Agenda item - BH2013/01860 - Police Station, Holland Road, Hove - Full Planning Permission

Change of use from police station (sui generis) to junior school (D1), including part two and part three storey extension to rear to create school hall and 2no classrooms, partial demolition of rear garages and alterations to fenestration, boundary fences and landscaping.

RECOMMENDATION – GRANT

Change of use from police station (sui generis) to junior school (D1), including part two and part three storey extension to rear to create school hall and 2no classrooms, partial demolition of rear garages and alterations to fenestration, boundary fences and landscaping. 

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

(2)                   The Case Officer, Adrian Smith, introduced the application and gave a presentation by reference to photographs, plans and elevational drawings. The application sought consent for a change of use from a Police Station to satellite site of West Hove Primary School. The building was a purpose built four storey Police Station that had been vacant since early 2013; the site was opposite residential properties, and next to a telephone exchange – with other blocks of flats to the rear. Each of the four storeys would be used to accommodate a year group, and there would also be a three storey extension to the rear – as well as other minor alterations to the fenestration and the provision of new ventilation. The application also proposed the removal of all but three of the rear garages, and the existing parking area would be retained to be used as a playground – an area of grass at the front of the site would also be adapted for play use. The application also proposed no on-site parking, and a mesh security fence would be erected around the site, and apple trees would be planted.

(3)                   The key issues related to principle of the change of use; the impact on neighbouring amenity; the design and transport matters. It was acknowledged that there was a shortage of primary school places in Hove, and given this need positive weighting was placed on the principle of the change of use. The application would retain the building with only minimal changes, and the rear extension would be subordinate and inset. It had been considered that the choice of materials was not appropriate, and a condition within the report sought the approval of different materials. Acoustic reports had been undertaken to assess the impact of noise from the site when it would operate as a school, and given the number of nearby residential units a playground management plan would be sought through condition. In relation to traffic it was acknowledged that the school would create a considerable increase in trip numbers at the beginning and end of the school day; however, measures in relation to sustainable transport would help to mitigate this impact. For the reasons set out in the report the application was recommended for approval subject to conditions.

Questions for Officers

(4)                   In response to Councillor Robins it was confirmed by the Sustainable Transport Officer, Steven Shaw, that there would not be any on-site parking for staff, and this had been seen as important to help reduce the conflict on site between vehicle and pupil movements. Councillor Cox also added that when the site had operated as a Police Station there had been approximately 400 staff using the site without any provision of staff parking – aside for operational vehicles.

(5)                   Councillor Ann Norman asked about the parking controls in place on Holland Road, and it was explained that there was currently a mix of drop kerbs for off-road parking; residents permit bays and shared use bays. The scheme proposed some small changes around the entrances to the site as well as the provision of a crossing point and some raised tables in the street. It was envisaged the transport management plan and the associated works to the street would help mitigate problems in relation ‘unsociable’ stopping and parking.

Debate and Decision Making Process

(6)                   Councillor Hyde stated that she appreciated the need for additional school places; however, she felt that the site was too small and it would generate a significant amount of additional traffic. She went on to note that there could be problems if parents had to drop their children off at both of the satellite sites (Connaught Road and Holland Road), and hoped the school would consider measures to address this. She concluded by stating that it be better to see a new junior school and building.

(7)                   Councillor Davey noted that the location was very appropriate given the local availability of sustainable transport; he noted parents would welcome the scheme, and suggested that the biggest challenge would be to ensure the best use of the s106 monies.

(8)                   The Case Officer noted that the school was aware of the potential problem for parents with children at the two satellite locations, and explained that this would be addressed through the travel plan condition and the school had considered measures such as staggering the start times.

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

56.4       RESOLVED – That the Committee has taken into consideration and agrees with the reasons for the recommendation set out in paragraph 11 and resolves to GRANT planning permission subject to the conditions and informatives set in the report.

              Note: Councillor Wakefield was not present at the meeting.