To authorise the Chair to sign the minutes of the meeting of the Planning Committee held on the 15 February 2024 as a correct record of the proceedings.

The Chair was authorised to sign the Minutes of the meeting held on 15 February 2024 as a correct record of the proceedings.

The Chair to ask if any Member present is substituting for another Member and, if so, to declare their name as substitute Member and the name of the absent Member.

Apologies for absence were received from Councillors Mrs. M.L. Barnes, F.H. Chowdhury, S.J. Coleman (substitute), P.J. Gray and T.M. Killeen (MBE).

It was noted that Councillors J. Barnes, Rathbone Ariel and Field were present as substitutes for Councillors Mrs. Barnes, Gray and Killeen, respectively.

The Director – Place and Climate Change to advise Members of those planning applications on the agenda which have been withdrawn.

Agenda Item 8 / Application No. RR/2022/2690/P – Land at Beech Farm, Hawkhurst Road, Sedlescombe

It was noted that the following application was withdrawn from the agenda:

·                     RR/2022/2690/P – Land at Beech Farm, Hawkhurst Road, Sedlescombe.  This application had been completely withdrawn by the Applicant.

To receive any disclosures by Members of disclosable pecuniary interests / other registerable interests / non-registerable interests in matters on the agenda and the nature of any interest and details of any dispensations obtained.  Members are reminded of the need to repeat their declaration immediately prior to the commencement of the item in question.

Declarations of interest were made by Councillors in the Minutes as indicated below:

Barnes J          Agenda Item 7 – Other Registerable Interest as the Chair of Etchingham Parish Council which made representations against the application but he had not personally taken part or voted when the Parish Council considered the application.

Bayliss             Agenda Item 7 – Other Registerable Interest as the Applicant was previously a Member of the Rother Alliance, but did not have a close, personal relationship.

Byrne              Agenda Item 7 – Other Registerable Interest as the Applicant was previously a Member of the Rother Alliance, but did not have a close, personal relationship.

Cook               Agenda Item 7 – Other Registerable Interest as the Applicant was previously a Member of the Rother Alliance, but did not have a close, personal relationship.

Coupar            Agenda Item 7 – Other Registerable Interest as a Member of Sedlescombe Parish Council.

                        Agenda Item 9 – Other Registerable Interest as a Member of Westfield Parish Council.

Creaser           Agenda Item 7 – Other Registerable Interest as the Applicant was known to her, but not a close personal relationship.

Drayson          Agenda Item 7 – Other Registerable Interest as the Applicant was previously a Member of the Rother Alliance, but did not have a close, personal relationship.

Field                Agenda Item 7 – Other Registerable Interest as the Applicant was previously a Member of the Rother Alliance, but did not have a close, personal relationship.

Ganly              Agenda Item 7 – Non-Registerable Interest due to a potential appearance of pre-determination / bias.

Mier                 Agenda Item 7 – Other Registerable Interest as the Applicant was previously a Member of the Rother Alliance, but did not have a close, personal relationship.

There were no dispensations noted.

Outline planning permissions are granted subject to approval by the Council of reserved matters before any development is commenced, which are layout, scale, appearance, access and landscaping.  Unless otherwise stated, every planning permission or outline planning permission is granted subject to the development beginning within three years from the date of the permission.  In regard to outline permissions, reserved matters application for approval must be made within three years from the date of the grant of outline permission; and the development to which the permission relates must begin no later than whichever is the later of the following dates: the expiration of three years from the date of the grant of outline permission or, the expiration of two years from the final approval of the reserved matters, or in the case of approval on different dates, the final approval of the last such matters to be approved.

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 Director – Place and Climate Change can be given 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.  This delegation also allows the Director – Place and Climate Change 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.

RESOLVED: That the Planning Applications be determined as detailed below.

RM

DECISION: APPROVE (FULL PLANNING) SUBJECT TO CONDITIONS DELEGATED TO OFFICERS

Members had visited the site where full planning permission was sought for the erection of a new detached carbon negative live/work dwelling with a ground floor design studio, including landscaping (tree/hedge removal and replanting) with biodiversity enhancements.  The development had been specifically promoted by the applicant as a design of exceptional quality to meet the requirements of Paragraph 84 (e) of the National Planning Policy Framework (NPPF).  It was described as a modern interpretation of a High Weald vernacular building. The existing storage building and access track would be removed, a new access point on Hawkhurst Road and an attenuation pond installed in the southwest corner of the field.  The site was located within the countryside and the High Weald National Landscape, which is designated as an Area of Outstanding Natural Beauty (AONB) and was outside the development boundary. 

