Planning Committee

Minutes

HASSOCKS PARISH COUNCIL

Minutes of the informal meeting of the PLANNING COMMITTEE held remotely on Tuesday 31 August 2021 at 7.30pm

Attendees: Parish Councillors: Carolyn Barton, Bob Brewer, Leslie Campbell, Bill Hatton, Nick Owens, Claire Tester and Ian Weir.

In Attendance: Deputy Clerk: Tracy Forte. Cllr Sue Hatton.

P21/61 APOLOGIES FOR ABSENCE.  Apologies for absence were received from Cllr Kristian Berggreen.

P21/62 DECLARATIONS OF INTEREST.  There were no declarations of interest.

P21/63 MINUTES. Members noted the Minutes of the Meeting held on 9 August 2021 (previously circulated), for approval at the next Committee meeting.

P21/64 PUBLIC PARTICIPATION.  There were no members of the public present.

P21/65 APPLICATIONS

DM/21/2841 Land North Of Clayton Mills Hassocks West Sussex Approval of reserved matters (appearance, layout, landscape and scale), for 500 dwellings, (Class C3), with associated infrastructure, open space and landscaping, pursuant to outline planning permission DM/18/4979.

Response: Hassocks Parish Council RECOMMENDS REFUSAL for the following reasons:

1. Access to Woodside Grange

When PROW 11K is upgraded to a cycle route and is serving 500 homes, there will be a high risk of conflict between motor vehicles accessing Woodside Grange and cyclists and pedestrians using the PROW. It is important that the design allows for alternative motor vehicle access, including emergency and service vehicles, to the south of Block C.

2. Public Rights of Way (PROW)

The Landscape Masterplan states that PROW 5K will be upgraded to a bridleway as part of the non-car route provision on the development. However other documents refer to this route as a footpath. Please can these be updated to reflect the upgrade to Bridleway status.

3. Non-Car Route Provision

The Parish welcomes the provision of a new off-road cycle and pedestrian route to Burgess Hill. Please can the documentation make it clear that the existing PROW 11K which links Woodsland Road to the development site will be upgraded to Bridleway status as part of the non-car route provision.  Additionally, the Parish requests that the new route to Burgess Hill be delivered as early as possible in the development due to increased works traffic on Ockley Lane and inevitable safety issues.

4. Sustainable Design

4.1 Sustainability Statement. No Sustainability Statement has been submitted as required under condition 14 of the outline permission, and as referred to in the covering letter and Planning Statement for this application. Without sight of this document the Parish Council cannot tell whether the proposal complies with policy 5 of the Hassocks Neighbourhood Plan; and therefore the Council’s response would be to submit a Holding Objection until the Sustainability Statement is available and accepted by the Parish.

4.2 Future Homes Standards. Given the expected duration of the build time for the development, it is highly likely that new Government Regulations will come into effect before the end of the build.  Therefore the Government’s Future Homes Standard for New Build Developments should be adopted for all homes being built on this site.

5. Electric Charging Points

In view of the Government’s accelerated timescales for conversion to electric vehicles it would be appropriate to install a higher level of charging points.  It is suggested that:

1. The base level of fully installed Charging Points be 50%.

2. 100% of detached houses be fully installed – as these will have high car ownership and be more likely to purchase an electric vehicle.

6. Allotments

The Parish Council notes and welcomes the inclusion of a small number of allotments as part of the Community Orchard – however these appear to be unfenced and past experience suggests that additional protection is required to prevent vandalism and loss of crops. Therefore fencing is essential as part of the provision please.

In view of the number of dwellings being built the Parish would welcome a further allocation of a larger separate site with space for 20 to 30 allotments.  The Parish Council would also like to take this opportunity to express its interest in owning and managing of all/any allotment sites provided and the Community Orchard.

7. Building/Site Layout

7.1 Green Edge Buildings

The Parish is concerned that 3 storey buildings are included at the edges of the site. Particularly in the southwest corner of the site (opposite Woodside Grange) where there are two sets of Type C apartments designed as a focal building “to frame the landscape”. These buildings will in fact have a number of negative effects:

They will loom over the Public Right of Way removing any illusion of a rural route with open views.

Approaching through the open space from the south they will dominate the view and detract from the gentle blending from open space to built form.

They will have an imposing impact on Woodside Grange rather than the gentler effect offered by lower buildings.

The Parish therefore asks that all large and imposing buildings on the green edges be reconsidered to ensure the development has a soft edge that enhances the view when approached from outside.

7.2 Bungalows

Whilst the Parish welcomes the inclusion of bungalows in the development, it is thought that these would be better placed nearer the southwest corner of the site. This would allow a shorter pedestrian route into the centre of the village.

7.3 Green Link

The proposed ‘Green Link’ is a natural desire line for walkers from the east to the new bridleway to Burgess Hill but is not shown as a footpath connection and only has intermittent footpath / driveways. This should be formalised as a pedestrian link as this is how it is highly likely to be used.

