Agenda item - BH2015/04575 - 8-12A South Street & 79-81 West Street, Brighton - Full Planning

Demolition of garage / storage buildings at 8 - 12a South Street and two storey rear wing at 81 West Street.  Construction of part 3, 4, 5 and 6 storey plus basement buildings to provide 91 hotel rooms (C1 use comprising 69 standard rooms, and 22 micro rooms), new ground floor kitchen and refuse store to 81 West Street and provision of 3no two bedroom flats and 1no one bedroom flat (C3 use) fronting South Street.  Demolition and extension of roof level structure at 79 West Street to provide 11no additional backpacker hostel rooms (Sui Generis).  Enclosure of external stairs.  Reinstatement of public footpath in South Street.

RECOMMENDATION – MINDED TO GRANT

Demolition of garage / storage buildings at 8 - 12a South Street and two storey rear wing at 81 West Street. Construction of part 3, 4, 5 and 6 storey plus basement buildings to provide 91 hotel rooms (C1 use comprising 69 standard rooms, and 22 micro rooms), new ground floor kitchen and refuse store to 81 West Street and provision of 3no two bedroom flats and 1no one bedroom flat (C3 use) fronting South Street. Demolition and extension of roof level structure at 79 West Street to provide 11no additional backpacker hostel rooms (Sui Generis). Enclosure of external stairs. Reinstatement of public footpath in South Street.

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

Officer Introduction

2)               The Principal Planning Officer introduced the application and gave a presentation by reference to plans, photographs, visuals and elevational drawings. The applicant was submitted with an indicative Masterplan which covered the adjacent site (78 West Street & 7-8 Middle Street night club building). The indicative plan showed both developments could work together or independently.

3)               The site was situated in the Old Town Conservation Area; however, the proposal would make a significant and positive contribution to the area and enhance visual amenity. The proposal did not involve demolition of buildings of any architectural or historic merit. The proposal would provide jobs, housing and help boost tourism.

4)               The proposed plan showed a mixed use basement, which included; two courtyards, a canteen, kitchen, store room for waste, and micro hotel rooms. Micro rooms would provide an affordable option and were supported by VisitBrighton. Four residential units were proposed to be located on South Street.

5)               It was explained that the height of the building would not be visible from South Street as the street was narrow. The proposed development would retain a traditional feel and would use similar materials to those in the area. The s106 contribution had been proposed to enhance the appearance and safety of South Street by reinstating the footpath. The application was recommended to be minded to grant, subject to a s106 agreement, for the reasons set out in the report.

Questions for Officers

6)               In response to Councillor Inkpin-Leissner the Principal Planning Officer explained that the micro rooms would comprise of a bed and an en suite bathroom. They would be an affordable place to stay in the centre of the city and they have been successful in other locations.

7)               The Principal Planning Officer clarified to Councillor Miller that the external materials could be agreed at by Officers in consultation with the Chair, Deputy Chair and Oppositions Spokesperson were the Committee minded to grant permission

8)               In response to Councillor Mac Cafferty, it was clarified that some of the micro rooms would not have any natural light. The communal areas in the basement would open out into the courtyard.

9)               In response to Councillor Moonan, the Principal Planning Officer noted that there would be a total of 91 hotel rooms; 69 standard rooms and 22 micro rooms.

10)            The Development and Transport Assessment Manager explained to Councillor Moonan that South Street was a one way road, and this would not change. It was added that there were double yellow line restriction on the road and it was legal to temporarily stop to pick up and drop off.

11)            In response to Councillor Morris it was explained that the pavement area on South Street needed to be extended as it was not wheelchair accessible.

Debate and Decision Making

12)            Councillor C. Theobald noted that she was pleased there would be enhancements made to South Street.

13)            The Committee agreed to add an informative that the materials be agreed by Officers in consultation with the Chair, Deputy and Opposition Spokespersons.

14)            A vote was taken by the 11 Members present and the Officer recommendation that the Committee be minded to grant planning permission was carried unanimously.

18.2       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 and resolves to be MINDED TO GRANT planning permission subject to a s106 Agreement and the conditions and informatives set out in section 11, and with the additional informative set out below:

Additional Informative:

The details submitted in relation to materials condition no.4, which should include traditional render rather than through coloured render, are delegated to the Planning and Building Control Applications Manager for agreement in consultation with the Chair, the Deputy Chair and the Opposition spokesperson.

Note: Councillor Taylor was not present for the consideration and vote on the application.