The officer’s opinion was that the design was not bespoke architecture, specific to its place and thus not exceptional design quality.  There were concerns over elements of the landscaping, domestication of the site and the creation of a new access and associated earthworks.  In conclusion, the proposal would not meet the exceptional requirements of paragraph 84 (e) of the NPPF, would be harmful to the landscape and scenic beauty of the AONB, contrary to Policy EN1(i) of the Rother Local Plan Core Strategy, Policies DEN1 and DEN2 of the Development and Site Allocations Local Plan and Paragraph 182 of the NPPF and Section 85 of the Countryside and Rights of Way Act 2000.  It would be a creation of a new unjustified dwelling in the countryside, contrary to the spatial strategy for Sedlescombe and the district as a whole and the location of the site being unsustainable.

The Monitoring Officer reminded Members of the rules on bias and predetermination. The Planning Committee heard from two objectors to the application.  Members  also heard from Dr Feltwell and the Applicant in support of the application. The Planning Committee heard from the Clerk to Sedlescombe Parish Council.   The local Ward Members, Councillor Coupar spoke in support of the application and Councillor Maynard spoke against the application.  Councillors Kirby-Green, Thomas and Mier spoke as Members of the Council who were not Members of the Planning Committee.  Consideration was also given to the comments made by the statutory and non-statutory bodies as detailed within the report.

Members asked a series of questions in relation to several issues.  These included: impact on and protection of the AONB; whether the modular system construction of the proposed dwelling could be replicated on many other sites across the AONB countryside; the similarity of the design to dwellings recently granted permission in Bexhill; whether the ecological benefits could be achieved without the construction of the building; whether pre-application advice had been sought from the Council (High Weald AONB Unit only); suitable or unsuitable location for development; access; highway safety, particularly with increased traffic movements on a busy high speed  ...  view the full minutes text for item PL23/94.

DECISION: GRANT (RESERVED MATTERS) SUBJECT TO CONFIRMATION OF A SATISFACTORY CONSTRUCTION MANAGEMENT PLAN RELATING TO THE ACCESS, DELEGATED TO OFFICERS.

Following discussion and concerns expressed regarding the nature of the site access, Members requested an additional condition be added seeking further information on the construction management plan, as to the nature of vehicles and facilities required during construction.

SUBJECT TO CONDITIONS:

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

Drawing No. 590 SK5 Rev. D (Proposed Access Drive Details) dated October 2023.

Drawing No. 590 SK3 A Rev A (Proposed Ground Floor Plan) dated February 2023 – block paving not approved subject to drainage condition.

Drawing No. 590 SK2 Rev B (Proposed Plans and Elevation) dated May 2023. – Materials are not approved and shall be agreed.

Drawing No. 590 SK4 Rev A (Proposed Roof Plan) dated February 2023.

Construction Management Plan as corrected by email sent on 20 February 2024.

Reason: For the avoidance of doubt and in the interests of proper planning

2.      Prior to any work being undertaken in respect of the development hereby approved and notwithstanding the construction management plan already submitted and approved, additional details shall be submitted to and approved in writing by the local planning authority. Thereafter the approved details shall be implemented and adhered to in full throughout the construction period. The details required shall include:

a)   The anticipated number, frequency and types of vehicles used during construction, the method of access and egress and routeing of vehicles during construction (to ensure that trips in and out of the site are limited to those that are necessary).

b)   The plant and machinery to be used during construction including their weight (to ensure that this will not damage the footpath, embankment and the garden area of Tree Tops).

c)   The positioning and the distance from the footpath of plant and machinery kept on site during construction.

d)   Details of the type and siting of welfare facilities including any structures that need to be transported to and positioned on site.

Reason: A pre-commencement condition is required as these details are necessary to try to preclude any adverse impact on the stability of the footpath, access track, embankment and garden of Tree Tops, to protect the hedgerows either side of the access track and to protect the amenities of adjoining residents during construction, in accordance with Policies OSS4, CO6 (ii) and EN1 of the Rother Local Plan Core Strategy and DEN1, DEN2 and DEN6 of the Development and Site Allocations Local Plan.

3.      No development above ground level shall take place until details of the materials to be used in the construction of the external surfaces of the building hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason: To ensure that the development reflects and enhances the character and appearance of the area in accordance with  ...  view the full minutes text for item PL23/95.

Tuesday 16 April 2024 at 9:30am departing from the Town Hall, Bexhill.

The next site inspection was scheduled to be held on Tuesday 15 April 2024 at 9:30am departing from the Town Hall, Bexhill.