HASSOCKS PARISH COUNCIL
To: All Members of the Planning Committee (Cllrs Kristian Berggreen (Chair), Carolyn Barton, Robert Brewer, Bill Hatton, Angus Neil and Peter Richardson) with copies to all other Councillors for information.
A meeting of the PLANNING COMMITTEE will be held on 12 June 2023 at 7.30pm in the Parish Centre, Adastra Park, Hassocks.
Parish Clerk – 6 June 2023
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 22 May 2023 (previously circulated).
4. PUBLIC PARTICIPATION.
5. APPLICATIONS (copies of each application can be viewed online via the Mid Sussex District Council (MSDC) Website – https://pa.midsussex.gov.uk/online-applications/
5.1 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. (Updated Flood Risk Assessment and Drainage Strategy received 06/04/2023).
5.2 DM/23/1309 5 Stonepound Ridge Hassocks West Sussex BN6 8JG Proposed loft conversion.
5.3 DM/23/1308 83 Parklands Road Hassocks West Sussex BN6 8JY Proposal seeks to raise the roofline and to include changes to the fenestration of the previously approved planning application (DM/22/3384). (Amended plans received 5th June showing a new rooflight and air source heat pump.)
5.4 DM/23/1310 5 Stonepound Ridge Hassocks West Sussex BN6 8JG Proposed front dormer.
5.5 DM/23/1365 2 Dale Avenue Hassocks West Sussex BN6 8LW T1 Acacia – Reduce branches to clear building by 2.5m by removing secondary and tertiary branches.
5.6 DM/23/1393 80 Friars Oak Road Hassocks West Sussex BN6 8PY Removal of existing conservatory and replacement with full width rear single storey extension.
5.7 DM/23/1405 7 Elm Tree Close Hassocks West Sussex BN6 8AU Proposed rear and side single storey extension.
6. APPLICATIONS FOR DISCHARGE OF PLANNING CONDITIONS. None
7. DECISION NOTICES.
8. NEW STREET NAMES – Members are invited to consider a request from Mid Sussex District Council to provide suggestions for street names for the new development on the land to the rear of the Friars Oak Pub. The development will consist of 130 dwellings with the creation of 6 new streets, therefore the request is for six preferred names and two reserve options. Some Members may recall that the use of butterfly or wild flower names was suggested as a potential option for consideration for this site.
9. SOUTH DOWNS NATIONAL PARK AUTHORITY (SDNPA) Consultation on Local Validation List. Members are invited to note correspondence received from the SDNPA regarding a consultation on the review of the SDNPA Local List and to consider any comments for submission on behalf of Hassocks PC. (Appendix 1).
10. Urgent Matters at the discretion of the Chairman for noting and/or inclusion on a future agenda.
11. Date of Next Meeting: Monday 3 July 2023 at 7.30pm.
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.
HASSOCKS PARISH COUNCIL
To: Planning Committee
Date: 12 June 2023
Contact for this report: Deputy Clerk
Subject: Agenda Item 9: SDNPA Consultation on Local Validation List.
Contact Officer: Robert Ainslie
Tel. No.: 01730 814810
5th June 2023
Dear Sir/ Madam,
Review of the South Downs National Park’s Local List for Validation of South Downs National Park Development Management Applications
Since 2008 local planning authorities have been required to publish a list of information they require to “validate” the planning applications they receive. This validation list forms two components, the national requirements, including the application form, the fee, certificates etc and secondly, specific local validation requirements known as the “Local List”. South Downs National Park adopted its current validation requirements in July 2019.
The Government requires local planning authorities to review the “local list” every two years. In addition, there continues to be a significant number of changes to planning legislation, policy and guidance. It is therefore considered timely to review the South Downs National Park’s current validation requirements.
The main changes that are proposed are as follows:
The Consultation Process
The proposed Local List is open to public consultation for a statutory six week period running from Monday 5th June 2023 until 5pm on 14th July 2023.
You may comment upon the draft list by email firstname.lastname@example.org to or put your comments in writing to Local List Review, Development Management, South Downs National Park Authority, South Downs Centre, North Street, Midhurst, GU29 9DH.
