Agenda item
RR/2021/1108/P - 59 South Cliff, Flights, Bexhill
Minutes:
DECISION: GRANT (FULL PLANNING)
CONDITIONS:
1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason: In accordance with 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 shall be carried out in accordance with the following approved drawings:
Existing and Proposed Clifftop Elevations, Drawing No. 687-PL-10-315-P01, dated 15/02/2021
Proposed West Elevation, Drawing No. 687-PL-10-304-P02, dated 15/02/2021
Proposed South Elevation, Drawing No. 687-PL-10-303-P04, dated 15/02/2021
Proposed Est Elevation, Drawing No. 687-PL-10-302-P02, dated 15/02/2021
Proposed North Elevation, Drawing No. 687-PL-10-301-P05, dated 15/02/2021
Proposed Backyard Section C, Drawing No. 687-PL-10-211-P04, dated 23/03/2021
Proposed Backyard Section A, Drawing No. 687-PL-10-210-P05, dated 28/03/2021
Proposed Section D, Drawing No. 687-PL-10-204-P04, dated 15/02/2021
Proposed Section C, Drawing No. 687-PL-10-203-P04, dated 15/02/2021
Proposed Section B, Drawing No. 687-PL-10-202-P05, dated 15/02/2021
Proposed Section A, Drawing No. 687-PL-10-201-P04, dated 15/02/2021
Proposed Roof Plan, Drawing No. 687-PL-10-102-P01, dated 15/02/2021
Proposed First Floor Plan, Drawing No. 687-PL-10-101-P04, dated 15/02/2021
Proposed Ground Floor Plan, Drawing No. 687-PL-10-100-P04, dated 15/02/2021
Proposed Lower Ground Floor Plan, 687-PL-10-099-P04, dated 15/02/2021
Proposed Backyard Plan, Drawing No. 687-PL-10-011-P04, dated 28/03/2021
Proposed Site Plan, Drawing No. 687-PL-10-010-P02, dated 15/02/2021
Site Location Plan, Drawing No. 687-PL-00-001-P01, dated 15/02/2021
Reason: For the avoidance of doubt and in the interests of proper planning.
3. No development above ground level shall take place until samples of the materials to be used in the construction of the external surfaces of the dwelling 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 the character and/or appearance of the existing building and to preserve the visual amenities of the area in accordance with Policy OSS4(iii) of the Rother Local Plan Core Strategy.
4. No development shall take place until a land stability report has been submitted to and approved in writing by the Local Planning Authority. The report should follow-up on the recommendations of the ‘Desk Study & Ground Investigation Report’ by Geotechnical & Environmental Associates Ltd (ref J20231, dated February 2021) and include, amongst other requirements analysis of trial pits excavated to the proposed depth of the basement and cover all elements of the proposed development including the summer house and swimming pool. The report should outline any mitigation required as a result of the further work and development should be carried out strictly in accordance with the approved report.
Reason: To protect the stability of the cliff in accordance with Policy DEN6 of the Development and Site Allocations Local Plan.
5. No development shall commence until a scheme of surface and foul water drainage works (which shall be designed in accordance with sustainable drainage principles) has been submitted to and agreed in writing by the Local Planning Authority. The dwelling hereby permitted shall not be occupied until the approved sustainable surface and foul water drainage works to serve the development have been implemented in accordance with the approved details.
Reason: The details required are integral to the whole development to ensure the satisfactory drainage of the site and to prevent water pollution in accordance with Policies OSS4 (iii), SRM2 and EN7 of the Rother Local Plan Core Strategy.
6. Prior to occupation of the dwelling hereby permitted, boundary treatments shall be erected strictly in accordance with details first submitted to and approved in writing by the Local Planning Authority.
Reason: In the interests of visual amenity and to prevent the development from having any harmful impact upon the amenities of adjoining properties by way of overlooking, in accordance with Policy OSS4 (ii and iii) of the Rother Local Plan Core Strategy 2014.
7. Prior to occupation of the dwelling hereby permitted, privacy screens to the ends of the ground floor and first floor balconies, as shown on approved Drawing Nos. 687-PL-10-100-P04 (Proposed Ground Floor Plan) dated 15/02/2021, 687-PL-10-101-P04 (Proposed First Floor Plan) dated 15/02/2021, 687-PL-10-201-P04 (Proposed Section A) dated 15/02/2021, shall be erected strictly in accordance with details submitted to and approved in writing by the Local Planning Authority. The privacy screens shall thereafter be retained in that condition.
Reason: To prevent the development from having any harmful impact upon the amenities of adjoining properties by way of overlooking, in accordance with Policy OSS4 (ii) of the Rother Local Plan Core Strategy 2014.
