21 flats and building extension at Queens Parade, North Road, Lancing

What is proposed

The scheme adds upper floors for 21 flats, improves the existing building and provides landscaping, refuse storage and cycle storage.

“Proposal: Proposed 2 storey upwards extension (including additional floor over the Co-Op building) to provide 21no. flats (Class C3) plus aesthetic improvements to the existing building. Provision of hard and soft landscaping, refuse and cycle storage.”

“The flats at the southern end off Culver Road are to be accessed via an existing internal stairwell and a new lift that is to be installed. The remainder of the flats are to be accessed via new external spiral staircases to be installed on the existing first floor deck. with existing external stair access to the new flats at the northern end of the building. Flats 20-30 are maisonettes on the second and third floors, as are flats 12-17 over the rear of the Co-Op building.”

Officer report

The site

The site is an L-shaped, flat-roofed building with shops and 11 existing flats at the corner of two roads in a village centre.

“The application relates to an L-shaped, flat-roofed building on the corner of North Road and Culver Road within Lancing village centre. The building dates from the mid-1960s and consists of retail units on the ground-floor, including a larger unit comprising the Co-op supermarket unit at the far north end, and 11 no. residential flats on the first-floor above.”

“Vehicular access to the latter is from Culver Road via a narrow concrete drive. A separate narrow pedestrian path leading to the rear yard from Culver Road runs between the flank of the building and the British Legion Club adjoining the site to the west of it. The shop units including the supermarket are serviced from the yard, the latter from a large loading bay to the north side. There are also 10 no.”

Officer report

Earlier applications

An earlier nine-flat scheme was approved, while a separate additional-storey application was refused and dismissed on appeal.

“AWDM/1915/16 - Addition of second floor and part third floor over existing first-floor flats to provide 9 no. new residential units comprising 2 x studio flats, 3 x 2-bedroom flats, 3 x 1-bedroom flats and 1 x 3-bedroom maisonette (with terraced balcony), plus associated lift and rear (west) stairs access, communal terrace, bin and bike storage - approved…”

“AWDM/1457/13 - Additional storey above existing 2 storey block to provide 6 no. self-contained flats - refused and appeal dismissed…”

Officer report

What officers recommended

Officers recommended approval subject to satisfactory drainage, removal of the flood objection, a legal agreement and planning conditions.

“That delegated authority is granted to the Head of Planning to grant Planning Permission subject to: a. the receipt of satisfactory surface water drainage details and the removal of the objection from the LLFA; and b. the completion of a s106 Agreement, to secure £80,273 of financial contributions with any minor amendments as necessary authorised by the Head of Planning c. conditions, including those detailed below:”

“Agree and implement construction management plan 10. Agree and implement foul and surface water drainage in consultation with Southern Water 11. Agree and implement Travel Plan 12. Agree details of external lighting prior to installation 13. Agree details of ASHPs 14. Landscaping to be implemented as shown in the Landscape Report 15. Agree and implement noise protection barrier prior to first occupation 16.”

Officer report

Objections received

Four objections raised concerns about construction disruption, dangerous access, bins, parking, structural capacity, spiral stairs and affordable housing.

“Existing residents do not want to be displaced while works are taking place ● Concern at disruption during works ● Stairs to flats are via a busy rear yard which is dangerous ● Bin storage for businesses is currently where cycle store is shown on the plans ● Inadequate bin storage provision ● Lack of car parking will lead to congestion and parking problems ● Concern that building cannot take additional weight ● Spiral staircase access to flats is not practical ● Need for…”

Officer report

Who spoke

One registered speaker supported the application and answered questions about solar panels, heating, improvements for existing residents and roof safety.

What members discussed

Members discussed solar panels, whether existing residents could benefit, and how the legal-agreement contributions should be spent.

“During debate Members discussed the possibility of adding a condition that prescribed that PV panels must be installed and acknowledged that this would alter the viability. The committee was keen to have the applicant explore the possibility that existing residents could benefit from the PV panels.”

“A proposal was put forward to add a request that Officers discuss with the applicant the possibility of the installation of PV panels and arranging that existing residents benefit from them if possible. This was seconded and voted in favour of unanimously.”

Minutes

The votes

Members rejected spending the contributions on additional infrastructure, supported off-site affordable housing and approved the application by seven votes to one.

“Members discussed the options for the use of the s106 money. A proposal was put forward to use the money for additional infrastructure. This was seconded and voted on with an outcome of 2 in favour and 6 against. 4”

“A second proposal was put forward to use all of the contributions for off site affordable housing. This was seconded and voted on with an outcome of 6 in favour and 2 against.”

Minutes

The decision

Delegated authority was granted to approve, subject to satisfactory drainage, removal of the flood objection and a legal agreement securing contributions for affordable housing.

“Decision - Delegated authority granted to Head of Planning to approve subject to receipt of satisfactory drainage details and removal of objection from the LLFA; completion of s106 Agreement to secure £80,273 to be spent solely on provision of affordable housing within Adur District.”

Minutes

Conditions and follow-up

The approval includes conditions covering plans, materials, access, storage, construction, drainage, travel, heating, landscaping, lighting and noise protection.

“Approved Plans 2. Standard 3 year time limit 3. Agree schedule and samples of external materials and finishes (including all external cladding and facings, stair access ‘pods’, balconies, roof terrace and acoustic fencing) 4. Agree windows details 5. Implement architectural details and re-cladding of existing first-floor as shown on plans prior to first occupation 6. Agree and implement cycle storage for existing and proposed flats prior to first occupation 7.”

“Agree and implement Travel Plan 12. Agree details of external lighting prior to installation 13. Agree details of ASHPs 14. Landscaping to be implemented as shown in the Landscape Report 15. Agree and implement noise protection barrier prior to first occupation 16. Recommendations of noise assessment in sections 7-10 to be fully implemented prior to occupation…”

Minutes