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RPS Ref: AS/JLJ0917 Date: 26th October 2009 COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of RPS

PLANNING STATEMENT IN SUPPORT OF AN APPLICATION FOR APPROVAL OF RESERVED MATTERS FOLLOWING OUTLINE APPROVAL FOR A 48-BED

RESIDENTIAL CARE UNIT

ON BEHALF OF RYHURST LIMITED AND THE DIRECTOR OF ADULT SOCIAL CARE, EAST SUSSEX COUNTY COUNCIL

THE AGE WELL SITE, THE RIDGE WEST,

ST. LEONARDS ON SEA, HASTINGS, EAST SUSSEX

CONTENTS

Page No

SECTION 1: INTRODUCTION 1

SECTION 2: FACTUAL BACKGROUND 5

SECTION 3: THE PROPOSED DEVELOPMENT 9

SECTION 4: PLANNING CONSIDERATIONS 12

SECTION 5: CONCLUSIONS 23

SECTION 1: INTRODUCTION

1.1 RPS Planning and Development Ltd is instructed as planning consultants on behalf

of Ryhurst Limited and the Director of Adult Social Care at East Sussex County

Council to submit a planning application for reserved matters approval to East

Sussex County Council for a 48-bed residential care unit with day therapy suite at the

‘Age Well site’ at The Ridge West, St. Leonards on Sea, Hastings, East Sussex.

1.2 The reserved matters application is submitted pursuant to the grant of outline

planning permission for a 48-bed residential care unit on the site on 14th December

2006 (County Council application reference HS/2504/CC; Hastings Borough Council

application reference HS/06/536). Only the principle of development was established

by the outline permission – full details including siting, scale, appearance, access and

landscaping were reserved for future approval.

a) The Age Well Project

1.3 The development is proposed as part of the ‘Age Well East Sussex’ Project which

aims to improve care for older people by developing a range of services and

supporting more people in their own homes. The project reflects the high priorities of

East Sussex County Council to achieve the following objectives:

• To recognise the priorities expressed by older people, their carers and members

of local communities and to maximise social inclusion and wellbeing;

• To secure superior buildings designed with flexibility to accommodate changes in

requirements for high quality respite and specialist provision. To do this through a

project which retains potential for an expansion of partnership developments;

• To address commissioning requirements in a way which will positively influence

market forces, will respond to current and future demand and will achieve

equitable access across the county including those older people with mental

health facilities; and

• To permit the delivery of re-provided and new resources to promote

independence, improve the outcomes for and the quality of life of older people

living in the community and avoid hospital admissions and reduce delayed

transfers of care.

1.4 The Age Well Project was set up following a full consultation and review of County

Council residential homes for older people. Four new buildings are proposed in

different parts of the County in Hastings, Ringmer, Uckfield and Westfield. They are

being designed to support a range of specialist residential, residential with nursing

care, respite and day services in buildings which will have added features to promote

social inclusion, contribute to the local communities and enhance the local

environment.

1.5 Two existing residential care homes on Harvard Road in Ringmer and Mount Denys

and Pinehill in Hastings will be replaced with new developments. Two brand new

facilities are further proposed at Uckfield and Westfield. The developments are being

brought forward as part of a £39m PFI project which has been approved in principle

by the Department of Health. Data in relation to the increasing numbers of elderly

population and forecast additional placements required over the life of the Age Well

project indicated sufficient demand for the County Council to undertake the Project

with confidence. Each building will accommodate between 44 and 48 residents.

1.6 A consortium led by Ryhurst Limited (part of the Rydon Group) has recently been

confirmed as the County Council’s preferred partner and contractor and has been

awarded a 25 year contract to design, build and maintain the four buildings. Work will

begin on the Hastings site in early Summer 2010 and the facility should be

operational by Autumn 2011.

b) Documents submitted with the application

1.7 The reserved matters application is supported by a number of documents and plans

that are referred to throughout this report. The list of documents comprising the

application has been agreed in advance with planning officers at East Sussex County

Council and includes the following:

- Completed planning application form for the approval of reserved matters

following outline approval

Application plans submitted for approval including:

Drawing no. 2440_SK_450 Rev B Site Location Plan

Drawing no. 2440_SK_400 Proposed Site Plan

Drawing no. 2440_SK_401 Proposed Ground Floor Plan (Residential Care Unit)

