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PLANNING COMMITTEE Date AGENDA ITEM NO: Report to: PLANNING COMMITTEE Date: 07 March 2007 Report from: Borough Planning Officer Application Address: Station Plaza, Station Approach, Hastings, TN34 1BA Proposal: Demolition of warehouse and workshops, mixed-use development of five new buildings comprising education, health, retail and 103 residential units (62 x 1 bed, 39 x 2 bed, 2 x 3 bed) with associated open space, landscaping, car parking and engineering works. Application No: HS/FA/06/00983 Recommendat ion: GRANT PERMISSION Ward: CASTLE File No: DE90000X Applicant: Hastings College of Arts & Technology per GVA Grimley 10 Stratton Street LONDON W1J 8JR Interest: Prospective Purchaser Existing Use: Station Car Park, Station, Royal Mail Goods Yard, 2 X Warehouse Buildings Policies Hastings Local Plan 2004: Policies TC1, TC7, H1, H6, C1, DG1, DG2, DG3, DG7, DG13, DG20, DG24, DG25, DG34 apply County Structure Plan: No Conflict Conservation Area: No Public Consultation Adj. Properties: Yes Advertisement: Yes - General Interest Letters of Objection: 9 Petitions Received: 1 Letters of Support: 1 Application Status: Not delegated - More than 2 letters of objection received SUMMARY This is a detailed application for the redevelopment of Hastings Station Yard to provide a mix of educational facilities, a new Primary Care Trust (PCT) building and 103 residential units in the form of 3 blocks of apartments. The residential element will include 30% affordable units. This proposal follows the resolution to grant planning permission subject to a Section 106 Agreement in August 2005 for a similar scheme which was subsequently deemed to be insufficient for the needs of the end users. It is considered that this current proposal is superior to that previously approved in both design terms and facilities proposed. The overall benefits this scheme will contribute to the regeneration of Hastings cannot be over estimated and the application is therefore recommended for approval subject to conditions and a Section 106 Agreement. THE SITE AND ITS LOCATION The site (approx. 1.4 hectares) is located to the north west of Hastings Town Centre adjacent to Hastings Railway Station. To the west of the site is the existing Hastings Railway Station with the railway line running to the rear. The bus and coach interchange operates from the front of the station with the public car park immediately to the west. The east of the site is bounded by South Terrace and the road bridge over the railway line. Devonshire Road lies on the south east of the boundary and comprises two storey terraced housing backing directly onto the site boundary at the rear. The site was formerly Hastings Station Goods Yard and is currently a station public car park, Royal Mail and Network rail car parks and has two warehouse buildings on site. DETAILS OF THE PROPOSAL AND OTHER BACKGROUND INFORMATION The proposal comprises a mixed use development of education, healthcare facilities and residential. The uses are detailed as follows: Education (Use Class D1) The educational building will be occupied by Hastings College of Art and Technology (HCAT) and will comprise 21,120m 2 of gross external floorspace. The new campus will replace the existing facilities at Archery Road and St Saviours Road which are no longer capable of meeting modern requirements and do not comply with Disability Discrimination Act (DDA)/accessibility standards. The existing sites are not capable of expansion as is required to meet educational objectives within the area. The college building will comprise five inter-linked blocks which will be connected by a centrally glazed atrium. The ground floor atrium area will house the reception and college shops (ie hairdressers, travel shop, florists and cafe). The building will be six storeys in height. Residential The residential element will comprise 3 blocks of apartments totalling 103 flats, 30% of which will be affordable and managed by a Registered Social Landlord (RSL). Two blocks will be circular rotunda in design and the third will be set back in a line backing onto the railway line. All three blocks will surround a square of landscaped open space to be enjoyed by the flats. The western most building will contain 15 flats over five storeys, the central block 76 units over 7 storeys and the eastern block 12 units at 4 storeys high. Health Facilities The six storey building occupied by the Primary Care Trust (PCT) will be located on the south western end of the site in front of the station forecourt and will lead through to the town centre (Priory Meadow Shopping Centre). Underground car parking (330 spaces) will be provided beneath the college for use by the college, PCT, and Network Rail customers and employees. Residential parking spaces (103) will be located beneath