Planning Committee

Agenda

HASSOCKS PARISH COUNCIL

To:   All Members of the Planning Committee (Cllrs Carolyn Barton, Kristian Berggreen, Robert Brewer, Bill Hatton and Claire Tester) with copies to all other Councillors for information.

A meeting of the PLANNING COMMITTEE will be held on Monday 23 January 2023 at 7.30pm in the Parish Centre, Adastra Park, Hassocks.

Parish Clerk – 17 January 2023

AGENDA

1. APOLOGIES FOR ABSENCE.

2. DECLARATIONS OF INTEREST. Disclosure by Councillors of personal and/or pecuniary interests in matters on the agenda and whether the Councillors regard their interest as prejudicial/pecuniary under the terms of the Code of Conduct.

3. MINUTES. To accept the Minutes of the meeting held on 3 January 2023 (previously circulated).

4. PUBLIC PARTICIPATION.

5. APPLICATIONS (copies of each application can be viewed online via the Mid Sussex District Council (MSDC) Websitehttps://pa.midsussex.gov.uk/online-applications/

5.1 DM/22/3807 18 Highlands Close Hassocks West Sussex BN6 8LD Single storey rear extension to replace existing conservatory, single storey side extension to enlarge kitchen, single storey side extension to connect house to garage and create study along with single storey rear extension. Single storey front porch extension. First floor front gable to match existing gable to provide ensuite shower room. Extension of rear dormer to provide storage.

5.2 DM/22/3566 4 Lagwood Close Hassocks West Sussex BN6 8HZ Proposed increase to size of dormers to rear elevation in 1st floor roof. Increase size of two outer dormers to match middle dormer. (Material amendments to planning application DM/21/1590).

5.3 DM/22/3903 17 The Quadrant Hassocks West Sussex BN6 8BP Roof conversion with hip to gable and rear dormer. (LDC).

5.4 DM/23/0002 Byanda Brighton Road Hassocks West Sussex BN6 9LX Demolition of Byanda (a single residential property and ancillary buildings) and the erection of a 60 bedroom residential care facility, with associated access, ground works, car parking, servicing, private amenity space, landscaping, construction of substation unit and boundary treatment.

5.5 DM/23/0064 20 Lodge Lane Hassocks West Sussex BN6 8NA x2 Conifers – reduce to 6m high, consistent with start of house roofline, reduce lower branches overhanging road and footpath by 1m in line with Yew hedge below. Lime tree – reduce branches overhanging road and footpath by up to 2m back to previous cut points.

5.6 DM/23/0080 8 Orchard Lane Hassocks West Sussex BN6 8QF T1 Beech – reduce crown by 2m. T2 Sycamore – reduce crown by 2m.

5.7 DM/23/0050 44 Church Mead Hassocks West Sussex BN6 8BW Demolition of existing conservatory and construction of new extension.

6. APPLICATIONS FOR DISCHARGE OF PLANNING CONDITIONS. None

7. DECISION NOTICES.

8. PROPOSED CHANGE OF DATE FOR MAY PLANNING MEETINGS. Currently there is a Planning Meeting scheduled for Monday 8 May 2023. This meeting will now need to be rescheduled due to 8 May being designated as a Bank Holiday for the Coronation of King Charles lll.  Furthermore, due to 2023 being an election year, it is possible that the new Parish Council may not have been formalised after the election date of 4 May and until the Full council meeting on 16 May 2023.
Therefore it is proposed that the first Planning meeting in May is held on Tuesday 2 May 2023 and the next meeting on Monday 22 May 2023.   The meeting currently scheduled for May 8 and May 30 will be cancelled.  Members are invited to approve the changes as requested above.

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

10. Date of Next Meeting: 13 February 2023 at 7.30pm.

Please Note
All members of the public are welcome to attend meetings of the Parish Council and its Committees.
Item 4 – a period of 15 minutes will be set aside for the public statements and questions relating to the published non-confidential business of the Meeting.
It may be necessary to consider particular items in confidential session and where this arises, these items will be considered at the end of the agenda.

FILMING, RECORDING OF COUNCIL MEETINGS AND USE OF SOCIAL MEDIA
During this meeting members of the public may film or record the Committee and officers from the public area only providing it does not disrupt the meeting. The Confidential section of the meeting may not be filmed or recorded. If a member of the public objects to being recorded, the person(s) filming must stop doing so until that member of the public has finished speaking. The use of social media is permitted but members of the public are requested to switch their mobile devices to silent for the duration of the meeting.

Minutes

HASSOCKS PARISH COUNCIL

Minutes of the PLANNING COMMITTEE Meeting held on Tuesday 23 January at 7.30pm in the Parish Centre, Adastra Park, Hassocks

Attendees: Parish Councillors: Cllr Kristian Berggreen (Chair), Cllr Robert Brewer, Cllr Bill Hatton and Cllr Claire Tester.  In Attendance: Deputy Clerk – Tracy Forte

P22/119 APOLOGIES FOR ABSENCE.  Apologies for absence were received from Cllr Carolyn Barton.