Drawing no. 2440_SK_402 Proposed Ground Floor Plan (Day Therapy Unit)

Drawing no. 2440_SK_403 Proposed Lower Ground Floor Plan

(Residential Care Unit)

Drawing no. 2440_SK_405 Proposed Roof Plan

Drawing no. 2440_SK_410 Proposed East and South Elevations

Drawing no. 2440_SK_411 Proposed North and West Elevations

Drawing no. 2440_SK_412 Proposed Part Elevation

Drawing no. 2440_SK_420 Proposed Sections

Drawing no. BN-120/02 Rev B Landscaping Plan

- Reports supporting the application including:

Planning Statement by RPS Planning and Development Ltd (October 2009)

Design and Access Statement by Murphy Phillips Architects (October 2009)

Transport Statement by RPS Transport (October 2009)

Extended Phase 1 Habitat Survey by Middlemarch (November 2008)

Protected Species Survey by Middlemarch (May 2009)

Geo-Environmental and Geo-Technical Assessment by Tweedie Evans Consulting

c) Pre-application consultation and identification of main planning considerations

1.8 The scheme forming part of this planning application has been scrutinised by officers

at the County Council including planning and transport officers plus members of the

Age Well Project Management Team in the Adult Social Care Department of East

Sussex County Council. The scheme has been revised during the course of this

process to reflect officer advice. In addition, the Age Well Project has been planned

in discussion with health, housing and voluntary organisations to ensure that the new

services will fit more neatly with other related services.

1.9 A document has been prepared by the Age Well Project Team to outline the level of

public consultation carried out in respect of the Hastings project. This includes details

of the specific formal consultation exercise that was undertaken across the county

where views were invited on the proposals and the approach to planning and design.

This note is re-provided in the Design and Access Statement which supports this

application. The consultation to date has supported provision of a dedicated unit on

the premises.

1.10 Prior to submission of this planning application, a meeting was held with David

Vickers, Principal Planner, East Sussex County Council to agree the documents to

comprise the reserved matters planning application and the main issues associated

with the proposed development.

1.11 This statement sets out the factual background to the proposed development in

Section 2 before describing the proposed development in Section 3. The

development is assessed alongside the relevant planning policy objectives in Section

4 and conclusions are provided in Section 5.

SECTION 2: FACTUAL BACKGROUND

a) The Site

2.1 The application site is located on the southern side of The Ridge West to the east of

Queensway in the Baldslow area of St. Leonards on Sea. It is approximately 2 miles

east of Crowhurst train station on the northern boundary of the built-up area of

Hastings. The site is 0.92 hectares in size. Beauport Park and a caravan park are

located to the north of the site which is within the High Weald Area of Outstanding

Natural Beauty. Beauport Gardens, a residential cul-de-sac is located to the west. An

established industrial area is located off Junction Road/Whitworth Road to the east.

2.2 The site falls steeply north-south from The Ridge West and is currently used as a

field for grazing horses. There is little built development around the site itself. The

southern boundary of the site is marked by a public footpath which is outside of the

application site. To the south of this path is a Site of Nature Conservation Importance

and land allocated for industrial use. Immediately at the eastern boundary of the site

is an area of preserved woodland. A strip of land close to the western boundary of

the site (to the east of Queensway) is identified as a wildlife corridor which is heavily

treed. Trees also align part of the northern boundary of the site where there are also

hedges and scrub.

2.3 The site is not located in an area known to be at risk of flooding and it is located

outside of an area of archaeological interest.

2.4 Views across the site are quite extensive and views of the English Channel can be

accessed.

2.5 The site is part of a larger site owned by East County Council.

b) Background and relevant planning history

2.6 Prior to the grant of outline planning permission, there was no planning history

associated with the site.

2.7 Outline planning permission was granted on 14th December 2006 for a 48-bed

residential unit with day therapy suite, outreach and consulting rooms on the site

(County Council application reference HS/2504/CC; Hastings Borough Council

application reference HS/06/536). The permission was granted subject to a Section

106 Unilateral Undertaking to secure a Local Sustainable Accessibility Improvement

Contribution.

