. The Council will not entertain a request for deferment unless it is supported by a full statement containing valid reasons for the request.
In certain circumstances the Planning Committee will indicate that it is only prepared to grant or refuse planning permission if, or unless certain amendments to a proposal are undertaken or subject to completion of outstanding consultations. In these circumstances the Head of Planning can be delegated authority to issue the decision of the Planning Committee once the requirements of the Committee have been satisfactorily complied with. A delegated decision does not mean that planning permission or refusal will automatically be issued. If there are consultation objections, difficulties, or negotiations are not satisfactorily concluded, then the application will have to be reported back to the Planning Committee or reported via the internal only electronic Notified D system as a means of providing further information for elected Members. This delegation also allows the Head of Planning to negotiate and amend applications, conditions, reasons for refusal and notes commensurate with the instructions of the Committee. Any applications which are considered prior to the expiry of the consultation reply period are automatically delegated for a decision.
The Council does not allow the recording or photographing of its proceedings.
Order of Presentation
The report on planning applications is presented in the following order as shown below:-
Bexhill (All Wards)
Battle (Battle Town/Crowhurst/Darwell Wards)
Rye (Rye Ward)
Ashburnham, Catsfield, Crowhurst, Penhurst (Crowhurst Ward)
Brightling, Burwash, Dallington, Mountfield, Whatlington (Darwell Ward)
Beckley, Northiam, Peasmarsh, Rye Foreign (Rother Levels Ward)
Bodiam, Hurst Green, Salehurst & Robertsbridge (Salehurst Ward)
Brede, Udimore, Westfield (Brede Valley Ward)
Camber, East Guldeford, Icklesham, Iden, Playden (Eastern Rother Ward)
Ticehurst, Etchingham (Ticehurst and Etchingham Ward)
Ewhurst, Sedlescombe (Ewhurst and Sedlescombe Ward)
Fairlight, Guestling, Pett (Marsham Ward)
REFERENCE PAGE PARISH SITE ADDRESS
RR/2008/1769/P 1 BEXHILL 17A EVERSLEY ROAD
RR/2008/1770/H 3 BEXHILL 17A EVERSLEY ROAD
RR/2008/1866/P 4 BEXHILL PICARDY
1 HOLMESDALE ROAD
RR/2008/1871/3R 7 BEXHILL COLONNADE
RR/2008/1975/P 10 BEXHILL 4 MAGDALEN ROAD –
RR/2008/2010/C 11 BEXHILL BEXHILL HIGH SCHOOL
RR/2008/2129/P 11 BEXHILL SOVEREIGN LIGHT CAFÉ
RR/2008/1357/P 13 BATTLE 9 AND 10 HIGH STREET
BATTLE DELIVERY OFFICE
RR/2008/1363/L 13 BATTLE 9 AND 10 HIGH STREET
BATTLE DELIVERY OFFICE
RR/2006/2441/P 16 PENHURST NORTH END AND HIGH RIDGE
RR/2008/1517/P 18 BURWASH SAFRON BRIER
RR/2008/1963/P 23 BURWASH NEWLANDS
RR/2003/3300/P 25 BECKLEY FORMER ROYAL OAK
RR/2008/1825/P 27 BECKLEY KNELLE VIEW
RR/2008/1967/P 28 BECKLEY AZTEC HOUSE
RR/2008/2011/P 30 BECKLEY 2 BRICKFIELD COTTAGES
RR/2008/1957/P 31 NORTHIAM MORLEY FARM OAST
RR/2008/1690/P 33 BREDE CACKLE STREET –
RR/2008/2131/P 37 BREDE WYCH HAZEL
RR/2008/1159/P 40 WESTFIELD WESTFIELD GARAGE
RR/2007/3602/P 43 ICKLESHAM ST THOMAS C OF E
RR/2008/1273/P 50 ICKLESHAM ASGARD COTTAGE
RR/2008/1492/P 51 ICKLESHAM WEATHERCOCK HOUSE
RR/2008/2063/P 54 ICKLESHAM BROAD STREET -
RR/2008/2160/P 58 IDEN GROVE FARM
RR/2008/1232/P 60 EWHURST CATTS GREEN FARM
RR/2008/1769/P BEXHILL 17A EVERSLEY ROAD
DEMOLITION OF EXISTING SINGLE STOREY SHOP. ERECTION OF BLOCK OF 3 FLATS WITH TWO SHOPS/A1 ON GROUND FLOOR.