P22/120 DECLARATIONS OF INTEREST.  There were no declarations of interest.

P22/121 MINUTES. It was RESOLVED that the minutes of the meeting held on 3 January 2023 be signed by the Chair as a true and accurate record of the meeting.

P22/122 PUBLIC PARTICIPATION.  There were no members of the public present.

P22/123 APPLICATIONS

DM/22/3807 18 Highlands Close Hassocks West Sussex BN6 8LD Single storey rear extension to replace existing conservatory, single storey side extension to enlarge kitchen, single storey side extension to connect house to garage and create study along with single storey rear extension. Single storey front porch extension. First floor front gable to match existing gable to provide ensuite shower room. Extension of rear dormer to provide storage. 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/22/3566 4 Lagwood Close Hassocks West Sussex BN6 8HZ Proposed increase to size of dormers to rear elevation in 1st floor roof. Increase size of two outer dormers to match middle dormer. (Material amendments to planning application DM/21/1590). Response: The drawings submitted to reflect the proposed amendments are unsatisfactory and do not provide sufficient accurate information to allow a full assessment of the impact of the proposals. Therefore the Council is unable to make a recommendation for this application.

DM/22/3903 17 The Quadrant Hassocks West Sussex BN6 8BP Roof conversion with hip to gable and rear dormer. (LDC). Response: Noted.

DM/23/0002 Byanda Brighton Road Hassocks West Sussex BN6 9LX Demolition of Byanda (a single residential property and ancillary buildings) and the erection of a 60 bedroom residential care facility, with associated access, ground works, car parking, servicing, private amenity space, landscaping, construction of substation unit and boundary treatment. Response: RECOMMEND REFUSAL. Members were in agreement that despite the revisions to the original application for this site, DM/21/1653, the previously submitted reasons for refusal by HPC remain unchanged and therefore the Parish Council continues to RECOMMEND REFUSAL for the following reasons:

1. Scale and Character of Design. The scale and design of the proposed development is too large for the site and thus represents significant overdevelopment and as such will impact negatively on the amenities of neighbouring properties. The application is therefore considered to be contrary to Policy DP26: Character and Design of the District Plan and Policy 9: Character and Design of the Hassocks Neighbourhood Plan.

Hassocks Parish Council would request that the concerns raised by neighbouring residents about the impact on their properties are considered very carefully by the Planning Officer.

Furthermore, this site is outside the Built Up Boundary of Hassocks as defined in the Hassocks Neighbourhood Plan where development should be restricted; District Plan Policy 12, Protection and Enhancement of Countryside.

2. Traffic and Access. The access to the proposed development site joins the busy A273, very close to Stonepound Crossroads, which is already the only Air Quality Management Area in Mid Sussex due to the high levels of air pollution. It is already notably challenging for vehicles trying to exit the B2112, New Road, and Underhill Lane in Clayton safely; the additional traffic generated by the proposed Care Home will most likely negatively impact further on the traffic safety in this area. In addition to the safety concerns, Hassocks Parish Council considers that the proposed Care Home will generate a significant level of additional traffic and it is likely that this will adversely impact on the levels of pollution at Stonepound.  Therefore the proposed application cannot be supported on the basis that it is contrary to Policy 8, Air Quality Management, of the Hassocks Neighbourhood Plan and DP29, Noise, Air and Light Pollution, of the District Plan.  Furthermore, it is requested that the issues raised by local residents regarding traffic and access to the site are carefully considered, including concerns regarding the gradient of the access road.

Driveway Access.  The gradient of the driveway is too steep to safely allow wheelchair access; therefore it is likely that this is in conflict with the 2010 Equality Act.  The steepness will not allow access to or from the care home by wheelchair users, other than in vehicles.

3. Lack of Parking Provision. Hassocks Parish Council would challenge the applicant’s assertion that only 15 members of staff will be on site at any given time. The proposal is for a 60 bedroomed care home, including provision for high dependency clients, therefore it is considered highly unlikely that the ratio of care staff to clients could be approximately 1:4.  It is also assumed that in addition to care staff, there would be a need for domestic staff such cleaners, cooks, maintenance and so on.  The proposed parking space provision for all visitors and staff would therefore appear to be wholly inadequate.

4. Flooding and Drainage. Concerns over flooding and drainage have been raised by residents who live in the immediate vicinity of the development site and are familiar with issues around flooding in the area. It is requested that all concerns raised are reviewed in detail.