2.8 The principle of development only was approved at outline stage with all matters

relating to access, layout, landscaping and external appearance reserved for future

consideration. Indicative drawings were submitted with the outline application to show

how access to the site might be achieved and how a building could be arranged on

the sloping site. These plans were not formally approved as part of the outline

permission. Access was shown from The Ridge West to the north-east corner of the

site with a building arranged over three floors and sited down-slope away from the

boundary with The Ridge West. Vehicle parking was also shown together with

facilities for ambulance and emergency services.

c) Policy and Site Designation

2.9 Section 38(6) of the Planning and Compulsory Purchase Act 2004 confirms that

proposals should accord with the Development Plan unless material considerations

dictate otherwise.

2.10 The statutory Development Plan in this case comprises The South East Plan – the

Regional Spatial Strategy for the South East of England (May 2009) and the policies

in the adopted Hastings Local Plan 2004 which have been saved until such time that

documents comprising the Hastings Local Development Framework (LDF) are

approved.

2.11 Under new planning legislation, the Borough Local Plan has to be replaced by a

Local Development Framework (LDF). Preparation has started on some of the

different components which will form the LDF and eventually replace the policies in

the Local Plan. The Hastings Local Development Scheme was approved on 30th

March 2009. The Statement of Community Involvement was adopted in June 2006.

Progress has also been made in starting the production of the Core Strategy with the

Preferred Approaches Document being published in May 2008.

2.12 Paragraph 5.16 of the South East Plan 2009 recognises the tendency for elderly

people to live longer and to be healthier and that this will present challenges for

housing provision, health and social support. It further recognises that the complexity

associated with changing lifestyle and housing aspirations, and the Government’s

desire to provide greater housing choice for older people, means that there will be a

need for a variety of housing options to be made available, including support for older

people living independent lives in their own homes, sheltered housing and extra care

housing. Whilst the Plan recognises that ‘staying put’ is the preferred option for many

older people, it similar recognizes that a significant number will benefit from sheltered

or extra care housing if they are to maintain an independent lifestyle as this type of

housing offers choice, frees up under-occupied family sized homes and offers an

improved quality of life including improved mental and physical well-being of older

people. Consequently Policy CC5 Supporting an Ageing Population states that:

“….local authorities and public agencies should pay particular regard in local development frameworks and other programmes to assessing and planning for the social needs that will arise. Policies and programmes should particularly address the following issues:

i. the need to adapt the existing housing stock, make provision in new housing developments and sheltered and extra care housing to support older people living independent lives in their own homes (National Strategy for Housing in an Ageing Society)

ii. the provision of reasonable access to services, through the provision of public transport and the extension of communications and information technology

iii. the provision of leisure, recreational and community facilities (including greenspace) that help older people maintain active and healthy lifestyles

iv. facilitating access to training and development opportunities that support available employment for the workforce beyond the existing retirement age.”

2.13 The application site is not allocated for any particular purpose on the adopted

Hastings Local Plan 2004 Proposals Map. It is located within the built-up area. The

site itself is not constrained by other designations but is surrounded by land which

does enjoy a variety of designations including preserved woodland to the east; the

High Weald Area of Outstanding Natural Beauty to the north and a wildlife corridor to

the west. Established industrial development is located to the south as is a Site of

Nature Conservation Importance. The Ridge West is identified as a principal

distributor road.

SECTION 3: THE PROPOSED DEVELOPMENT

3.1 The works required to complete the development are in the large part contained

within the application site as approved by the outline planning permission. Works to

create the new access into the site from The Ridge West and to achieve necessary

visibility splays fall outside of the red-line boundary on existing adopted highways

land. An agreement will therefore need to be completed between the developer and

the County Council under Section 278 of the Highways Act.

3.2 The proposal is to erect a brand new care home to replace existing facilities provided

from Mt. Denys and Pinehill which are located further east along The Ridge West.

3.3 The development comprises a 48-bedroom residential care unit with ensuite facilities

arranged in four clusters of twelve rooms and a day care unit consisting of day space,

activity rooms, cooking and bathing and personal facilities. The residential care unit

will include shared foyer and living space for community activity and direct access to

garden space; outreach care space for clinical staff, kitchens and FM support space.

Each cluster of bedrooms will include kitchen facilities for the resident’s use; day

space; a dining room; assisted washing facilities and a quiet room.

