New dwelling with parking at 1 Ridgewood Gardens, Hastings

What was proposed

The application proposed a two-storey detached dwelling, parking, gardens and storage, with a new entrance serving the existing house.

“Proposed development Planning permission is sought for the erection of a detached dwelling within the curtilage of No. Ridgewood Gardens following the demolition of the existing detached garage. The proposal includes the provision of associated private amenity space, off-street parking, cycle storage, refuse and recycling storage and drainage infrastructure.”

“The proposed dwelling would be positioned north-west of the existing dwelling on land currently occupied by the detached garage, driveway and associated hardstanding. The dwelling would comprise a two-storey detached property with a pitched tiled roof and external materials including facing brick and tile hanging to reflect the character of the existing development.”

Officer report

The site and its history

The site is a corner plot within a gated residential development, containing a detached house, garage, hardstanding, planting and mature trees.

“Site and surrounding area The application site comprises the residential curtilage of No. Ridgewood Gardens, a detached dwelling located within a private residential gated development accessed from Grange Road. The site occupies a corner plot and is bounded by residential development on all sides.”

“Constraints • SSSI Impact Risk Zone - threshold not exceeded • Tree Preservation Order No. 113, W3 (Woodland - covers the majority of the site), TPO No. 113, T17 (Individual Juniper - adjacent to the access road), and TPO No. 113, A3 (Area - north-west corner of the application site) • GCN District Licensing Scheme IRZ - Red • GCN District Licensing Scheme Pond Buffer - 250m • Low Pressure Gas Pipeline…”

Officer report

Earlier planning history

Earlier permissions allowed three detached houses with garages, first in outline and later through reserved matters approval.

“Relevant planning history Application No. HS/OA/94/00462 Description THREE DETACHED 4/5 BEDROOMED HOUSES WITH DETACHED DOUBLE”

“Application No. HS/DS/97/00218 Description ERECTION OF 3 NO. DETACHED 4/5 BEDROOMED HOUSES WITH DOUBLE GARAGES - DETAILS SUBMITTED IN PURSUANCE OF OUTLINE PLANNING PERMISSION HS/OA/94/462. Decision Approval of Reserved Matters on 12/09/97”

Officer report

Consultation and objections

Consultees generally raised no objection subject to conditions, while seven objections raised concerns about access, amenity, trees, parking, construction and ecology.

“Borough Arboriculturist - No objection subject to 2 no. pre-commencement conditions securing a scheme of soft landscaping, and tree protection measures; and a standard compliance condition requiring replacement planting if a newly planted tree is removed, uprooted or destroyed or dies. These have been secured as conditions 3, 4 and 15.”

“Ridgewood Gardens access road ownership and right of way • Construction traffic • Operational and construction drainage • Impact on daylight/sunlight • Impact on outlook • Impact on privacy • Plans show an existing fence adjacent to No.”

Officer report

The new ecological concern

After photographic and video evidence of a possible badger sett was submitted, the Ecology Officer said further assessment and a site visit were needed.

“Will Larkin, Principal Planning Officer, presented the application for a new dwelling with on-site parking, drive and gardens together with a new entrance to the existing house. Since the publication of the report, late additional comments in objection had been received and circulated by email to Committee Members. Photographic and video evidence of a hole covered by slabs had been submitted by an objector which may indicate a badger sett.”

Minutes

Who spoke

The Principal Planning Officer presented the application, while officers and the Ecology Officer explained the need for further ecological assessment.

What members considered

Members were advised that deciding before the ecological evidence was assessed would be premature, with delegation or deferral offered as options.

“As badgers and their setts were legally protected, Officers cautioned that it would be premature to issue a planning decision until the new information had been properly assessed. Officers were not yet able to advise on the timeline for the ecological assessment.”

“Consequentially, Officers advised Members of two options:”

Minutes

The committee vote

The committee voted by six votes to two to defer consideration of the application.

“The Chair called upon the Committee to vote on the options before it and it was…”

“RESOLVED (by 6 votes in favour and 2 against): To DEFER the application to a future date pending further investigation by the Ecology Officer.”

Minutes