Statutory 8 week date: 11 August 2008
SITE The application relates to a single storey commercial premises, presently used as a barber’s shop, fronting the eastern side of Eversley Road. It stands within a plot measuring approximately 8.0 metres wide and 8.0 metres deep. There is an off-street parking area by the side of the building, which at the time of the site inspection was occupied by two cars. The attached property to the right hand side is a three storey building (commercial premises on the ground and first floor and a flat above). The property on the left hand side – detached from no.17a is a 2½ storey building comprising ground floor commercial and residential above. The site is within the Conservation Area and a corresponding application for conservation area consent has been submitted for the demolition of the existing building (RR/2008/1770/H).
PROPOSAL The proposed development comprises the demolition of the existing building and the construction of a three storey building with additional accommodation in the roof space. The new building would provide:
Ground floor – 2 shop units
Communal stair to upper floors (enclosed)
First floor – two bedroom flat
Second floor – studio flat
Second floor and roof space – one bedroom flat
External materials are described as rendered walls and artificial roof slates. No on-site parking would be provided.
Highway Authority:- Recommends that planning permission be refused for the reason that the proposal does not provide adequate parking facilities. The comments note, “While I appreciate that cycle parking has been provided and that the site is located within the town centre of Bexhill, I feel that the cumulative effect of loss of parking and the increased intensification of the site outweigh the benefits and therefore I must raise an objection on the lack of parking.”
Environment Agency:- No objection in principle.
Director of Services – Housing:- Comments have been received in respect of the proposed residential accommodation. These raise concerns that the space that is proposed for the studio (flat) appears to be very small – and includes the following: “The space that is proposed for the studio appears to be very small. Having regards to the ‘British Research Establishment Housing Design Handbook – Energy and Internal Layout’ (not a statutory document), it would appear that there is insufficient space to accommodate basic furniture requirements for day to day normal activities; allow comfortable circulation space and the safe undertaking of household activities. Please note that there are no statutory minimum room sizes under the HHSRS or Building Control. Consideration has been made to the proposed space and the size required for normal activities that take place in the home. Deficiencies may arise through the HHSRS with regards to Crowding and Space.”
Concern is also expressed regarding the size of the bedroom to flat 3 – stating that the room is only just big enough to be a sleeping room. (The full text of the comments can be viewed on the application website).
Planning Notice:- One letter of support from the occupier of the shop premises on the opposite side of the road (The Filling Station) indicating that the proposed development can only improve the area.
SUMMARY The site is within the Development Boundary for Bexhill and there are no policy objections to the principle of a mixed-use (A1/C3) development on the site. There are, however, a number of concerns regarding the details of the development proposal now before you.
Of primary concern is the significant scale of the proposed development in relation to the size of the site area, which measures only some 8.0m x 8.0m (approx). The footprint of the proposed building occupies almost entirely the area of the site for almost its entire full height. No provision can be made for outside amenity areas or on-site car parking. The bulk of the building is considered excessive. It would project forward of the neighbouring property’s front building line (no.17) by approx 0.5 metres. In the rear, the upper floors of the building would project beyond those of this neighbouring property and the mass of the building would impact upon the rear windows of the adjacent flats in St Leonards Road (nos 22 and 24). The proposed number of units to be formed within the proposed building is over ambitious in my view and this is compounded by concerns over their restricted floor areas and the acceptability of the level of accommodation to be provided in each unit. Unit no.2, described as the ‘studio’, at only 19.24 sq.metres is particularly small and Members will note that the Head of Housing has raised concerns in this respect. Whilst it is noted that the site is within the town centre, further concerns must be raised about the lack of on-site parking provision; not only would the proposed development significantly intensify the use of the site, this would be compounded by the loss of existing parking spaces within the site – thereby increasing pressure on street parking. Finally, apart from the fact that the building would project forward in the street scene, the front elevation of the building from a design point of view is considered satisfactory. The drawings indicate that traditional shop fronts would be provided and the residential accommodation above is shown to include timber sliding sash windows and projecting bays to match other properties in the area.
RECOMMENDATION: REFUSE (FULL PLANNING)
1. The site is restricted in area and the proposed development constitutes over development of the land in terms of the mass of the building and its near total site coverage. The mass of the building, combined with its close proximity to the rear windows of adjacent flats in Eversley Road and St Leonards Road, would harm the residential amenities of the respective occupiers by creating an enclosed and oppressive outlook and loss of light. The proposed development is contrary to Policy GD1(ii)(iv) of the Rother District Local Plan.
2. The proposed number of residential units is excessive, being mindful of the restricted site area, and constitutes an over development of the land. Furthermore, the amount of floor space within each unit is restricted and in the case of Unit 2 (studio), falls below an acceptable standard. The proposed development is contrary to Policy GD1(i) of the Rother District Local Plan.
3. The proposed development does not make adequate provision for accommodating bins for the storage and recycling of refuse within the site. The proposed development is contrary to Policy S1(i) of the East Sussex and Brighton & Hove Structure Plan 1991-2011 and paragraph 20 of PPS1.