3.4 Vehicular and pedestrian access to the site is proposed off The Ridge West in the

north-eastern part of the site as anticipated at outline planning stage. The two-lane

access road sweeps down into the site and curves to provide access to a dedicated

17-space car park immediately to the south of The Ridge West. A sub-station is also

located in this car park. The internal circulation road also provides access to a

second, smaller parking area opposite the main car park immediately to the front of

the main entrance to the residential unit. This area is to be laid out as a paved

courtyard where provision is made for 4no. additional disabled parking bays and a

drop-off/minibus parking bay opposite the main entrance. Finally, the main access

road continues to provide discreet access to a dedicated staff and services access

and ambulance/service vehicle parking area located further down the slope. The

access road has been purposefully designed to ensure that access can be provided

to the undeveloped land immediately to the west of the site should this be promoted

for development in the future.

3.5 The gross external area of the development is approximately 3,330m² laid out over

two floors on a plan form that reflects an inverted ‘Y’ with three wings feeding from

the main entrance area. The proposed layout for the development is shown on

drawing no. 2440_SK_400 Site Plan. The building is located away from the boundary

with The Ridge West and the wooded area on the eastern boundary as previously

anticipated at the outline planning stage. This will enable the development to be sited

down the slope so as to shield views of the built form from the highway, but also

harness maximum views of the English Channel to the south. Siting the building in

the southern part of the site and within the slope results in access to the building

being provided on a floor above the residential floor (which is provided at lower

ground level).

3.6 The design of the facility is based on the cluster concept which has been developed

for the Age Well project. The main hub of each cluster has a view out onto a

community garden or across to sea. A central garden is located to the front of the site

with two additional courtyards provided within the residential care unit wing which is

located at the bottom of the site. The Day Therapy Unit is provided in a separate

single storey wing located more centrally within the site. Direct access to a secure

‘day therapy garden’ and a landscaped terrace area can be gained from the Day

Therapy Unit.

3.7 A dedicated battery car unit and cycle store is provided for residents, visitors and

staff in a room located opposite the drop-off area at the main entrance. This room

and the main entrance are covered by a canopy as is the staff/service entrance.

3.8 The internal layout for the ground floor is shown on drawing nos. 2440_SK_401 and

402. Upon entrance to the facility via the single main entrance, a

entrance/refreshment/reception area is provided which then provides direct access to

all parts of the building. Aside from the Day Therapy Unit, 24no. bedrooms are

provided at ground floor level split into two clusters of 12no. rooms which comprises

the residential element of the development. Each cluster contains a kitchenette, day

room, dining room, assisted bathroom and quiet lounge. Additionally, staff, meeting,

treatment and interview rooms are provided at ground floor level. The laundry room

and store areas are also located on this level with a separate access out onto service

area. A guest bedroom is also provided on the ground floor.

3.9 Stair and lift access is provided to the lower ground floor from the main reception

area which is shown in drawing no. 2440_SK_403. The lower ground floor replicates

the bedroom arrangement at ground floor level with a further 24no. bedrooms being

provided in two clusters of 12no. bedrooms with the communal facilities. Staff areas

and the main kitchen are also provided on this floor in addition to the plant room and

the bin/recycling store. Access to the central garden is provided from the main

circulation core. Access to the courtyard gardens is provided from the cluster

circulation areas.

3.10 Drawing nos. 2440_SK_410 and 411 show the proposed design treatment for the

new building. The building will be finished in mostly brickwork with some timber

boarding added as a feature. Different brick and timber boarding types will be used to

introduce variety to the finished elevations. Concrete tiles will be used on the roof.

3.11 A Landscaping Plan is submitted with the application drawing no. BN-120/02 Rev B

to show the proposed hard and soft landscaping finishes. The landscape design aims

to merge the built form into the naturally rolling landscape of the site whilst providing

a range of different spaces that will cater for the residents’ needs. To provide interest

and variety the project uses different materials, planting types, pathways and seating

patterns to provide stimulating and practical areas to address either the therapeutic

needs of residents or for simple day to day enjoyment.

3.12 The Landscape Plan shows the trees and hedges to be retained on the site and

those that will need to be removed to enable the development. Trees will need to be

removed to allow the new access to be created. A new native hedgerow will be

planted to define the southern, western and part of the northern boundaries of the

site. The existing fence on the eastern boundary will be replaced. Roadways and

footpaths comprising the main circulation route will be finished in tarmac. The car

parking areas will be treated in a variety of paving to distinguish between parking

bays and circulation routes. A detailed Landscape Management Plan will be

submitted in due course.

