Agenda item - BH2015/00320, Land South Side of Victoria Road, Portslade- Full Planning

Construction of part two part three storeys at showroom building set over two levels including provision of offices and car servicing facilities, car parking spaces and associated works.

RECOMMENDATION – GRANT

Ward Affected: South Portslade

Construction of part two part three storeys at showroom building set over two levels including provision of offices and car servicing facilities, car parking spaces and associated works.

             

 

(1)          The Principal Planning Officer, Guy Everest gave a presentation by

reference to site plans, floor plans and photographs showing views across the existing site looking towards Victoria Road. Visuals were also shown indicating the external appearance of the proposed development in order to show its scale and form and the materials to be used.

 

(2)          It was noted that the site lay within the Victoria Trading Estate in Portslade and fronted onto Victoria Road to the east of Portslade Town Hall. The site was also accessed from the north via the internal access road for this part of the Industrial Estate. There were a number of car showrooms and vehicle repair garages in that part of Portslade. The previous building on the site had been destroyed by a fire in 2000 and since then the site has been vacant. The majority of the site was covered in hard standing, although there was some vegetation on the embankment on the northern and western boundaries. The majority of the application site was set some two to three metres below the Victoria Road pavement level. Portslade Town Hall was also set at a higher ground level than the majority of the application site.

 

(3)          It was considered the proposal could generate employment which would be comparable to those jobs which could be generated by general business B1 and B2 Use Classes and therefore the principle of the use would comply with the aims of policy CP3.3 of the City Plan and was considered to be acceptable and that an exception to policy EM1 of the Local Plan had been justified. The design, scale and siting of the building was appropriate in its setting and would not be harmful to the character and appearance of the area. Subject to landscaping conditions to improve the surfacing materials, the landscaping was considered to be appropriate. The scheme would not be harmful to the amenity of nearby residents and occupiers and would make adequate provision for car and cycle parking. Approval was therefore recommended.

 

Questions for Officers

 

(5)          Councillor C Theobald queried the level of staff car parking proposed on site expressing concern that this could be insufficient and could result in overspill parking in the neighbouring streets which could give rise to problems. Councillor Theobald also asked why a Section 106 Obligation had not been sought to address any potential problems and possibly could be used for improvements to the local park. Councillor C Theobald also stated that the level of cycle parking proposed on site also appeared to be very high.

 

(6)          The Principal Transport Officer, Peter Tolson, explained that the amount of parking proposed that the number of Sheffield cycle stands proposed had been requested by the applicants and  was above the required minimum, as were the two disabled bays proposed. The amount of car parking proposed was within the SPG4 maximum. The dimensions and spacing of the proposed parking was considered acceptable. Whilst it was recognised that  there was some scope for displaced parking it was considered that it would be disproportionate to require remedial measures, such as funding for amendments to local parking arrangements as the small number of vehicular trips likely to be generated would not have a material impact on the local highway network.

 

(7)          The Chair, Councillor Mac Cafferty referred to the points raised by Councillor Theobald enquiring regarding the level at which displaced parking required local measures. The Principal Transport Officer explained that this was not precise as a number of factors were considered. In this instance as the site fell outside the controlled parking zone and it was not considered any problems would arise for sustainable transport, it was not considered appropriate. A Transport Assessment was not required for the scale and nature of development proposed. The Legal Adviser to the Committee confirmed that requirements to enter into a Section106 needed to meet strict criteria in relation to the suggestion that a s106 obligation could benefit the park, the advice was that these criteria would not be met.

 

(8)          Councillor Randall referred to paragraph 5.6 of the report, where reference was made to the fact that as the proposed development would include flat green roofs which would enhance biodiversity and provide other benefits. The proposals did not appear to have taken this on board. Councillor Randall also considered that whilst this application could be supported, thought did also need to be given to the need to provide increased levels of affordable and social housing. The Principal Planning Officer referred to comments received from the Council’s Sustainability Officer in the Additional Representations List recommending that a BREEAM “excellent” be conditioned to ensure that sustainability issues were fully addressed.

 

              Debate and Decision Making Process

 

(9)          Councillors Carden and Robins whilst prepared to support the officer recommendation had some concerns in relation to the possible impact of additional parking and traffic movements as issues relating to displaced parking and potential near miss accidents were often raised with them by their residents. They hoped that the situation would be monitored.

 

(10)       Councillor Gilbey echoed those concerns whilst welcoming the fact that 32 additional jobs would be created and seeking confirmation regarding the number of jobs generated by the previous use.

 

(11)       Councillor C Theobald stated that she was pleased that the existing showroom was doing well and that she considered that these proposals would tidy up an untidy site.

 

(12)       A vote was taken and on a vote of 11 with 1 abstention planning permission was granted.

