Agenda item - BH2013/00245 - Land Adjoining 10 New England Road and rear of 53 New England Street, Brighton - Full Planning Permission

Temporary change of use of land for 5 years from scrap metal yard to residential and the erection of 36 containers in one block of 5 containers in height and one block of 3 containers in height for use as individual dwelling units.

RECOMMENDATION – GRANT

Temporary change of use of land for 5 years from scrap metal yard to residential and the erection of 36 containers in one block of 5 containers in height and one block of 3 containers in height for use as individual dwelling units.

(1)                   It was noted that this application had formed the subject of a site visit prior to the meeting.

Presentation from Officer(s)

(2)                   The Senior Planning Officer, Guy Everest, introduced the application and gave a presentation by reference to plans, photographs and elevational drawings. The application site related to an open yard used for storage and vehicle parking, and temporary consent was sought for 5 years for 3 to 5 storey blocks of self-contained residential units with internal shower rooms and balconies – constructed from shipping containers. The accommodation would be provided by Brighton Housing Trust (BHT), and the 5 year consent would help to alleviate short term housing needs without prejudicing development in the London Road area. Sussex Police had not raised any issues in relation to crime prevention, and it was noted condition 5 had been amended in relation to the railings and the gate to New England Road. The development was considered appropriate in this location, and the nature of the use would not create harm to amenity. Condition 4 in the application asked for more information on the colour of the units, and there was an additional condition recommended in relation to a walking and cycling plan. The application was recommended for approval for the reasons set out in the report.

Public Speakers and Questions

(3)                   Mr Humphris spoke in objection to the application in his capacity as a local resident. He stated that he was not opposed to the scheme, but did not feel the application was sustainable, and it could constitute ‘planning by stealth’ and there was concern that after the five year period an application for a permanent arrangement would come forward. There would be a loss of privacy as the units had windows at each end of the converted containers, and it was felt the drawings did not represent the project properly. Furthermore nearby trees would have be to felled or heavily pruned, and there would be an overdevelopment of the site that the local infrastructure would not be able to cope with or support – there was also no way for ambulances or the Fire Services to get onto the site. There was also no elevator access to the upper floors, and there was not enough information on sound insulation.

(4)                   Mr Labrum spoke in support of the application on behalf of the applicant. He stated he worked for BHT and the organisation already had a substantial amount of housing in the city; however, there was an issue with moving people from temporary to permanent accommodation. This temporary solution would help to alleviate this problem over the next few years; there was no intention to take the site beyond the 5 year consent, and it was envisaged this could help over 100 homeless people.

(5)                   Councillor Davey asked for more information on the background of the people who would be using the accommodation. In response it was explained that there were projects across the city, and they would be used for people who had been with the Trust for 6 – 18 months and were more ready to move on. They would be well known to the Trust and would continue to be supported in the accommodation.

(6)                   Councillor Hawtree asked about potential noise from the recycling bins in the neighbouring yard, and in response it was explained that they would be moved away from the site and inside an existing warehouse.

(7)                   Mr Labrum confirmed for Councillor Jones that there were no plans that would affect the trees.

(8)                   Councillor Bowden asked for more information on how else the units had been used, and in response Mr Labrum explained that there were coming from Holland where they had been used as student accommodation. At the beginning of the project there would be a dedicated member of staff present on the site for half of the week, and once things had bedded down there would be weekly meetings on site.

Debate and Decision Making Process

(9)                   Councillor Hawtree asked for any comments from the Committee in relation to potential colour of the units. Members felt this could be considered when they were in situ, and the existing colour known.

(10)               Councillor Carden welcomed the scheme and wished it every success.

(11)               Councillor Robins stated that this type of scheme might help to deter crime in the area generally.

(12)               Councillor Carol Theobald concurred with others comments and felt this was an excellent idea, and the area was suitable.

(13)               Councillor Gilbey welcomed the proposals, and felt the colour could be determined when the units arrived.

(14)               Councillor Bowden welcomed the scheme, and commended BHT for finding creative solutions.

(15)               Councillor Hawtree noted he welcomed the application particularly the use of pre-fabricated buildings.

(16)               A vote was taken and planning permission was unanimously granted.

192.3RESOLVED – That the Committee has taken into consideration and agrees with the reasons for the recommendation, and the policies and guidance set out in the report and resolves to GRANT planning permission subject to the Conditions and Informatives set out in the report, and the amended and additional conditions set out below.

  i.                       Condition 1 amended reason to read:

Reason: The planning permission is not suitable as a permanent form of development and to comply with policies HO2, HO3 and HO4 of the Brighton & Hove Local Plan; policy WMP 6 of the East Sussex, South Downs and Brighton & Hove, Waste and Minerals Plan; and policy DA4 of the Brighton & Hove Submission City Plan Part One.

ii.                       Amend Condition 5 to read:

No development shall commence until details at a 1:20 scale of external doors, windows, balconies, stairways, walkways and railings and gate to the New England Road frontage have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason: To ensure a satisfactory appearance to the development and to comply with policies QD1 and QD2 of the Brighton & Hove Local Plan.

iii.                       Additional Condition:

15. No development shall take place until a Travel Plan for the development setting out measures to promote walking and cycling has been submitted to and approved in writing by the Local Planning Authority.  The Travel Plan shall be subject to annual review, which should include regular monitoring of the use and need for additional cycle parking spaces.  The Travel Plan shall be implemented in accordance with the approved details and in accordance with details submitted to and approved in writing by the Local Planning Authority.

Reason:To ensure that satisfactory facilities for the parking of cycles are provided and to encourage sustainable travel and to comply with policies TR1 and TR14 of the Brighton & Hove Local Plan.