4. The proposal does not provide for adequate parking facilities within the site which would result in additional congestion on the public highway causing interference with the free flow and safety of traffic and would therefore be contrary to Policy TR3 of the East Sussex and Brighton & Hove Structure Plan 1991-2011 and Policy GD1(iii) of the Rother District Local Plan.
RR/2008/1770/H BEXHILL 17A EVERSLEY ROAD
DEMOLITION OF EXISTING SINGLE STOREY SHOP
Mr C Dunn
Statutory 8 week date: 11 August 2008
SITE The application relates to a single storey commercial premises, presently used as a barber’s shop, fronting the eastern side of Eversley Road. It stands within a plot measuring approximately 8.0 metres wide and 8.0 metres deep. There is an off-street parking area by the side of the building. The attached property to the right hand side is a three storey building (commercial premises on the ground and first floor and a flat above). The property on the left hand side – detached from no.17a is a 2½ storey building comprising ground floor commercial and residential above.
PROPOSAL This application seeks consent for the demolition of a building within the Bexhill Town Centre Conservation Area. It is associated with planning application RR/2008/1769/P for the redevelopment of the site with a three storey building comprising shops on the ground floor with flats above. That application is also being reported to your meeting.
Planning Notice:- Any comments will be reported.
SUMMARY A corresponding planning application (RR/2008/1769/P) has been submitted for “the demolition of the existing single storey shop and the erection of a block of 3 flats with two shops (A1) on the ground floor”. The application before you is the required application for conservation area consent. The site is in the Bexhill Town Centre Conservation Area and the issue for Members to consider is whether the proposal to remove or demolish the existing building would have an adverse impact on the character and appearance of the Conservation Area. The existing building on the site has no architectural or historic merit and by virtue of its size, sits as a discordant element in the street scene. The proposed demolition of the existing building would not adversely affect the character and appearance of the Conservation Area. However, Government guidance within PPG15, ‘Planning and the Historic Environment’, advises that consent to demolish within a conservation area should not be granted where there is no corresponding permission for redevelopment of the site. It is also considered inappropriate to grant consent where there is no appropriate scheme for an interim reclamation and screening/landscaping of the site pending suitable redevelopment proposals. In this instance the proposed redevelopment scheme contained in the corresponding planning application (RR/2008/1769/P) is recommended for refusal and this application seeking conservation area consent for demolition contains no detailed scheme for the interim treatment of the site following demolition of the existing building. While objections are not raised in principle to the demolition of the existing building, in the absence of acceptable proposals for the redevelopment or the interim treatment of the site, it is recommended that consent to demolish be withheld at this time.
RECOMMENDATION: REFUSE (CONSERVATION AREA CONSENT)
1. The local planning authority has considered Government advice, relating to ‘Planning and the Historic Environment’, contained within PPG15 at paragraphs 4.27 and 4.29. It is considered that the proposal conflicts with those provisions of PPG15, in that it would allow demolition of a building within a Conservation Area where acceptable and detailed plans for any redevelopment of the site have not been granted. Moreover, no appropriate scheme has been provided for an interim reclamation and screening/landscaping of the site pending suitable redevelopment proposals.
RR/2008/1866/P BEXHILL PICARDY, 1 HOLMESDALE ROAD
CHANGE OF USE FROM ANCILLARY SUMMERHOUSE/ HOME OFFICE TO OFFICE.
Mr A Green
Statutory 8 week date: 19 August 2008
This application was considered by the Planning Committee on 17 July 2008, with the site being inspected on 15 July 2008. At that meeting the decision to grant planning permission was delegated for expiry of the consultation period. Three letters of objection have since been received and it was considered appropriate to report this application back to Planning Committee given the nature of the objections.
SITE The site lies to the west side of Holmesdale Road, set within the development boundary for Bexhill. The building is located in the south west corner of the property’s garden and abuts the boundaries of 1a Holmesdale Road, 26 Collington Avenue and the garage block to The Croft, Sutherland Avenue.
RR/2007/1881/P Proposed conservatory to rear – Approved Conditional
PROPOSAL A summer house/home office building was constructed in the rear garden of the property. This building did not require planning permission because (a) it is more than 5 metres away from the dwelling house; (b) the height of the building did not exceed 4 metres; and (c) the total area of the ground covered by buildings or enclosure within the curtilage (other than the original dwelling house) did not exceed 50% of the total area of the curtilage (excluding the ground area of the original dwelling house). Since the building has been constructed the applicant’s business has expanded and staff are now employed resulting in the office use being no longer ancillary to the dwelling house, and a material change of use for which planning permission is required has occurred. This application seeks permission for the change of use from summerhouse/home office to office.