Two semi-detached homes at Development Site, 3 To 19 New Road, Shoreham-by-Sea

The site and surroundings

The site is backland land behind East Street and New Road, where twelve garages were demolished, within the Shoreham Conservation Area.

“The application relates to land at the rear of East Street and New Road. Planning permission was granted at the end of 2023 for the conversion, extension and refurbishment of several buildings fronting East Street and New Road (AWDM/1419/23). Work is well underway and has been completed on some of the buildings.”

“The site lies in the heart of Shoreham, within the Conservation Area.”

Officer report

What officers recommended

Officers recommended approval because the amended layout reduced bulk and overlooking, addressed previous concerns and would provide two new homes.

“This remains a finely-balanced case. It has been subject to much negotiation and amendment in order to address the inherent difficulties in developing a compact backland location and the proximity of existing dwellings. It is considered that the latest plans have resulted in a scheme which has less impact on neighbours in terms of bulk and overlooking and is considered to be acceptable in visual terms.”

“In this case, there are clear benefits of providing two new homes and it has been demonstrated within this report that the amended layout has overcome the previous concerns with regard to harm to existing residents. Consequently, the proposal can now be supported.”

Officer report

Consultees’ views

Highways, environmental health, drainage, Southern Water and conservation consultees raised no objection, subject to specified conditions or legal measures.

“West Sussex County Council: No objection from a transport/highways aspect subject to conditions to secure car and cycle parking. Comments that the existing vehicular access point on New Road will be utilised for this development. This access included widening works assessed and approved by the LHA for application AWDM/1419/23. The addition of two more dwellings would not be considered a significant material intensification of use of this access.”

“The Drainage Consultant has no objection on surface water grounds, subject to appropriate conditions.”

Officer report

What residents said

Objectors raised concerns about closeness, overbearing scale, overlooking, light, parking, trees and future extensions, while supporters welcomed the improvement of the area.

“The revised plans do not seriously address the issues & objections raised previously. ● They remain an overbearing & anti-social overdevelopment in a very limited space for two large houses. ● Overlooking ● Nearest house much closer than the 22m specified in Council’s Standards ● Concerned that permitted development rights will result in house being extended closer to terrace ● Limited garden space for house R5 ● Apple tree not shown on plan and is replaced by a bike shed…”

“Concerned that permitted development rights may give future householders the right to extend even closer ● Loss of skyview and light ● Overshadowing ● Inadequate spacing between proposed houses.”

Officer report

Who spoke

One registered speaker objected because of proximity and overlooking, while another supported the application and assured members that trees would be retained and protected.

Members’ discussion

Members preferred the proposal to the previous applications and considered the amendments positive, saying the applicant had listened to the committee and residents.

“During debate Members concurred that compared to the previous two applications this was preferable. They felt that the amendments to the plans were positive and that the applicants had listened to the Committee and local residents.”

Minutes

The vote

Members unanimously voted to accept the officers’ recommendation.

“There was a proposal put forward to accept the Officers recommendation. This was seconded and voted in favour of unanimously.”

Minutes

The decision

Delegated authority was granted to approve, subject to further neighbour comments, a legal agreement for off-site biodiversity provision and conditions.

“Decision: Delegated authority granted to Head of Planning to approve subject to consideration of any further neighbour comments received up until 9th September and the completion of a s106 Agreement to secure off-site BNG provision.”

Minutes

Main approval conditions

The conditions included tree protection, removal of permitted development rights, obscure glazing, landscaping, drainage, sprinklers and an archaeological method statement.

“Additional condition 15 to require development to be carried out in accordance with previously approved archaeological method statement.”

“Approved Plans 2. 3 year time limit for commencement 3. Materials to be approved 4. Construction Management Plan 5. Tree protection measures to be in place 6. Removal of PD rights Class A-E 7. Obscure glaze bathroom and shower rooms windows, unopenable to 1.7m 8. Obscure glaze east facing dormer window to Unit R6, unopenable to 1.7m 9. Landscaping to be agreed 10. Details of biodiversity enhancement to be agreed 11.”

Minutes