8. Landscaping

8.1 Northern Boundary. The landscaping on the northern side of the site is mostly open / SuDS with only intermittent tree planting and will not provide a strong landscape buffer to the site to protect the countryside and strategic gap between Hassocks and Burgess Hill.  This therefore needs to be reviewed and additional tree planting is required.

8.2 Landscaping Maintenance. Where hedges are planted adjacent to footpaths and roadways, a robust maintenance plan is required.  It is essential that vegetation is kept tidy and does not extend onto pedestrian and/or vehicular routes which will impact on visibility and access; potentially presenting a safety issue.

9. Parking

Insufficient car parking is shown for the inevitable drop-off / pick-up of children for the school which will result in parking along the only access road into the development potentially causing obstruction to emergency and refuse vehicles.

10.  Flood Risk Management

Insufficient information has been provided concerning how surface water will be managed on the site to prevent flooding here or elsewhere.

11. Land Ownership And Access Concerns

The Parish Council is concerned that the ongoing issues raised by Mr and Mrs Hayhurst of Hawthorn Cottage, Ockley Lane, Hassocks appear to remain unresolved and would therefore ask that these are addressed and a satisfactory resolution attained.

DM/21/2720 18 Keymer Road Hassocks West Sussex BN6 8AN Light grey aluminium tray to replace existing blue sign tray (front and side elevation), a 400mm x 350mm diameter double sided projecting sign and a 350mm high, brushed gold logo on stand off fixings on main elevation. (Amended description 10/08/2021).  Response: RECOMMEND APPROVAL.

DM/21/2472 41 Chancellors Park Hassocks West Sussex BN6 8EY Double storey extension and garage conversion. Response: RECOMMEND APPROVAL.  The applicant is advised that Government has committed to adopt a ‘Future Buildings Standard’ during 2021 which will change the Building Regulations requirements for alterations and extensions to homes to bring these alterations closer to that of a ‘zero energy building’.  This is supported by Policy 5 ‘Enabling Zero Carbon’ of the Hassocks Neighbourhood Plan which states that proposals that modify existing buildings (including extensions) should seek to maximise the inclusion of energy-saving measures and renewable energy generation.  Energy saving measures include floor, roof and wall insulation, and low u-value windows (which may need to be triple glazed).  These requirements may require amendments to your design which could affect the drawings submitted for planning permission. The applicant may wish to note that alterations that are built to a Nearly Zero Energy standard, are unlikely to need further retrofitting to minimise the carbon emissions that the nation is required to reduce to zero by 2050.  As retrofitting an existing home to be highly energy efficient is more complex than doing so for a new building, applicants may wish to look at the ‘EnerPHit’ standard that the Government is understood to be considering as the applicable “Nearly Zero Energy’ standard in this context, or at the Architypes published by the London Energy Transformation Initiative for u-values for your extension walls, windows etc. and for ventilation and overheating prevention standards to be achieved.

DM/21/2875 46 London Road Hassocks West Sussex BN6 9NU Single storey rear extension. Response: RECOMMEND APPROVAL.  The applicant is advised that Government has committed to adopt a ‘Future Buildings Standard’ during 2021 which will change the Building Regulations requirements for alterations and extensions to homes to bring these alterations closer to that of a ‘zero energy building’.  This is supported by Policy 5 ‘Enabling Zero Carbon’ of the Hassocks Neighbourhood Plan which states that proposals that modify existing buildings (including extensions) should seek to maximise the inclusion of energy-saving measures and renewable energy generation.  Energy saving measures include floor, roof and wall insulation, and low u-value windows (which may need to be triple glazed).  These requirements may require amendments to your design which could affect the drawings submitted for planning permission. The applicant may wish to note that alterations that are built to a Nearly Zero Energy standard, are unlikely to need further retrofitting to minimise the carbon emissions that the nation is required to reduce to zero by 2050.  As retrofitting an existing home to be highly energy efficient is more complex than doing so for a new building, applicants may wish to look at the ‘EnerPHit’ standard that the Government is understood to be considering as the applicable “Nearly Zero Energy’ standard in this context, or at the Architypes published by the London Energy Transformation Initiative for u-values for your extension walls, windows etc. and for ventilation and overheating prevention standards to be achieved.

DM/21/2484 32 Ockenden Way Hassocks West Sussex BN6 8HS Rear two storey extension, internal reconfigurations and alterations to south and west elevation (amended plans received 03.08.2021). Response: RECOMMEND APPROVAL.  The applicant is advised that Government has committed to adopt a ‘Future Buildings Standard’ during 2021 which will change the Building Regulations requirements for alterations and extensions to homes to bring these alterations closer to that of a ‘zero energy building’.  This is supported by Policy 5 ‘Enabling Zero Carbon’ of the Hassocks Neighbourhood Plan which states that proposals that modify existing buildings (including extensions) should seek to maximise the inclusion of energy-saving measures and renewable energy generation.  Energy saving measures include floor, roof and wall insulation, and low u-value windows (which may need to be triple glazed).  These requirements may require amendments to your design which could affect the drawings submitted for planning permission. The applicant may wish to note that alterations that are built to a Nearly Zero Energy standard, are unlikely to need further retrofitting to minimise the carbon emissions that the nation is required to reduce to zero by 2050.  As retrofitting an existing home to be highly energy efficient is more complex than doing so for a new building, applicants may wish to look at the ‘EnerPHit’ standard that the Government is understood to be considering as the applicable “Nearly Zero Energy’ standard in this context, or at the Architypes published by the London Energy Transformation Initiative for u-values for your extension walls, windows etc. and for ventilation and overheating prevention standards to be achieved.

