Agenda item - BH2014/01431- 27-33 Ditchling Road, Brighton -Full Planning

Demolition of existing building and erection of new four storey building (plus basement) comprising new College facility and Halls of Residence (58 students rooms, 1 wheelchair accessible room, 1 warden's room and 2 rooms for supervisors), catering facilities, cycle parking and refuse and recycling facilities.

RECOMMENDATION – MINDED TO GRANT

(1)             The Senior Planning Officer, Jonathan Puplett detailed the proposed scheme by reference to floor plans, elevational drawings and photomontages . He referred to additional comments which had been received from Environmental Health which had been set out in the Additional Representations List. Also, to the fact that it was considered necessary to replace Condition 16 as set out in the officer’s report with two additional conditions if permission was granted. It was explained that this scheme was broadly similar to that for which permission had previously been granted and the differences between the two were highlighted.

(2)          It was considered that following the approval of application BH2012/03707 and the removal of the site from the SHLAA, it would be unreasonable to seek to protect the site as a housing site. The proposed uses were considered acceptable in this location and that the building would have an acceptable visual impact and would not be detrimental to the adjoining conservation area. It was considered that the proposed student rooms would provide an acceptable standard of accommodation and that there would be acceptable impact on neighbouring amenity and approval was therefore recommended subject to completion of a legal agreement and the proposed conditions set out in paragraph 11 of the report.

              Questions for Officers

(3)          Councillor Hyde sought clarification regarding the appearance of the rendered finish to be used as the submitted sample appeared to be at variance with that indicated on the submitted visual. Councillor Hyde also had concerns regarding the use of zinc cladding material to be used. Dependent on where this material was to be applied and how it was to be treated this did not always weather well.

(4)          Councillor Davey sought details of the management plan for the site, including arrangements in respect of supervision of those students who would be living on site. It was confirmed that staff would be on site in accommodation for key staff. The remaining students would lodge with host families across the city.

(5)          Councillor Gilbey sought clarification regarding the location of teaching space and accommodation within the building and how this differed from the previous scheme.

(6)          Jim Gowans, CAG asked for visualisations of the building at dusk and confirmation of the location of the communal rooms within the development.

              Debate and Decision Making Process

(7)          Councillor Littman referred to the current scheme and to the permission for the extant scheme which was configured differently, and sought clarification of regarding the position should the current application be refused. The Legal Adviser to the Committee, Hilary Woodward advised that if that were to be the case the existing permission would remain in place and could be built. Moreover it was always open to the applicant to appeal a refused application.

(8)          Councillor Davey stated that this site had also been empty for a while. It had already been designated as suitable for student accommodation on the back of the earlier Committee decision. He considered this application to be acceptable and would be supporting the officer’s recommendations.

(9)          Councillor Phillips concurred in that view considering that the current application represented an improvement to the previous scheme.

(10)       Councillor Hyde indicated that she would be happy to support the scheme if her concerns regarding cladding and the rendered surface to the building could be addressed and suggested that an informative be added to any permission granted. The informative to require materials to be agreed with the Development Control Manager in consultation with the Chair, Deputy Chair and Opposition spokespersons. The Committee indicated their agreement.

(11)       A vote was taken and Members by a vote of 10 to 2 Members voted that they were minded to grant planning permission in the terms set out below.

43.1       RESOLVED – That the Committee has taken into consideration and agrees with the reasons for the recommendation set out in section11 of the report and the policies and guidance in section 7 and resolves that it is MINDED TO GRANT planning permission subject to a section 106 obligation and the Conditions and Informatives set in section 11.

              Condition 16 to be deleted and replaced by the following additional conditions:

No development shall take place until a written scheme has been submitted to and approved in writing by the Local Planning Authority detailing the glazing requirements to be installed to facades at Ditchling Road, Oxford Place and Oxford Road at all storeys to meet the sound reduction losses as identified in the 7^th Wave Acoustics report dated 8^th July 2014 reference R001.1037.001.NGA.2.0. The measures shall be implemented in strict accordance with the approved details prior to the occupation of the development and shall thereafter be retained as such.

Reason: To safeguard the amenities of future occupiers and to comply with policies SU10 and QD27 of the Brighton & Hove Local Plan.

No development shall take place until a written scheme has been submitted to and approved in writing by the Local Planning Authority detailing how and where ventilation will be provided to the various storeys and facades including specifics of where the clean air is drawn from and that sufficient acoustic protection is built into the system to protect end users of the development. The measures shall be implemented in strict accordance with the approved details prior to the occupation of the development and shall thereafter be retained as such.

Reason: To safeguard the amenities of future occupiers and to comply with policies SU10 and QD27 of the Brighton & Hove Local Plan.

No development shall take place until a scheme for the suitable treatment of all plant and machinery against the transmission of sound and/or vibration has been submitted to and approved in writing by the Local Planning Authority. The measures shall be implemented in strict accordance with the approved details prior to the occupation of the development and shall thereafter be retained as such.

Reason: To safeguard the amenities of the occupiers of adjoining properties and to comply with policies SU10 and QD27 of the Brighton & Hove Local Plan.

Noise associated with plant and machinery incorporated within the development shall be controlled such that the Rating Level, measured or calculated at 1-metre from the façade of the nearest existing noise sensitive premises, shall not exceed a level 10dB below the existing LA90 background noise level.  Rating Level and existing background noise levels to be determined as per the guidance provided in BS 4142:1997. In addition, there should be no significant low frequency tones present.

Reason: To safeguard the amenities of the occupiers of adjoining properties and to comply with policies SU10 and QD27 of the Brighton & Hove Local Plan.

No development shall take place until a scheme for the fitting of odour control equipment to the building has been submitted to and approved in writing by the Local Planning Authority. The measures shall be implemented in strict accordance with the approved details prior to the occupation of the development and shall thereafter be retained as such.

Reason: To safeguard the amenities of the occupiers of adjoining properties and to comply with policies SU10 and QD27 of the Brighton & Hove Local Plan.

No development shall take place until a scheme for the sound insulation of          the odour control equipment referred to in the condition set out above has been submitted to and approved in writing by the Local Planning Authority. The measures shall be implemented in strict accordance with the approved details prior to the occupation of the development and shall thereafter be retained as such

Reason: To safeguard the amenities of the occupiers of adjoining properties and to comply with policies SU10 and QD27 of the Brighton & Hove Local Plan.

Insert additional informative:

Details of materials to be provided under condition 13 are to be agreed by the Head of Development Control in consultation with the Chair, Deputy Chair and Opposition Spokespersons.