 

177.1      RESOLVED - That the Committee has taken into consideration and agrees with the reasons for the recommendation set out in section 11 of the report and the policies and guidance in section 7 of the report and resolves to GRANT planning permission subject to the Conditions and Informatives set out in section 11 and to the addition of a condition requiring submission of a Travel Plan. The following amendments to conditions 2, 11 and  17 and additional conditions and informatives  were also agreed:

 

Amend table in Condition 2 to :

Location plan A (PL) 00-000, A, 6 February 2015

Site survey plan A (10) 00-100, B, 17 April 2015

Proposed site plans A (PL) 00-100, A, 6 February 2015

Proposed ground floor plan A (PL), 01-101, A, 6 February 2015

Proposed second floor plan A (PL) 01-102, A,  6 February 2015

Proposed elevations A (PL) 01-200, B, 6 February 2015

Proposed sections A (PL) 01-300, B, 6 February 2015

 

Amend Condition 11 to read:

(11) No development above first floor slab level of the building hereby approved shall take place until there has been submitted in writing by the Local Planning Authority a scheme for hard and soft landscaping  for the site and adjacent footways, which shall include all parking areas including the ramp and decked parking area and parking area on the eastern corner along with adjacent footways. The landscape scheme shall include details of the materials of hard surfacing, fencing, railings and all other boundary  treatments, gates, steps, walls and soft landscaping/planting proposals for the development.

Reason: To enhance the appearance of the development in the interest of the  visual amenities of the area and to  comply with policies QD1 and QD15 of the Brighton & Hove Local Plan.  

 

 

Condition 17 to be amended to remove reference to Education. Now to read:

 

(17) Unless otherwise agreed in writing with the Local Planning Authority, the building shall not be occupied until a BREEAM Building Research Establishment issued Post Construction Review Certificate confirming that the development as built has achieved a minimum BREEAM rating of 60% in energy and water sections of relevant BREEAM assessment within overall ‘Excellent’ has been submitted to, and approved in writing by, the Local Planning Authority.

Reason: To enhance the appearance of the development in the interest of the visual amenities of the area and to comply with policies QD1 and QD15 of the Brighton & Hove Local Plan.

 

Additional conditions as set out below:

 

(21) The use hereby permitted shall not be operational except between the hours of 07:00 and 19:00 on Mondays to Fridays, 08:00 and 18:00 on Saturdays and 10:00 and 16:00 on Sundays including Bank or Public Holidays.

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

 

(22) No servicing (i.e. deliveries to or from the premises) shall occur except between the hours of 07:00 and 19:00 on Mondays to Fridays, 08:00 and 18:00 on Saturdays and no servicing shall take place on Sundays and Bank Holidays.

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

 

(23) No development above ground floor slab level of any part of the development hereby permitted shall take place until a scheme for the soundproofing of the workshop situated within 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 first occupation of the development and shall thereafter be retained as such.

Reason: In order to ensure that the workshop elements are soundproofed and to safeguard the amenities of the occupiers of adjoining properties and to comply with policies SU10 and QD27 of the Brighton & Hove Local Plan.

 

(24) Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

Reason: To prevent pollution of the water environment and to comply with policy SU3 of the Brighton and Hove Local Plan.

 

(25) The development hereby approved shall not be occupied until a Travel Plan for the development has been submitted to, and approved in writing by, the Local Planning Authority. The Travel Plan shall thereafter be retained for use at all times.

Reason: To seekto reduce traffic generation by encouraging alternative means of transport to private motor vehicles and to comply with policy TR4 of the Brighton & Hove Local Plan.

 

Additional Informatives:

7. The applicant is advised that any proposed works to the adopted highway which may be a requirement of condition 11 should be carried out in accordance with the Council’s current standards and specifications and under licence from the Network Co-ordination team. The applicant should contact the Network Co-ordination Team (01273 293366).

8. The Travel Plan required by condition 25 shall include such commitments as are considered appropriate, and should consider the following initiatives and commitments:

(i) Promote and enable increased use of walking, cycling, public transport use, car sharing, and car clubs as alternatives to sole car use.

(ii) Increase awareness of and improve road safety and personal security:

(iii) Undertake dialogue and consultation with adjacent/neighbouring tenants/businesses.

(iv) Identify a nominated member of staff or post to act as Travel Plan Co-ordinator, and to become the individual contact for the Local Planning Authority relating to the Travel Plan.

(v) Identify a monitoring framework, which shall include a commitment to undertake an annual staff travel survey, for at least five years, or until such time as the identified targets are met, to enable the Travel Plan to be reviewed and updated as appropriate.

(vi)A commitment to reduce carbon emissions associated with travel.

(vii) Identify targets focussed on reductions in the level of staff car use.

(viii) Monitor disabled parking provision for staff and if necessary allocate additional parking spaces for disabled staff.

(ix) Car sharing database for staff.

 

Note: Councillor Davey abstained from voting in respect of the application.

 

                         MINOR APPLICATIONS