RM

DECISION: APPROVE (FULL PLANNING)

Members had visited the site which was a proposal to remodel an existing chalet style property into a contemporary designed family home with a new detached garage/workshop and driveway, with boundary treatments and landscaping, using sustainable materials to improve the thermal efficiency of the building e.g. solar panels, air source heat pumps, green roof areas etc.  The property was located near to the Hastings Country Park, was situated on a sloping plot that fell away from north west to south east which set the dwelling lower than the street level.  The site was outside the development boundary and the High Weald Area of Outstanding Natural Beauty but was within a Strategic Gap as defined in the Development and Site Allocations Local Plan (DaSA).  The officer’s opinion was that the proposed development did not comply with the Council’s Local Plan Core Strategy (Policies OSS3(vi), OSS4(iii), RA1(i), RA3(iv) and EN3(i & ii), DaSA (Policies DHG9(ii & iii & iv) and DEN1 or paragraph 130 of the National Planning Policy Framework (NPPF).

The Planning Committee heard from the Applicant who outlined the site history, provided details of the application, materials to be used, details of the designs of the neighbouring properties and referred to No. 1 The Close which was of modernistic design.  Consideration was given to the comments of the Local Ward Member (which was read out by the Chair) and Fairlight Parish Council, as well as the statutory and non-statutory bodies as detailed within the report.

After deliberation, the Planning Committee felt that the proposed contemporary design was innovative, of high quality, enhanced the host building, would not be out of character with the neighbouring properties, as No. 1 The Close was of a modernistic design.  There was no cohesive “sense of place” as the properties were of all different designs and some already had flat roofed extensions.  The property was located within a relatively low-lying area and the height would not be domineering or block the neighbours’ views, therefore would have a positive impact on the streetscene.  Sustainable and energy efficient materials / products would be used.  Concern was raised regarding the size of the concrete terrace and the impact on the trees and ecological character of the garden.  It was recommended that an additional condition be added that prior to the commencement of the development details of the terrace (including materials to be used) be provided to the Local Planning Authority. 

The Planning Committee felt that the proposed development complied with Policies OSS4 and EN3 of the Rother Local Plan Core Strategy and DHG9 of the DaSA and resolved to grant full planning permission subject to the inclusion of relevant standard conditions (delegated to officers to consider in consultation with and subject to the agreement of the Chair) including the removal of permitted development rights, plus the inclusion of the condition regarding the terrace.

Councillor Prochak moved the motion to APPROVE (Full Planning) and this was seconded by Councillor Drayson.  The motion was declared CARRIED (unanimous).

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

Site Location Plan 00821_PL_50 dated 12.4.22

Proposed Floor Plans 00821_PL_225, 00821_PL_226, 00821_PL_227 dated 12.4.22

Proposed elevations 00821_PL_35(Front), 00821_PL_351Elevation (Side) dated 12.4.122

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

3.   The materials to be used in the construction of the external surfaces of the building hereby permitted shall be those detailed in the submitted application, unless an alternative finish is first submitted to and approved in writing by the Local Planning Authority.

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.   Notwithstanding the approved plans submitted, no work above ground level at the site shall take place full details of the proposed rear terrace shall be submitted to and approved in writing by the Local Planning Authority. The details shall include location, footprint, floor. Height and proposed materials and include elevation plans. The approved works shall be implemented in accordance with the approve details and retained thereafter.  

Reason: To ensure the development has a satisfactory appearance and impact on the residential amenity of the occupiers of the adjoining properties in accordance with Policy OSS4 (iii) of the Rother Local Plan Core Strategy.

5.   Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, (or any order revoking or re-enacting this Order with or without modification), the garage hereby approved shall be retained for such use and shall not be altered internally or externally for use as habitable accommodation.

Reason: To ensure a satisfactory level of off-road parking facilities so as not to prejudice the free flow of traffic and conditions of general safety along the highway and to preclude the creation of a separate dwelling and to accord with Policy TR4 and RA3 of the Rother Local Plan Core Strategy.

NATIONAL PLANNING POLICY FRAMEWORK: In accordance with the requirements of the 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.