DM/21/2788 109 Dale Avenue Hassocks West Sussex BN6 8LR Removal of existing sub-standard conservatory and construction of replacement single storey rear extension. (LDC) Response: Noted.

DM/21/2967 82 Friars Oak Road Hassocks West Sussex BN6 8PY T1 Ash – Crown lift by approximately 5 meters, Remove 3 lower limbs. Response:  Awaiting Tree Warden’s Report

DM/21/2982 15 The Spinney Hassocks West Sussex BN6 8EJ Proposed single storey rear extension. Response: RECOMMEND APPROVAL.  The applicant is advised that Government has committed to adopt a ‘Future Buildings Standard’ during 2021 which will change the Building Regulations requirements for alterations and extensions to homes to bring these alterations closer to that of a ‘zero energy building’.  This is supported by Policy 5 ‘Enabling Zero Carbon’ of the Hassocks Neighbourhood Plan which states that proposals that modify existing buildings (including extensions) should seek to maximise the inclusion of energy-saving measures and renewable energy generation.  Energy saving measures include floor, roof and wall insulation, and low u-value windows (which may need to be triple glazed).  These requirements may require amendments to your design which could affect the drawings submitted for planning permission. The applicant may wish to note that alterations that are built to a Nearly Zero Energy standard, are unlikely to need further retrofitting to minimise the carbon emissions that the nation is required to reduce to zero by 2050.  As retrofitting an existing home to be highly energy efficient is more complex than doing so for a new building, applicants may wish to look at the ‘EnerPHit’ standard that the Government is understood to be considering as the applicable “Nearly Zero Energy’ standard in this context, or at the Architypes published by the London Energy Transformation Initiative for u-values for your extension walls, windows etc. and for ventilation and overheating prevention standards to be achieved.

SDNP/21/04221/PNTEL Telecommunications Mast , Brighton Road, Hassocks, West Sussex Notification under the electronic communications code (conditions and restrictions) regulations 2003 (as amended) to utilise permitted development rights. Response: NO OBJECTION.

P21/66 APPLICATIONS FOR DISCHARGE OF PLANNING CONDITIONS. None.

P21/67 It was noted that the observations on the planning issues as recorded above be submitted to the relevant Planning Authority for consideration in line with the Parish Council’s Standing Orders.

P21/68 PLANNING AUTHORITY DECISION NOTICES

The following decisions were noted:              

Application details	Hassocks PC recommendation to Planning Authority	Planning Authority Decision (MSDC/SDNP)
DM/21/2099 22 Brook Avenue, Hassocks BN6 8LG.	Recommend Approval	Permission Granted
DM/21/1704 Clayton Wickham Cottage, Belmont Lane, Hurstpierpoint, Hassocks	Recommend Approval	Permission Granted
DM/21/2525 Malthouse Barn, Malthouse Lane, Hurstpierpoint, Hassocks	Recommend Approval	Permission Granted
DM/21/2395 75 Ockley lane, Hassocks BN6 8NT	Recommend Approval	Permission Granted
DM/21/2260 37 Clayton Avenue, Hassocks, BN6 8HD	Recommend Approval	Permission Granted
DM/21/1717 26 Semley Road, Hassocks BN6 8PE	Recommend Approval	Permission Granted
DM/21/2880 36 Keymer Road, Hassocks BN6 8AJ	Not consulted – Non-material amendment	Approved

 

The following notifications of Certificate of Lawful Use or Development (LDC), General Permitted Development (GDP) and/or Prior Approval were noted:

Application details	Hassocks PC recommendation to Planning Authority	Planning Authority Decision (MSDC/SDNP)
DM/21/2651 17 Clayton Avenue, Hassocks BN6 8HD (LDC)	Noted	Certificate of Lawful Development issued
DM/21/1992 29 Bonny Wood Road, Hassocks BN6 8HP (LDC)	Noted	Certificate of Lawful Development issued
DM/21/2393 118 Grand Avenue, Hassocks BN6 8DG (GDP)	Not consulted	Prior Approval not required.

 

The following Appeal Notification was noted:  AP/21/0049 67 Downs View Road, Hassocks BN6 8HY (DM/21/1838)

P21/69 Urgent Matters at the discretion of the Chairman for noting and/or inclusion on a future agenda.

P21/70 DATE OF NEXT MEETING.   Monday 20 September at 7.30pm. To be held remotely.

There being no other business the Chair closed the meeting at 8.40pm.