SECTION 4: PLANNING CONSIDERATIONS

4.1 This application for approval of the reserved matters is made to the County Council

pursuant to the grant of outline planning permission and in accordance with

Conditions 1 and 2 of that consent. The application seeks approval of the details of

the layout including siting, scale, appearance, access including car and cycle parking

and landscaping (including wildlife mitigation) which are defined as the ‘reserved

matters’ in Condition 2 of the outline permission. No further matters are reserved for

future consideration. No additional information is submitted with this application to

discharge planning conditions imposed under the outline permission.

4.2 The principle of developing the site for a 48-bed residential care unit is established by

the outline planning consent. Consequently, matters relating to whether this particular

site is suitable for development comprising a residential care unit of this size are not

up for consideration at this stage.

4.3 Although plans were submitted with the outline application they were merely

indicative to show how the site could be developed. This application shows a

development which is similar in the approach taken at outline stage namely:

- Access from The Ridge West to the north east corner of the site at a point as far

from the junction with Queensway as possible is accepted in principle in its

design, layout and visibility to the east and west

- A building arranged over three floors sited down the slope and away from the

boundary with The Ridge West

4.4 Similarly, there were certain issues that were resolved at outline application stage as

part of the general officer consideration of the principle of allowing a 48-bed

residential care unit development on this site. They are as follows:

- The site will not present a significant flood risk resulting from surface water run-off

subject to an appropriate scheme for the provision of surface water drainage

- No sites of archaeological interest exist at or in the vicinity of the site

The development is unlikely to generate a significant increase in traffic

movements and in particular is unlikely to generate a material increase during

peak periods along The Ridge West (assuming 100 daily trips to and from the

site)

- The impact of the proposal on residential amenity will be negligible as the site is

relatively isolated with the nearest residential development located some 150m

away

- If the building were to be arranged on three floors with the lowest two floors below

the level of The Ridge West and the majority of the building arranged on an east-

west axis following the contours of the site, it would be considered that the very

important views across to the Channel from The Ridge West would not be

obstructed nor the visual quality of the surrounding area be harmed

- Granting planning permission for the residential care home will not compromise

the Local Plan allocations for industrial use on the adjacent site or land to the

west for other uses

- The building can be accommodated on the site without conflicting with the area of

preserved woodland immediately adjoining the site to the east

- The site is not identified as having any particular wildlife or ecological interest and

has been considered suitable for development

4.5 Consequently, the issues for the Council to consider in determining the reserved

matters planning application are as follows:

- Building and landscape design considerations

- Traffic, means of access, parking and highways

- Impact on special landscape designations and biodiversity

- Sustainable development design for energy efficiency and renewable energy

- Contaminated land

- Protection of views across the site from The Ridge West towards the English Channel (Condition 6 of the outline permission)

4.6 The Development Plan policies of relevance to this decision are considered to be the

following:

The South East Plan 2009

Sustainable Design and Construction Policy CC4

Sustainable communities and character of the Policy CC6 environment

Parking Policy T4

Conservation and Improvement of Biodiversity Policy NRM5

Woodlands Policy NRM7

Development design for energy efficiency and Policy NRM11 renewable energy

Adopted Hastings Local Plan 2005

Development Form Policy DG1

Access and Parking Policy DG2

High or Visually Prominent Buildings Policy DG7

Protection of Views Policy DG8

Energy Efficient Developments Policy DG24

Contaminated Land Policy DG34

Landscape Character Policy L1

High Weald Area of Outstanding Natural Beauty Policy L2

General Planning Requirements Policy NC8

Preserved Woodland Policy NC11

Cycle Facilities in New Developments Policy TR5

Accessibility Policy TR7

Development Infrastructure Policy TR9

4.7 The advice contained within national planning policy statements PPS1 (2007) and

PPG13 (2001) is also relevant.

a) Building and landscape design considerations

4.8 The relevant policy in the adopted Hastings Borough Plan 2004 is Policy DG1

Development Form. This policy requires development to be sympathetic with the

appearance and character of the area and suitable in scale, massing, design,

appearance, materials, layout and siting both in itself and in relation to nearby

buildings. It also requires respect to be had to site levels and characteristics and the

inclusion of good quality hard and soft landscaping including the retention of trees

and other features of importance.

