Agenda item - BH2013/00683 - Sandringham Lodge, 23 Palmeira Avenue, Hove - Full Planning Permission

Formation of additional level comprising of 2no three bedroom penthouse flats incorporating roof gardens and delegated car parking.

RECOMMENDATION – MINDED TO REFUSE

Ward Affected: Brunswick & Adelaide

              Formation of additional level comprising of 2no three bedroom penthouse flats incorporating roof gardens and delegated car parking.

              Introduction by Officers

(1)          The Planning Manager, Mr Ellwood gave a presentation detailing the proposed scheme by reference to photographs and plans showing the relationship between the proposed development and properties including other blocks of flats in the neighbouring vicinity between Palmeira Avenue and Salisbury Road. Sandringham Lodge was currently of a relatively consistent height with neighbouring blocks although it was already taller than a number of other residential blocks in the immediate area. The site was outside, but close to, the edge of two conservation areas where properties were of a similar massing, design and materials which produced high quality townscape. The site was visible from parts of both the Willett Estate and Brunswick Town conservation areas.

(2)          The proposed development would make an effective and efficient use of the site, but by reason of its height, massing and form the proposed additional storey would fail to take appropriate account of the positive qualities of the neighbourhood and existing buildings and would have a negative impact on the street scene, on adjacent buildings and the Willett Estate Conservation Area. The application was therefore recommended for refusal.

              Questions of Officers

(3)          Councillor Gilbey sought clarification regarding the precise height of the proposal in relation to neighbouring blocks.

              Debate and Decision Making Process

(4)          Councillor C Theobald stated that the if permitted the block would have an overbearing and top heavy appearance in relation to the neighbouring buildings, would therefore be detrimental and should therefore be refused. Councillor Wells agreed.

(5)          A vote was taken and the 11 Members present at the meeting voted unanimously that they were minded to refuse planning permission for the reasons set out.

204. 6   RESOLVED - That the Committee has taken into consideration and agrees with the reasons for the recommendation set out in section 11 and the policies and guidance in section 7 of the report and resolves they are MINDED TO REFUSE planning permission subject to the expiry of the publicity period and receipt of no new material planning considerations being raised and for the reasons set out below.

            Reason for Refusal:

1. The additional storey by reason of its height, massing and form would fail to take appropriate account of the positive qualities of the neighbourhood and existing buildings, having a negative impact upon the appearance of the street scene, on adjacent buildings and the wider Willett Estate Conservation Area. The proposed development is thereby contrary to policies QD1, QD2, and HE6 of the Brighton and Hove Local Plan.

Informatives:

1. In accordance with the National Planning Policy Framework and Policy SS1 of the Brighton & Hove City Plan Part One (submission document) the approach to making a decision on this planning application has been to apply the presumption in favour of sustainable development. The Local Planning Authority seeks to approve planning applications which are for sustainable development where possible.

2. This decision is based on the drawings listed below:

Location Plan A1411/01 A 28/02/2013

Site Plan A1411/02 C 28/02/2013

Existing Floor Plan A1411/03 A 28/02/2013

Existing North elevation A1411/04 B 28/02/2013

Existing South elevation A1411/05 A 28/02/2013

Existing East elevation A1411/06 A 28/02/2013

Existing West Elevation A1411/07 A 28/02/2013

Proposed Floor Plan A1411/08 B 28/02/2013

Proposed North Elevation A1411/09 C 28/02/2013

Proposed South Elevation A1411/10 B 28/02/2013

Proposed East elevation A1411/11 B 28/02/2013

Proposed West Elevation A1411/12 B 28/02/2013

Existing Roof Plan A1411/13 A 28/02/2013

Proposed Roof Plan A1411/14 A 28/02/2013

Proposed Floor Plan A1411/15 - 28/02/2013

Site Plan A1411/16 - 26/03