After the consultation period, the South Downs National Park will consider all the comments received and amend the Local List as appropriate. Once approved this will replace the current Local List and will form the basis on which planning applications are deemed valid by the South Downs National Park.
Please may I take the opportunity to thank you in anticipation of your co-operation and contribution during this process.
HASSOCKS PARISH COUNCIL
Minutes of the PLANNING COMMITTEE Meeting held on Monday 12 June 2023 at 7.30pm in the Parish Centre, Adastra Park, Hassocks
Attendees: Parish Councillors: Cllr Carolyn Barton, Cllr Robert Brewer, Cllr Bill Hatton, Cllr Angus Neil and Cllr Peter Richardson.
In Attendance: Deputy Clerk – Tracy Forte. Cllr Sue Hatton
P23/14 APOLOGIES FOR ABSENCE. Apologies for absence were received from Cllr Kristian Berggreen.
P23/15 DECLARATIONS OF INTEREST. There were no declarations of interest.
It was RESOLVED that the minutes of the meeting held on 22 May 2023 be signed by the Chair as a true and accurate record of the meeting.
P23/17 PUBLIC PARTICIPATION. There were no members of the public present.
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. (Updated Flood Risk Assessment and Drainage Strategy received 06/04/2023).
The Committee considered the updated Flood Risk Assessment and Drainage Strategy for this application and after a lengthy discussion was in full agreement that this did not alter any of the previous concerns raised by Hassocks Parish Council. Therefore in addition to the comments already submitted, Hassocks Parish Council RECOMMENDS REFUSAL for the following reasons:
LAND AT BYANDA BRIGHTON ROAD HASSOCKS
1.1. Hassocks Parish Council has given the most careful consideration to this proposal and has held a number of meetings with the applicant. The Parish Council considers the proposal to be un-neighbourly overdevelopment, very detrimental to the amenities and environment of the area. The access to the building from the A273 Brighton Road is completely unsuitable for a development of this size and type. The proposal is contrary to the policies of the District Plan and the Hassocks Neighbourhood Plan for the reasons set out below.
2 THE SITE
2.1. The site has an area of approximately 0.4 ha and is on the edge, but outside of the built up area of Hassocks. The southern boundary of the South Downs National Park lies approximately 300m to the south west.
2.2. There are two dwellings on the site, Byanda and a bungalow in the north western corner of the site. The site is surrounded by mature trees, It is approximately 4m lower than the two detached houses, Dean House and South Dean House, on its western boundary.
2.3. Access to the site is from the A273 Brighton Road via a narrow – 4m wide private drive which serves Byanda, Faerie Glen and two detached houses to the east of the site. The access on to the A273 is very narrow – 4m wide – which is 100m south of the busy Stonepound Crossroads, which are also the subject of an AQMA.
2.4. The site and surroundings form a verdant and attractive low density transition between the village and the countryside to the west.
3 THE PROPOSAL
3.1. It is proposed to replace the existing buildings on the site with a four storey residential care facility containing 60 bedrooms, associated facilities and 20 parking spaces. A total of 35 staff would be employed in the nursing home.
3.2. The parking would be located on the western side of the site. Vehicular access would be from the access road in the north western corner of the site.
4 PLANNING POLICY
4.1. The Parish Council contends that this proposal clearly conflicts with key policies of both the Mid Sussex District Plan and the Hassocks Neighbourhood Plan. The District Plan was approved in March 2018 and the Hassocks Neighbourhood Plan was “made” in July 2020.
4.2. In particular the proposal is contrary to the following District Plan Policies:-
DP18 Setting of the South Downs National Park
DP26 Character and Design
DP29 Noise Air and Light Pollution
DP39 Sustainable Design and Construction
4.3. It is also contrary to the following Neighbourhood Plan Policies:-
HNP5 Enabling Zero Carbon
HNP 8 Air Quality Management
HNP9 Character and Design
These Policies are set out in detail below.