4.9 A Design and Access Statement is submitted with the application to explain the

design philosophies behind the proposed development. In designing the

development, very special regard has been had to the indicative design considered at

the outline application stage and the design recommendations to have emerged from

officers at that time. The proposed layout is reflective of the indicative design. The

design has also been the subject of considerable scrutiny during the latter stages of

the bid process where frequent meetings were held with officers to develop the final

scheme.

4.10 As shown on the indicative plans submitted with the outline application, the scheme

put forward in this application proposes access from The Ridge West in the north

east corner of the site. It also assumes that the majority of the building will be located

on an east-west axis to follow the contours of the site and down-slope away from the

boundary with The Ridge West. It also locates the building away from the preserved

woodland area to the east of the site to minimise any impacts on trees at that

location. In terms of the general layout, the scheme is therefore deemed to be

acceptable.

4.11 In terms of scale and massing, the indicative outline scheme assumed a building

arranged over three floors sited down the slope. At two-storeys, the final scheme

presented in this application adopts a very human and domestic scale and massing.

The separation of space into clusters and introduction of internal courtyard areas and

garden spaces helps to break-up the footprint thereby achieving an acceptable

density of development in the lower part of the site. The use of differing materials

which responds to the different cluster areas also helps to break-up the massing of

the new building. The building has been designed to fit into the natural contours of

the site and at split levels, further achieves the aim of reducing the perceived mass.

4.12 The theme for the external treatment of the new building is to adopt a domestic feel

whilst also achieving easy recognition that the building is a civil facility. The materials

that have been chosen reflect a modern interpretation of the historic materials used in

the area and include mainly brick and timber. The timber also allows the building to

integrate well within the surrounding area and its wooded character. In this sense the

design is considered to be acceptable.

4.13 The means of access to serve the site has been the subject of considerable

discussion between the Applicants and the County Council’s highways officers in

terms of achieving a safe access on the steep site. The resultant access point off The

Ridge West has been agreed and achieves adequate visibility splays to enable safe

access and egress to the public highway. The internal road provides logical and clear

access to the main entrance to the site and the parking areas. The dedicated service

access to the rear of the development ensures that there is no conflict with vehicle

and pedestrian users at the site.

4.14 The development has been especially designed to integrate with the rural feel for the

site, given its relative isolation from other built development. A key objective of the

design process was to ensure that as many of the existing landscaping features were

retained so as to sustain the characteristics of the site. At the boundaries especially,

the development manages to retain the majority of the tree cover and especially on

the eastern boundary were trees within the preserved woodland are untouched.

Policy NC11 requires the building to be located more than 20m from the area of

preserved woodland. Whilst this distance is not always achieved, it is clear that the

development does not harm the adjacent woodland also in accordance with Policy

NRM 7 of the South East Plan.

4.15 The Landscaping Plan reveals how the proposed hard and soft treatments will result

in a pleasant environment for the residents which is organic in its feel. Native plant

species are preferred for the new planting proposed. The mixture of open terraces

and lawns in the courtyard areas also provides for a varied finish to the external

areas.

4.16 Security has been a key consideration in the design for the development. Wherever

possible, garden areas are private. Full details of the proposed external lighting

scheme will be submitted in due course to explain how security will be enhanced.

The layout is also presented in a legible form to ensure personal and general safety

and security.

4.17 The development is unlikely to have any adverse impact on adjoining land users or

their amenity given the site’s relative isolation. Locating the building at the lowest part

of the site means that site is somewhat screened from the main road and especially

from the closest residential area in Beauport Gardens.

4.18 In all respects, the proposal is deemed to acceptable in design terms and is

sympathetic to the character and appearance of the area. For these reasons, it is

considered to generally accord with the design policies of the adopted Local Plan.

b) Traffic, means of access and parking provision

4.19 Policy DG2 of the adopted Local Plan requires development to comply with the

relevant Council and other appropriate standards for servicing, ingress/egress and

visibility. It also requires development to limit car parking provision to meeting those

access demands not capable of being met by other means taking account of local

public transport and pedestrian and cycle access and for appropriate provision to be

made for necessary sustainable improvements to the transport network including

through provision of a green transport plan. Appropriate provision for the access

needs of disabled people is also required.

4.20 The application is supported by a Transport Statement which considers the

acceptability of the proposal in terms of its likely impact on the local highways

network and the means of access to serve the site plus parking provision.

