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17A Silchester Road

Planning application HS/FA/25/00702

17A Silchester Road, St Leonards-on-sea, TN38 0JB

Conditions, certificates and amendments This asks to change the conditions of a permission already granted.

What is proposed

In the council’s words, from its weekly list:

Variation of conditions 2 (approved plans), 4 (obscure-glazing), 5 (drainage), 6 (CEMP), 8 (cycle storage), 9 (bin store), 10 (external lighting) and 12 (privacy film) of Planning Permission HS/FA/24/00133 - Amendments - Removal of terraces to Units B & C, changes to fenestration, reconfiguration of floorplan; and removal of internal mezzanine, to Unit A. Other condition wording affected by those changes to be amended (amended description)

Where it stands

The council’s file ↗

Conditions attached

The decision notice on the council’s file (published Fri 31 Jul 2026) attaches 15 conditions. In the council’s words, each with the reason it gives:

  1. Time limit to start
    The development hereby permitted shall be begun before the expiration of three years from the date of the original consent (HS/FA/24/00133). Original decision notice issued on 03 May 2024.

    Reason: This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990.

  2. Built to the approved plans
    The development hereby permitted shall be carried out in accordance with the following approved plans: 25/623-05A, 25/623-06, 25/623-07B, 25/623-08, 25/623-12, 25/623-13A, 25/623-14A, 25/623-15A, 25/623-16B, 25/623-17

    Reason: For the avoidance of doubt and in the interests of proper planning.

  3. Materials and design details
    The materials to be used in the construction of the external surfaces of the development hereby permitted shall match as closely as possible, in type, colour and texture, those listed in the 'materials' section of the application form unless otherwise agreed in writing with the Local Planning Authority.

    Reason: To ensure a satisfactory visual appearance in the interest of the amenities of the area.

  4. Windows, balconies and privacy
    The windows labelled CW2, CW5, CW6, BW4, and BW5 on the approved elevation drawing (25/623-07B) shall be obscure-glazed with the obscure glass set to be at least the equivalent to Pilkington Texture Glass Level 3, or similar. The obscure glazed windows shall also be permanently fixed shut and non-opening below a height of 1.7 metres (measured from the internal finished floor level). The dwellings hereby approved shall not be occupied until the obscure glass is installed, and once installed, the windows shall be permanently maintained in that condition in perpetuity.

    Reason: In the interests of maintaining neighbouring privacy.

  5. Drainage and flooding
    The development shall be carried out in accordance with the details approved under drawing no. 25/623-14A (foul/storm water drainage layouts) and the dwellings hereby approved shall not be occupied until those works have been completed.

    Reason: To prevent increased risk of flooding.

  6. Construction management
    The construction period must be carried out in accordance with the following documents approved as part of application HS/CD/25/00732: · Construction Management Plan (drawing no. 876-SK199) · Construction Environmental Management Plan (Tower Road (Silchester Mews) Ltd; July 2025) · Site Delivery Management Statement · Site Plan - Construction Management (drawing no. 25/623-15A) · Damage Repair Statement (Highways)

    Reason: To protect the amenity of surrounding occupiers and to safeguard highway safety.

  7. Hours of building work
    With the exception of internal works the building works required to carry out the development allowed by this permission must only be carried out within the following times:- 08.00 - 18.00 Monday to Friday 08.00 - 13.00 on Saturdays No working on Sundays or Public Holidays.

    Reason: To safeguard the amenity of adjoining residents.

  8. Parking, access and cycles
    Prior to the occupation of the approved development, the 2 no. wall-mounted cycle racks per dwelling as shown on the proposed ground floor plan (25/623-05A) and the 2 no. Sheffield stands shown within the application site (red line) on the approved site plan (25/623-16B) shall be installed within the site in accordance with the approved details. Once installed, the cycle parking facilities shall thereafter be retained and maintained in accordance with the approved details for the lifetime of the development.

    Reason: To encourage the use of more sustainable forms of transport.

  9. Bins and recycling
    The development shall not be occupied until 3 no. refuse stores (each capable of holding 2 no. 240 litre wheelie bins) have been provided within the site in accordance with the specification shown on drawing no. 25/623-17, and in the locations within the site plan (drawing no. 25/623-16B). Once installed, the 3 no. bin stores shall be retained hereafter for that sole purpose and maintained in accordance with the approved details for the lifetime of the development.

    Reason: In order to secure a well-planned development.

  10. Lighting
    The external lighting shall be installed in accordance with the approved details as part of the following drawings associated with application HS/CD/25/00732 · Proposed External Lighting - Ground Floor Plan (drawing no. 25/623-09) · Proposed External Lighting - First Floor Plan (drawing no. 25/623-10) The approved external lighting must be retained thereafter for the lifetime of the development. Should alternative external lighting be sought in future, this should be approved in writing by the Local Planning Authority prior to installation.

    Reason: To prevent unreasonable levels of light spillage to the surrounding residential units.