4.4. District Plan Policy DP18: Setting of the South Downs National Park
This Policy reads as follows:-
Development within land that contributes to the setting of the South Downs National Park will only be permitted where it does not detract from, or cause detriment to, the visual and special qualities (including dark skies), tranquillity and essential characteristics of the National Park, and in particular should not adversely affect transitional open green spaces between the site and the boundary of the South Downs National Park, and the views, outlook and aspect, into and out of the National Park by virtue of its location, scale, form or design.
Development should be consistent with National Park purposes and must not significantly harm the National Park or its setting. Assessment of such development proposals will also have regard to the South Downs Partnership Management Plan and emerging National Park Local Plan and other adopted planning documents and strategies.
4.5. District Plan Policy DP26: Character and Design
This Policy sets the following criteria against which all development must be evaluated and states:-
All development and surrounding spaces, including alterations and extensions to existing buildings and replacement dwellings, will be well designed and reflect the distinctive character of the towns and villages while being sensitive to the countryside. All applicants will be required to demonstrate that development:
4.6. District Plan Policy DP29: Noise Air and Light Pollution
This Policy states, in relation to Air Pollution, that a development will only be permitted where:-
4.7. District Plan Policy DP39 Sustainable Design and Construction
This Policy states that:-
All development proposals must seek to improve the sustainability of development and should where appropriate and feasible according to the type and size of development and location, incorporate the following measures:
4.8. Neighbourhood Plan Policy NP6: Development Proposals Affecting the South Downs National Park
This Policy reads, inter alia:-
Development proposals on land outside of, but contributing to, the setting of the South Downs National Park will be supported where proposals:
4.9. Neighbourhood Plan Policy NP9: Character and Design
This Policy was formulated after a detailed appraisal of the urban characteristics of the village. The preamble reads as follows:-
Hassocks Neighbourhood Plan – Made Version
Policy 9: Character and Design
Development proposals will be supported where they have regard to the Hassocks Townscape Appraisal, and where their character and design takes account of the following design principles as appropriate to the nature, scale and location of the particular proposal:
Hassocks Neighbourhood Plan – Made VersionPage 30
4.10. Neighbourhood Plan Policy NP5: Enabling Zero Carbon.
This Policy reads as follows:-
Development proposals will be supported that maximise the opportunity to include sustainable design features, providing any adverse local impacts can be made acceptable.
Residential development proposals that modify existing buildings (including extensions) should seek to maximise the inclusion of energy-saving measures and renewable energy generation.
Proposals which make provision for charging electric vehicles at each dwelling (where feasible) and on-street; and making parking areas charging ready will be supported.
4.11. Neighbourhood Plan Policy NP8: Air Quality Management,
The preamble to this Policy reads as follows:-
Policy 8: Air Quality Management
Development will be supported where it would not have an unacceptable adverse effect upon air quality within the Air Quality Management Area.
5 ASSESSMENT AGAINST POLICY
The proposal conflicts with Statutory Policies of the District and Neighbourhood Plan set out above for the following reasons:-
Character and Design
Access and Traffic
Flooding and Drainage.
The Question of Need
There is no need to repeat the Parish Councils views on the suitability of the site again here but it is absolutely vital to stress that, contrary to the view put forward in the applicants Statement of Appeal, there is no presumption in this document that this site is suitable for a development of this nature, The purpose of consultation is to listen, learn and take informed decisions, No reliance whatsoever can be placed on the inclusion of Byanda in this document.
This proposal, which attempts to circumvent the rigorous statutory process, is premature and should be rejected on these grounds as well.
Impact on Hassocks Health Centre.
Another study published by the same author stated that waiting times in the Mid Sussex Healthcare area are the 6th longest in Mid Sussex.
The Parish Council has tried to research these claims in more detail on the NHS Website but was unable to do so.
Whilst it could therefore be asserted that Hassocks is in a better position than some of its neighbours it should also be noted that the population served by this GP practice is still rising rapidly and will increase by at least 3000 in the next 5 years.
The Parish Council is therefore very concerned that the proposed development could lead to the current health care facilities in Hassocks being further overstretched and create a need which cannot be met.