4.21 As discussed is section a) above, the means of access to serve the site and the

associated standards to be achieved has been the subject of considerable discussion

with the Council’s highways officers and is accepted in principle. A total of 21no.

parking spaces is provided at the site including 4no. disabled parking bays. This level

of provision is considered acceptable when measured against the adopted County

Council parking standards for residential care units. Covered and secure cycle

parking provision is allowed for in the development in addition to an area for the

storage of battery operated mobility vehicles.

4.22 In the context of its setting, the site is considered to be accessible to visitors and staff

by other transport modes aside from the private car. Nevertheless, the Applicant is

committed to preparing a Travel Plan in conjunction with the facility operators to

encourage more travel by alternative means. A framework for the Travel Plan is

included within the Transport Statement. Additionally, a Section 106 Unilateral

Undertaking was secured as part of the outline permission for a contribution towards

the County Council’s Local Sustainable Accessibility Improvement initiative. This

contribution will be paid upon implementation of the development.

4.23 The proposal will result in an increase in the number of vehicular trips. However the

net increase is not considered significant or likely to cause detriment to users of the

highway. The Travel Plan will help to reduce the number of single occupancy car

trips. In any case, no highways objections were raised at the outline stage relating to

the principle of providing this sized facility on this site.

4.24 Given the nature of the proposed development and its intended users, a central

theme in the overall design has been to ensure that the scheme is fully accessible to

the disabled both externally and internally. Full details are provided in the Design and

Access Statement submitted with the application.

4.25 The development is therefore considered to generally accord with the requirements

of Policy T4 of the South East Plan and Policies DG2, TR5, TR7 and TR9 of the

adopted Local Plan.

c) Impact on special landscape designations and biodiversity 4.26 The site is not located within a special landscape designation although it is located to

the south of the High Weald Area of Outstanding Natural Beauty and to the north of a

Site of Nature Conservation Importance.

4.27 As discussed in Section a) above it is considered that the development has been

adequately designed to respect the distinct landscaping setting of the site and that it

would not have and adverse affect on the Area of Outstanding Natural Beauty due to

the sensitive location for the new building and the appropriate design approach. The

development is therefore considered to accord with Policies L1 and L2 of the adopted

Local Plan.

4.28 At the time of considering the outline application, there was some comment made

about the impact of any development on this site on ecology. Indeed Condition 2 of

the outline consent requires details of wildlife mitigation to be submitted as part of the

reserved matters approval. Policy NC8 of the adopted Local Plan also requires the

development proposals to demonstrate minimised damage to wildlife and habitats. To

this end, the application is supported by an Extended Phase 1 Habitat Survey and a

Protected Species Survey.

4.29 The Phase 1 Habitat Survey made recommendations relating to the need for

additional survey work regarding protected species. The Protected Species Survey

provides details of the additional badger, bat, great crested newt and reptile surveys

that were carried out. The report concludes that:

Badgers – no evidence of badger activity was found on the site during the survey.

However an inactive sett was identified in the south-west corner of the site.

Consequently, and although the sett does not show any signs of present use, a

badger activity survey will be completed to identify if the sett is being used.

Bats – no suitable roosting locations were present on site or immediately adjacent to

the site. The woodland features around the edges of the site provided suitable

commuting and foraging areas for bats.

Great Crested Newt (GCN) – habitat on site was considered suitable for GCN. There

is a recommendation for access to be obtained to two ponds within 500m of the site

and a habitat assessment completed (as no access could be obtained at the time of

the original survey).

Reptile – there was no evidence of this species found within the survey area

4.30 In conclusion, the Applicants are committed to carrying out the further badger and

GCN surveys recommended and have included these as part of their delivery

programme. The reports do not identify any significant obstacles of an ecological

nature that could prevent development from taking place on this site. Consequently

the development is deemed to generally accord with the requirements of Policy

NRM5 of the South East Plan and Policy NC8 of the adopted Local Plan.

d) Sustainable development design for energy efficiency and renewable energy

4.31 Policy CC4 of the South East Plan requires the design and construction of all new

development to be expected to adopt and incorporate sustainable construction

standards and techniques for example by securing high standards of sustainable

development in aspects such as energy, water efficiency and biodiversity gain;

increasing the use of natural lighting, heat and ventilation and securing a reduction

and increased recycling of construction and demolition waste and the procurement of

low impact materials. This policy requirement is mirrored in Policy DG24 of the

adopted Local Plan which states that development should be energy efficient in terms

of its site layout and building design.