8. The swimming pool contents must be allowed to de-chlorinate by standing for at least seven days prior to a consented discharge (to be obtained from the Environment Agency) taking place to a surface water sewer, a watercourse or controlled waters.
Reason: To prevent water pollution and to ensure satisfactory drainage of the site, in accordance with Policy SRM2 of the Rother Local Plan Core Strategy 2014.
9. Swimming pool filter backwash should be passed to a soakaway or the foul drainage system, and not to a surface water sewer or watercourse, unless other means of disposal have first been agreed in writing with the Local Planning Authority in consultation with the Environment Agency.
Reason: To prevent water pollution and to ensure satisfactory drainage of the site, in accordance with Policy SRM2 of the Rother Local Plan Core Strategy 2014.
10. No construction works at or deliveries to the application site shall take place, other than between the hours of 8.00 AM and 6.00 PM Monday to Friday, 8.00 AM and 1.00 PM on Saturdays and not at all on Sundays or on Bank of other holidays.
Reason: To protect the level of amenity enjoyed by occupiers of neighbouring residential properties, in accordance with Policy OSS4(ii) of the Rother Local Plan Core Strategy.
11. The dwelling hereby approved shall meet the requirement of no more than 110 litres/person/day water efficiency set out in Part G of Schedule 1 of the Building Regulations 2010 (as amended) for water usage. The dwelling hereby permitted shall not be occupied until evidence has been submitted to and approved in writing by the Local Planning Authority to demonstrate that the dwelling(s) has been constructed to achieve water consumption of no more than 110 litres per person per day.
Reason: To ensure that the dwelling is built to acceptable water efficiency standards in line with sustainability objectives and in accordance with Policy SRM2 (v) of the Rother Local Plan Core Strategy and Policy DRM1 of the Rother Development and Site Allocations Local Plan.
12. The dwelling(s) hereby permitted shall not be occupied until it has/they have been constructed in accordance with Part M4(2) (accessible and adaptable dwellings) of Schedule 1 of the Building Regulations 2010 (as amended) for access to and use of buildings.
Reason: To ensure that an acceptable standard of access is provided to the dwelling(s) in accordance with Policy OSS4 (i) of the Rother Local Plan Core Strategy and Policy DHG4 of the Rother Development and Site Allocations Local Plan.
13. The area for the storage of wheelie-bins to serve the dwelling permitted, as shown on approved plan no 687-PL-10-100-P04, shall be provided and be available for use before first occupation of the dwelling and shall thereafter be retained.
Reason: To protect the residential amenity of the locality and in the interests of providing a sustainable development, in accordance with Policy OSS4(ii) of the Rother Local Plan Core Strategy.
14. No development or vegetation clearance shall take place as shown on the Proposed Back Yard Plan (drawing no. 687-PL-10-011-P04) (received 6 May 2021) until the hard and soft landscaping details, not to include non-native or invasive species, for that part of the site have been submitted to and approved in writing by the Local Planning Authority. These details shall include the retention of the existing vegetation between the rear garden fence and the sea promenade and ensure its continued maintenance and protection thereafter, including during construction works.
Reason: To ensure that the development reflects the appearance and character of the surrounding area and safeguard the local biodiversity in accordance with policies OSS4 and EN5 of the Rother Local Plan and policies DHG11 and DEN4 of the Development and Site Allocations Local Plan.
15. The roof area of the summer house hereby permitted shall not be used as a balcony, roof garden or similar amenity area without the grant of further specific permission from the local planning authority.
Reason: To prevent the development from having any adverse impact upon the amenities of neighbouring properties by way of overlooking, in accordance with Policy OSS4 (ii) of the Rother Local Plan Core Strategy and policy DHG9(i) of the Development and Site Allocations Local plan.
NOTES:
1. Conditions 11 and 12: The Applicant is advised that it is their responsibility to notify their Building Control Body (Local Authority or Approved Inspector) that conditions triggering the optional technical standards for Water Efficiency and Accessibility and Wheelchair Housing Standards are attached to this planning permission and that development should be built accordingly. Enforcement action may be taken without further notice if the relevant standards are not achieved.
2. The development hereby permitted will be subject to the requirements of the Building Regulations. Advice should be sought from the East Sussex Building Control Partnership. No work should be carried-out until any consents required under the Building Regulations have been obtained.
3. The Applicant/Developer should take all reasonable precautions to minimise the potential for disturbance to occupiers of nearby residential properties from disturbance and nuisance as the development is undertaken. This should include adherence to the hours of working controls set under Condition 11.
NATIONAL PLANNING POLICY FRAMEWORK: In accordance with the requirements of the National Planning Policy Framework (paragraph 38) and with the Town and Country Planning (Development Management Procedure) (England) Order 2015, the Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that have been received and subsequently determining to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.
Supporting documents: