Planning Committee

Agenda

HASSOCKS PARISH COUNCIL

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

An informal meeting of the PLANNING COMMITTEE will be held remotely on Monday 11 October 2021 at 7.30pm

Parish Clerk – 6 October 2021

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 note Minutes of the Meeting held on 20 September 2021 (previously circulated), for approval at the next Committee meeting.

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/21/1653 Byanda Brighton Road Hassocks West Sussex BN6 9LX Demolition of Byanda (a single residential property and ancillary buildings) and the erection of a 66 bedroom residential care facility, with associated access, ground works, car parking, servicing, private amenity space, landscaping and boundary treatment. ‘Additional drainage and transport information received 16th August 2021’

5.2 SDNP/21/04681/FUL Land North of Holm Oak Brighton Road Hassocks West Sussex Creation of crossover with dropped kerbs, improved access to Brighton Road for existing usage.

5.3 DM/21/3300 41 The Quadrant Hassocks West Sussex BN6 8BS  T1 Oak – Reduce crown to 35 feet, height and width and crown thin by 30%.

5.4 DM/21/3206 Far Meadows 97 Mackie Avenue Hassocks West Sussex BN6 8NJ Removal of existing rear conservatory and erection of a single storey rear extension.

5.5 DM/21/3268 4 Parklands Road Hassocks West Sussex BN6 8JZ Proposed dormer to rear elevation and rear and side extension. (LDC).

5.6 DM/21/3295 23 Little Copse Road Hassocks West Sussex BN6 8PQ  Formation of new flat roof dormer to side or existing cat slide roof in order to form new en-suite and larger bedroom. (LDC).

5.7 DM/21/3254 Cotfield London Road Hassocks West Sussex BN6 9NT  Creation of a rear facing loft dormer window (as previous approval DM/18/3039). (LDC).

5.8 DM/21/3344 35 Ockenden Way Hassocks West Sussex BN6 8HS  Conversion of garage, enlargement of dormer and small fenestration change to rear of previously approved scheme.

5.9 DM/21/3330 Hammonds Mill Farm London Road Hassocks West Sussex BN6 9NB  Proposed conversion of 3 agricultural barn buildings into 4 residential dwellings.

5.10 DM/21/3363 43 North Court Hassocks West Sussex BN6 8JS Proposed single storey rear extension and garage conversion.

5.11 DM/21/3441 17 Semley Road Hassocks West Sussex BN6 8PD Construction of front elevation 1st floor dormer window with rear elevation shower room above existing garage and rear ground floor kitchen extension.

5.12 DM/21/3131 7 Lodge Lane Hassocks West Sussex BN6 8LU  Repair/Replacement of gutters, roof ridge tiles, central heating gas boiler and radiators. (Listed Building Consent)

5.13 LI/21/1080 Aroma Cafe, 97 Keymer Road, Hassocks BN6 8QL New Premises Licence.

6. APPLICATIONS FOR DISCHARGE OF PLANNING CONDITIONS. None.

7. TEMPORARY ROAD CLOSURE APPLICATION. Members are invited to consider whether Hassocks Parish Council wishes to make any comments regarding an application to Mid Sussex District Council for a Temporary Road Closure on Keymer Road, Hassocks from 14.30hrs to 15.30hrs on Sunday 14 November 2021 from for a Remembrance Sunday Parade to take place. (Appendix 1). To view Appendix 1 please click here.

DECISION NOTICES.

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

9. Date of Next Meeting: Monday 1 November 2021 at 7.30pm.

Please Note
All members of the public are welcome to attend 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.

If you wish to attend this virtual meeting please email info@hassocks-pc.gov.uk before 9.00 hrs on the day of the meeting to be sent an electronic invitation by 12.00 noon on that same day.

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 informal meeting of the PLANNING COMMITTEE held remotely on Monday 11 October 2021 at 7.30pm

Attendees: Parish Councillors: Carolyn Barton, Kristian Berggreen (Chair), Bob Brewer, Bill Hatton, and Claire Tester.

In Attendance: Deputy Clerk: Tracy Forte.

P21/81 APOLOGIES FOR ABSENCE.  Apologies for absence were received from Cllrs Leslie Campbell and Nick Owens.

P21/82 DECLARATIONS OF INTEREST.  There were no declarations of interest.

P21/83 MINUTES. Members noted the Minutes of the Meeting held on 20 September2021 (previously circulated), for approval at the next Committee meeting.

P21/84 PUBLIC PARTICIPATION.  There were 10 members of the public present. Three members of the public made representations objecting to application DM/21/1653 Byanda Brighton Road Hassocks West Sussex BN6 9LX.  They all confirmed that their previous objections to this application remained unchanged however wished to share with the Council further specific points of concern.

Mr Jon Jayal, Brighton Road, Hassocks noted that Hassocks PC had recommended refusal to this application previously and that he considered the grounds for the objections presented were carefully thought out and accurate.  There has been no change to the application since this submission, only the addition of further information, and therefore the objections still stand.  Mr Jayal presented three further specific points to the Council for their consideration.

1. South Downs National Park (SDNP). Mr Jayal noted that the SDNP had previously objected to the application on the grounds of height, scale, mass and appearance and suggested that it was unlikely that the impact of the proposed building could be mitigated successfully. Nothing has changed since that report.   Mr Jayal informed the Committee that the proposed building is the same size as nearby Danny House which sits in 400 Acres of countryside where as the proposed site is only 1 Acre.

2. Access. This has already been noted as a concern. A report produced by Brightplan Traffic Consultants on behalf of several local residents shows that the gradient of the access road is above 10% and reaches 12 % in places; this is well in excess of the WSCC maximum gradient for safe use of 8%. Furthermore, given that the application is for a residential care home, it should be noted that wheelchair access along this road would be very difficult and potentially dangerous.

3. Drainage and Flooding. Mr Jayal stated that a key point is the applicant’s reference to the existence of a watercourse referred to in the District Council flood plan, however Mr Jayal noted that this watercourse does not exist. The suggested watercourse would run across the Weald Tennis club and a representation letter from the club references that any water would run across the two most southerly tennis courts.  Therefore the Flood and Drainage Report is considered to be inaccurate and would lead to an increased risk of flooding.

Mr Richard Jones, Brighton Road, Hassocks supported all of the matters raised by Jon Jayal and reiterated that the previous reasons for objection remained unchanged.  In addition Mr Jones highlighted two further points to the Committee.

1. Visual Impact. Mr Jones referred to the Landscape and Visual Impact Appraisal prepared by Tim Moya Associates on behalf of Nexus Planning which he noted superficially appears quite comprehensive. However Mr Jones believes that the appraisal contains several oversights and is somewhat disingenuous.  Mr Jones noted that the photographic evidence provided to suggest that the visual impact of the proposed building would be quite low was taken at the height of Summer when trees and shrubbery were in full foliage.  He reported that in fact most of the trees are deciduous and would therefore not offer the suggested level of screening for at least six months of the year.

Mr Jones believes that the appraisal is disrespectful of the SDNP report with particular reference comments around Wolstonbury Hill.  He pointed out that the document mentions that the proposed building would only be 1m taller than the existing tower, however it fails to recognise that the tower covers an area of 9m2 as opposed to the 3700m2 which would be covered by the new building.  It is reasonable to consider that the viewer would be drawn towards this.

Mr Jones also disputed the suggestion that the Jack and Jill Windmills should not be considered as a notable viewpoint. The windmills are highly visible from the proposed development site and it should be considered that the development is likely to therefore be highly visible from the windmills.

2. Access. In addition to the comments about the gradient of the access raised by Mr Jayal, Mr Jones added that the report commissioned by Nexus had recognised that it was not possible to alter the driveway in any way. Given that it is recognised the driveway exceeds the maximum permitted gradient, this alone should provide an insurmountable barrier to this application.

3. Visibility. The report commissioned by Nexus suggests that there is suitable visibility, however this does not take into account the gradient of the access road. Furthermore, Mr Jones questioned whether the recent fatality nearby on this road should be discounted as suggested by Nexus as this was related to visibility at an equal or less dangerous access nearby on the Brighton Road.

Dr Peter Bennett, Brighton Road, Hassocks again supported all previous comments and reasons for objecting to the application.  Furthermore, he drew the Committee’s attention to the report provided on behalf of the developer showing the potential need for the provision offered by the application.  The level of suggested need in this report is quite different to that shown by the District Council’s report, and Dr Bennett informed the Committee that these figures had been obtained by using a mathematical model; Dr Bennet explained that such mathematical models can be set up to provide the answer required.  Dr Bennett referenced the use of crude demographics amongst other factors and have not taken account of factors which mitigate or suppress demand, resulting in a model which demonstrates an increased predicted demand.

P21/85 APPLICATIONS

DM/21/1653 Byanda Brighton Road Hassocks West Sussex BN6 9LX Demolition of Byanda (a single residential property and ancillary buildings) and the erection of a 66 bedroom residential care facility, with associated access, ground works, car parking, servicing, private amenity space, landscaping and boundary treatment. ‘Additional drainage and transport information received 16th August 2021’. Response: RECOMMEND REFUSAL.   The previous objections raised by the Parish Council remain unchanged.

5 members of public the left the meeting.