5. Impact on the South Downs National Park. Hassocks Parish Council is not satisfied that the impact of the proposed development on the South Downs National Park has been adequately addressed, including the impact of lighting. The location of the site is very close to the SDNP and will be clearly visible from the South Downs and it is considered that the development would have an adverse impact on the South Downs National Park, thus contrary to Policy 6 of the Hassocks Neighbourhood Plan; Development Proposals Affecting the South Downs National Park and Policy DP18 of the District Plan; Setting of the South Downs National Park.

6. Impact on Hassocks Health Centre. There is a concern that the proposed development could lead to the current health care facilities in Hassocks being significantly overstretched and create a need which cannot be met.

7. Insufficient Evidence of Need For C2 Provision. Based on pre-application advice provided by MSDC a need for C2 provision in the area has not been proven. Therefore Hassocks Parish Council is not satisfied that such a need exists.

8. Sustainable Design. The application provides insufficient information to be certain of compliance with HNP Policy 5 – Enabling Zero Carbon; therefore Hassocks PC would also recommend refusal on the basis that the application is currently not compliant with Policy DP39 of the District Plan – Sustainable Design and Construction and Policy 5 of the Hassocks Neighbourhood Plan. A design which only complies with Approved Document L2A of the building regulations (2013 edition with 2016 amendments) is not sustainable, contrary to the assertion made by the developer.

DM/23/0064 20 Lodge Lane Hassocks West Sussex BN6 8NA x2 Conifers – reduce to 6m high, consistent with start of house roofline, reduce lower branches overhanging road and footpath by 1m in line with Yew hedge below. Lime tree – reduce branches overhanging road and footpath by up to 2m back to previous cut points. Response: RECOMMEND APPROVAL

DM/23/0080 8 Orchard Lane Hassocks West Sussex BN6 8QF T1 Beech – reduce crown by 2m. T2 Sycamore – reduce crown by 2m. Response: RECOMMEND APPROVAL

DM/23/0050 44 Church Mead Hassocks West Sussex BN6 8BW Demolition of existing conservatory and construction of new 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.

P22/124 APPLICATIONS FOR DISCHARGE OF PLANNING CONDITIONS.  None

P22/125 RESOLVED that the observations on the planning issues as agreed above be submitted to the relevant Planning Authority for consideration.

P22/126 PLANNING AUTHORITY DECISION NOTICES

The following decisions were noted:

Application details Hassocks PC recommendation to Planning Authority Planning Authority Decision (MSDC/SDNP)
DM/22/3607 White Lodge, ockley lane, Hassocks Recommend Refusal Permission Refused.
DM/22/3503 Age Concern Hassocks, The Pauline Thaw Centre, Dale Ave. Recommend Approval Permission Granted
DM/22/3556 Milton Cottage, Keymer Road, Hassocks Recommend Approval Permission Refused
DM/22/3647 13 Reed Close, Hassocks Recommend Approval Permission Granted
DM/22/3605 9A Stanford Avenue, Hassocks Recommend Approval. Permission Granted
DM/22/3533 19 Beaconhurst, Hassocks Recommend Approval Permission Granted
DM/22/3369 Parklands Road Allotment Site Noted Permission Granted
DM/22/3187 65 Downs View Road, Hassocks Recommend Approval Permission Granted.
DM/22/3624 South Downs Garden Centre, Brighton Road, Hassocks Recommend Approval Permission Granted

 

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

Application details Hassocks PC recommendation to Planning Authority Planning Authority Decision (MSDC/SDNP)
DM/22/3527 11 Badger Close, Hassocks Noted LDC issued

 

The following appeal decisions were noted:

Application details Hassocks PC recommendation to Planning Authority Appeal Decision
Application Ref: DM/22/1337 2 Park Avenue, Hassocks Recommend Approval Appeal Dismissed
Application Ref: SDNP/22/03791/HOUS Halfway, Ditchling Road, Clayton Recommend Approval Appeal Allowed

The following notifications of withdrawal of an application was noted:

DM/22/3418 18 Manor Avenue, Hassocks BN6 8NG

DM/22/3709 42 Adastra Avenue, Hassocks BN6 8DL

P22/127 PROPOSED CHANGE OF DATE FOR MAY PLANNING MEETINGS.  Members noted that the date scheduled for the meeting of the Planning Committee on Monday 8 May 2023, would need to be changed due to 8 May being designated as a Bank Holiday for the Coronation of King Charles lll.  Furthermore, 2023 is an election year, and as such it is possible that the new Parish Council may not have been formalised after the election date of 4 May and until the Full Council meeting on 16 May 2023.

Therefore Members were invited to approve moving the first Planning meeting in May forward to Tuesday 2 May 2023 with the following meeting being held on Monday 22 May 2023. The meetings currently scheduled for May 8 and May 30 to be cancelled.  Members AGREED this proposal.

Urgent Matters at the discretion of the Chairman for noting and/or inclusion on a future agenda. None

P22/128 DATE OF NEXT MEETING. Monday 13 February 2023 at 7.30pm.

There being no other business the Chair closed the meeting at 8.10 pm.