4.32 Policy NRM11 of the South East Plan 2009 concerns energy efficiency and

renewable energy. It states that new developments of more than 10 dwellings or

1000m² of non-residential floorspace should secure at least 10% of their energy from

decentralised and renewable or low-carbon sources unless, having regard to the type

of development involved and its design, this is not feasible or viable.

4.33 The Applicant has considered the requirements of these policies in designing the

proposed development. The facility has been designed to meet the new Part L

Building Regulations and is required to achieve a BREEAM ‘excellent’ rating –

thereby demonstrating that the highest levels of sustainable design and construction

will be achieved. The materials in particular have been selected to support a high

quality life cycle maintenance programme.

4.34 A preliminary investigation has been carried out into the potential for the site to

achieve the requirement for 10% energy provision from decentralised and renewable

or low-carbon sources. It is considered likely that this target can be achieved through

the use of CHP plant and solar panels to heat hot water. Full details will be provided

once the detailed design for this scheme has been developed.

e) Contaminated land 4.35 Policy DG34 of the adopted Local Plan requires developers to carry out site

investigations of potential hazards and propose necessary remedial measures

required to deal with the hazard where an application is submitted on a site with

known or suspected contamination. The Applicant has commissioned a Geo-

Environmental and Geotechnical Assessment which is submitted with this

application.

4.36 The report considers the site to be of low to moderate environmental sensitivity due

to the underlying ground materials being classified as a minor aquifer. No specific risk

management or remedial measures are considered necessary at the site. However it

has been recommended that further ground gas monitoring is undertaken at the site

to fully clarify ground gas conditions at the site. This will be completed in due course

and details can be provided.

f) Protection of views across the site from The Ridge West towards the English Channel

4.37 Condition 6 of the outline planning permission requires the development of the

proposal to be located in a position and undertaken in a manner which retains the

open public vista across the site from The Ridge West towards the English Channel.

This condition was applied to ensure that the development accorded with Polices

DG7 and DG8 of the adopted Local Plan which seek to ensure that key views are

protected and that visually prominent buildings will not be visually harmful.

4.38 The outline planning application included indicative designs showing a building

arranged on three floors with the lowest two floors below the level of The Ridge West

and the majority of the building arranged on an east-west axis following the contours

of the site. The officer’s report stated that if a detailed proposal were to proceed in

this way that it would be considered that important views across to the Channel from

The Ridge West would not be obstructed nor would the visual quality of the

surrounding area be harmed. The detailed designs submitted with this application

reflect the design parameters considered acceptable at the outline application. It not

only protects general views from The Ridge West of Hastings and St. Leonards to the

south-east and beyond to the Channel but will equally allow residents to fully enjoy

these views. It is therefore considered that the proposals accord with the

requirements of Condition 6 of the outline consent and the policies in the adopted

Local Plan.

SECTION 5: CONCLUSIONS

5.1 This application for the approval of reserved matters further to the grant of outline

planning permission is submitted to East Sussex County Council on behalf of Ryhurst

Limited (further on behalf of the Director of Adult Social Care at East Sussex County

Council). The proposal is for a 48-bed residential care unit with day therapy suite at

The Ridge West, St. Leonards on Sea, Hastings, East Sussex. The development is

proposed as part of the East Sussex Age Well Project. The new facility will replace

existing facilities provided from Mt. Denys and Pinehill.

5.2 The reserved matters application is submitted pursuant to the grant of outline

planning permission for a 48-bed residential care unit which was granted on 14th

December 2006 (County Council application reference HS/2504/CC; Hastings

Borough Council application reference HS/06/536). Only the principle of development

was established by the outline permission – full details have therefore been

submitted in relation to the siting, scale, appearance, access and landscaping

(including wildlife mitigation) as required by Condition 2 of that consent.

5.3 The application is submitted following considerable discussion with the County

Council’s Age Well Project Team which has included planning and transport officers.

The design has been developed with the benefit of their advice and the proposals are

supported in principle.

5.4 The proposed development has been considered against the relevant planning

policies contained within the Development Plan and has been found to be generally

in accordance. Therefore, and in accordance with Section 38(6) of the Planning and

Compulsory Purchase Act 2004, planning permission should be duly granted.