The assessment of this proposal against the Policies of the Development Plan clearly demonstrates that the proper planning of Hassocks can only be served by refusing permission for this development.
It is also premature pending an evaluation of other sites put forward for C2 development in the District Plan Review and this reason alone should be sufficient to reject it.
Cllr Sue Hatton left the meeting.
DM/23/1309 5 Stonepound Ridge Hassocks West Sussex BN6 8JG Proposed loft conversion (LDC) This application has been withdrawn.
DM/23/1308 83 Parklands Road Hassocks West Sussex BN6 8JY Proposal seeks to raise the roofline and to include changes to the fenestration of the previously approved planning application (DM/22/3384). (Amended plans received 5th June showing a new rooflight and air source heat pump.) Response: RECOMMEND APPROVAL.
DM/23/1310 5 Stonepound Ridge Hassocks West Sussex BN6 8JG Proposed front dormer. The Deputy Clerk informed the committee that this application has been amended and will be considered at the Planning meeting to be held on 2 July 2023.
DM/23/1365 2 Dale Avenue Hassocks West Sussex BN6 8LW T1 Acacia – Reduce branches to clear building by 2.5m by removing secondary and tertiary branches. Response: NO OBJECTION.
DM/23/1393 80 Friars Oak Road Hassocks West Sussex BN6 8PY Removal of existing conservatory and replacement with full width rear single storey extension. (LDC) Response: NOTED.
DM/23/1405 7 Elm Tree Close Hassocks West Sussex BN6 8AU Proposed rear and side single storey 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.
P23/19 APPLICATIONS FOR DISCHARGE OF PLANNING CONDITIONS. None
P23/20 RESOLVED that the observations on the planning issues as agreed above be submitted to the relevant Planning Authority for consideration.
P23/21 PLANNING AUTHORITY DECISION NOTICES
The following decisions were noted:
|Application details||Hassocks PC recommendation to Planning Authority||Planning Authority Decision (MSDC/SDNP)|
|DM/23/0955 8 The Crescent, Hassocks BN6 8RB||Recommend Approval||Permission Granted|
|DM/23/1088 3 Stanford Avenue, Hassocks BN6 8JL||Recommend Approval||Permission Granted|
|DM/23/1139 11 Kymer Gardens, Hassocks BN6 8QZ||Defer to MSDC Tree Officer||Permission Granted|
The committee noted that the following applications had been withdrawn:
DM/23/1309 5 Stonepound Ridge, Hassocks BN6 8JG
SDNP/23/00480/FUL Site of Former Landfill, Clayton Hill, Hassocks.
P23/22 NEW STREET NAMES – Members were invited to consider a request from Mid Sussex District Council to provide suggestions for street names for the new development on the land to the rear of the Friars Oak Pub. The development will consist of 130 dwellings with the creation of 6 new streets, therefore the request is for six preferred names and two reserve options. The Deputy Clerk reminded Members that the use of butterfly or wild flower names was previously suggested as a potential option for consideration for this site.
Some Members were keen to continue with naming roads after local people who had made a positive contribution to the village, as had been the case for Ockley Park. After some discussion it was decided that all Councillors would be invited to express their preference for naming the roads on this particular site after wildflowers or butterflies or to continue with naming after local people; in either case all Members would be invited to make suggestions for their preferred category. The Deputy Clerk was requested to send out an email to all Councillors to this effect.
P23/23 SOUTH DOWNS NATIONAL PARK AUTHORITY (SDNPA) Consultation on Local Validation List. Members were invited to note correspondence received from the SDNPA regarding a consultation on the review of the SDNPA Local List and to consider any comments for submission on behalf of Hassocks PC. The consultation was noted by the Committee.
P22/24 Urgent Matters at the discretion of the Chairman for noting and/or inclusion on a future agenda.
P23/25 DATE OF NEXT MEETING. 3 July 2023
There being no other business the Chair closed the meeting at 8.30pm.
Hassocks Parish Council
Grounds & Environment Committee