SDNP/21/04681/FUL Land North of Holm Oak Brighton Road Hassocks West Sussex Creation of crossover with dropped kerbs, improved access to Brighton Road for existing usage. Response: RECOMMEND REFUSAL.  This site exits onto an extremely busy road at an extremely dangerous point.  There is already an existing access in situ and it is therefore considered that there is no justification in creating an additional access at this site which would almost certainly increase the risk of traffic accidents.

The other 5 members of the public left the meeting during the consideration of the above application.

DM/21/3300 41 The Quadrant Hassocks West Sussex BN6 8BS  T1 Oak – Reduce crown to 35 feet, height and width and crown thin by 30%.  Response: RECOMMEND APPROVAL.

DM/21/3206 Far Meadows 97 Mackie Avenue Hassocks West Sussex BN6 8NJ Removal of existing rear conservatory and erection of a 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/21/3268 4 Parklands Road Hassocks West Sussex BN6 8JZ Proposed dormer to rear elevation and rear and side extension. (LDC). Response: NOTED.

DM/21/3295 23 Little Copse Road Hassocks West Sussex BN6 8PQ  Formation of new flat roof dormer to side or existing cat slide roof in order to form new en-suite and larger bedroom. (LDC). Response: NOTED.

DM/21/3254 Cotfield London Road Hassocks West Sussex BN6 9NT  Creation of a rear facing loft dormer window (as previous approval DM/18/3039). (LDC). Response: NOTED.

DM/21/3344 35 Ockenden Way Hassocks West Sussex BN6 8HS  Conversion of garage, enlargement of dormer and small fenestration change to rear of previously approved scheme.  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/21/3330 Hammonds Mill Farm London Road Hassocks West Sussex BN6 9NB  Proposed conversion of 3 agricultural barn buildings into 4 residential dwellings. (Prior Approval Application for Change of Use of Agricultural Buildings to Dwelling houses (Class C3)).   Response: RECOMMEND REFUSAL.  The referenced agricultural buildings are considered to be in a very poor condition and beyond repair, almost certainly requiring a complete rebuild.  It is therefore the belief of the Parish Council that the proposed application falls outside the scope of Class Q which relates to the ‘conversion’ of existing buildings; these buildings will not be conversions they will be new builds. Furthermore, the proposed design of the ‘conversions’ is wholly unattractive and out of keeping with the area and is therefore contrary to Character and Design, Policy 9, of the Hassocks Neighbourhood Plan and Policy DP26 of the District Plan.

DM/21/3363 43 North Court Hassocks West Sussex BN6 8JS Proposed single storey rear 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/21/3441 17 Semley Road Hassocks West Sussex BN6 8PD Construction of front elevation 1st floor dormer window with rear elevation shower room above existing garage and rear ground floor kitchen 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/21/3131 7 Lodge Lane Hassocks West Sussex BN6 8LU  Repair/Replacement of gutters, roof ridge tiles, central heating gas boiler and radiators. (Listed Building Consent). Response: RECOMMEND APPROVAL.

LI/21/1081 Aroma Cafe, 97 Keymer Road, Hassocks BN6 8QL New Premises Licence. Response: RECOMMEND APPROVAL.

P21/86 APPLICATIONS FOR DISCHARGE OF PLANNING CONDITIONS. None.

P21/87 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.

P21/88 TEMPORARY ROAD CLOSURE APPLICATION.  Members were invited to consider whether Hassocks Parish Council wishes to make any comments regarding an application to Mid Sussex District Council for a Temporary Road Closure on Keymer Road, Hassocks from 14.30hrs to 15.30hrs on Sunday 14 November 2021 from for a Remembrance Sunday Parade to take place. Response: Hassocks Parish Council offers its full support to this application and has no further comments to add.

P21/89 PLANNING AUTHORITY DECISION NOTICES

The following decisions were noted:              

Application detailsHassocks PC recommendation to Planning AuthorityPlanning Authority Decision (MSDC/SDNP)

DM/21/2804 4 Ewart Close, Hassocks.	No Tree Warden’s Report	Permission Granted
DM/21/2982 15 The Spinney, Hassocks.	Recommend Approval	Permission Granted
DM/21/2472 41 Chancellors Park, Hassocks	Recommend Approval	Permission Granted
DM/21/2518 White Lodge, Ockley Lane, Hassocks	Recommend Approval	Permission Granted
DM/21/3009 95 Dale Avenue, Hassocks	Recommend Refusal	Permission Refused
DM/21/3196 Chesterton House, South Bank, Hassocks	Not consulted – Non-material Amendment	Approved

P21/90 Urgent Matters at the discretion of the Chairman for noting and/or inclusion on a future agenda.  None.

P21/91 DATE OF NEXT MEETING.   Monday 1 November 2021 at 7.30pm. To be held remotely.

There being no other business the Chair closed the meeting at 8.50pm.