the residential building with access to both car parks off Devonshire Road. Service access will be via an independent access road between numbers 28 & 30 Devonshire Road. PREVIOUS SITE HISTORY HS/FA/04/968 Demolition of warehouse and workshops. Mixed use redevelopment of ten new buildings comprising education, health, B1 office and retail uses, 102 residential units, public open space, car parking. Resolution to Grant Permission 10 August 2005 subject to a Section 106 Agreement. HS/OA/05/797 Development of Imagination Centre. Refused 25 November 2005. DETAILS OF CONSULTATIONS There have been 9 individual letters of objection, 1 letter of support and 1 petition in response to neighbour consultation, newspaper advertisement and 5 site notices. The Leisure Manager notes that the landscape statement is very general and detailed planting proposals are requested. A contribution towards play facilities in Alexandra Park is requested. East Sussex County Council Highways conclude that the traffic impact of the development would require only minor modifications to local road junctions and therefore not be detrimental to the operational capacity of the highway network. The Hastings Transport Planner requires further details on the Greenway treatment and potential conflict between pedestrians and cyclists. A contribution for the walking to school initiative is also requested as there is no primary school within Castle Ward. The Marketing and Communications Manager states that “a quality development on this sitecan only create a good impression on visitors to the town, and so indirectly benefit the visitor economy”. The Borough Ecologist recommends a condition to cover the safeguarding of protected species whilst development takes place. Network Rail have requested the various conditions be attached to maintain the safety of the operational railway and the public. CABE were consulted but are unable to comment on the proposals. Hastings Greenway objects to the proposed Greenway running through the middle of the site as there is no through route under the South Terrace Bridge. Sussex Police have no major concerns and are satisfied with the route of the Greenway. They would want further negotiations on the provision of CCTV. The Environment Agency have no objections in principle but recommend conditions. East Sussex Fire & Rescue have no objections. Hastings and Rother Urban Design Group object to the proposal because of the proposed ‘road’ to the rear of Devonshire Road, development blocks access to the trackside at South Terrace Bridge for the Greenway and the PCT building blocks views of the Castle from Hastings Station. Southern Water has no objection in principle subject to conditions. English Heritage have some design comments but overall recommend that the case should be determined in accordance with government guidance, development plan policies and with the benefit of conservation and design advice locally. PLANNING CONSIDERATIONS Planning Policy The application site is allocated in the Hastings Local Plan 2004 as follows: 'POLICY TC1 - Hastings Station Yard Land at Hastings Station Yard is allocated for a mixed use development that is likely to include educational, business, residential and retail uses. Planning permission will be granted for this type of scheme provided that the various elements complement each other in a way that contributes towards the vitality and viability of the town centre. The development must include any necessary provision for the upgrading of the station approach and interchange facilities and have regard to any plans for the Greenway.' This policy was drafted prior to the redevelopment of Hastings Station so the comment regarding upgrading is no longer relevant. The Greenway will be discussed further on within this report. Housing policies H1 & H6 allocate the site for a minimum of 80 dwelling with a provision of 25% social rented housing and 5% other affordable housing. As the scheme proposes 103 flats and 30% affordable housing provision, it is considered that the scheme is compliant with these allocations. The developers for the residential element (Gladedale) are currently in discussion with the Council’s preferred RSL partners as to their requirements. The affordable housing provision will be secured by a Section 106 Agreement. Land Use The proposed mixed use scheme of education with ancillary retail, health facilities and residential is compliant with Hastings Local Plan 2004 Policy TC1. Design, Mass & Amenity Impact The principle of major redevelopment on this site, with the scale, bulk and massing of the current scheme, was established when the Members resolved to grant planning permission in 2005. The current scheme comprises a total of 5 individual buildings, varying in height from 4 storeys
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