  11. Something else
    The development shall be undertaken wholly in accordance with the details set out in the approved waste minimisation statement.

    Reason: To minimise the amount of construction and demolition waste being disposed of in landfill sites in accordance with the East Sussex County Council Supplementary Planning Document on Construction and Demolition Waste.

  12. How the building or land is used
    Prior to the occupation of the approved development, the windows labelled CW1, CW2 and CW3 on the proposed elevation drawing (25/623-07B) shall be fitted with privacy film up to a height of at least 1.7 metres above the internal finished floor level. Once installed, the privacy film shall be retained in perpetuity.

    Reason: In order to protect the amenity of future occupants.

  13. How the building or land is used
    Unit C shall not be occupied as a dwelling for more than 3 no. persons at any time.

    Reason: To ensure an adequate standard of accommodation for future occupiers, having regard to the minimum bedroom sizes as set out in the Technical Housing Standards - Nationally Described Space Standard (2015).

  14. Drainage and flooding
    Prior to connecting into the existing drainage system, a CCTV drain report should be submitted to and approved by the Local Planning Authority. The CCTV drain survey should give information on the location and condition of the existing drainage system up to its outfall. The applicant should carry out any required improvements and clearance to the drainage system prior to connecting to this system and maintain it in this condition in perpetuity.

    Reason: To prevent an increase in flood risk.

  15. How the building or land is used
    Prior to the first occupation of the development hereby permitted, the false window labelled AW6 on drawing no. 25/623-07B shall be installed and thereafter retained as such for the lifetime of the development, unless otherwise agreed in writing by the Local Planning Authority.

    Reason: In the interests of visual amenity.

We copy the numbered conditions and their reasons and nothing else from the notice; its notes to the applicant are on the file. The label on each is ours, by rules on the council’s wording. The conditions the council attaches, by kind of application

Conservation and heritage on this street

Measured along the street’s line against the council’s boundaries. Whether a particular building is inside depends on where the boundary runs: each area’s page on the council’s site has its map. All 18 conservation areas

The council’s Article 4 direction on houses in multiple occupation covers the whole town (in force since 2 July 2012): turning a house into a shared house for three to six people needs planning permission. The council’s page ↗

1 listed building is on or beside Silchester Road: the street’s page lists it.

Conservation areas, Article 4 directions and tree preservation orders: Hastings Borough Council, Open Government Licence v3.0. Street lines © OpenStreetMap contributors. Listed buildings: © Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026.

Flood zones, the coast and protected nature on this street

We place an application by the street in its address, so these say where Silchester Road runs, not where the site’s boundary is. The application’s own documents on the council’s file show the site.

Flood zones

None of Silchester Road’s line is in Flood Zone 2 or 3 on the Environment Agency’s flood map for planning. In the Agency’s words: “This means a site in flood zone 1 could still flood now or in the future.”

A street’s line is not an address. For a particular address, use the Environment Agency’s Check your long term flood risk ↗; for a planning site, its Flood map for planning ↗. Flood warnings in force now are on Live now.

Protected nature

No Site of Special Scientific Interest, Special Area of Conservation, Local Nature Reserve, ancient woodland or country park is within about 100 m of Silchester Road’s line, and it is outside the High Weald National Landscape. Protected nature in Hastings

Flood zones: © Environment Agency copyright and/or database right 2025. Open Government Licence v3.0. Fetched 2026-10-12.

Coastal erosion and the Shoreline Management Plan: © Environment Agency copyright and/or database right 2025. © Environment Agency copyright and/or database right 2015. Open Government Licence v3.0. Fetched 2026-10-12.

Protected sites: © Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026. Open Government Licence v3.0. Fetched 2026-10-12.

Street lines © OpenStreetMap contributors.

Comments on the application

The council’s file counts no comments from the public (as it stood on Wed 14 Oct 2026).

Who the council consulted

The bodies and officers the file lists as consulted, with the day each was asked.

Consultee responses on the file

Responses filed as consultee comments, named as the file names them, with the day each was published. What they say is in each document on the council’s file.

Is a comment public?

The council’s page on commenting says: “All comments will be made available to view online and will be treated in accordance with our privacy policy. Comments will be redacted where they contain personal information or are inappropriate in their content.” It also says: “Please note that we do not accept anonymous comments.” Commenting on an application, on the council’s site ↗ (read 13 October 2026).

We count the comments on the council’s file. We never copy a commenter’s name, address or words, and we don’t list who objected: that is on the file.

If you think work doesn’t match what was approved

The council’s planning enforcement team looks into building work or a use that may not have permission, or may not follow the approved plans or conditions. Its page explains how to report it and which cases it deals with first: planning enforcement on the council’s site ↗

Our planning record starts on 21 April 2026, from the council’s weekly lists of new and decided applications. We list the site, the proposal, the dates, the decision, the comment counts and a permission’s conditions. We never copy a commenter’s or an individual applicant’s details; an applicant is named only when it is an organisation we can match exactly to a council, a registered charity or a company on Companies House. Planning is decided by the council, not by us.