Agenda item - BH2016/01004 -East Slope Refectory Road, University of Sussex, Brighton - Reserved Matters

Reserved matters application for approval of appearance, landscaping and layout in relation to ‘Phase 1 - East Slope’ development which includes 1,868 student bedrooms and ancillary accommodation, pursuant to outline approval BH2013/04337 (Demolition of existing buildings and construction of new buildings providing new academic facilities (D1) circa 59,571sqm, 4,022no new student accommodation bedrooms (C1) and new mixed use building circa 2,000 sqm, providing (A1, A3, A4, C1 and D1) uses, incorporating new pedestrian, cycle, vehicular and service routes, landscaping, new parking, upgrading of related infrastructure and associated works).

RECOMMENDATION – GRANT

Ward Affected: Hollingdean & Stanmer

Reserved matters application for approval of appearance, landscaping and layout in relation to ‘Phase 1 - East Slope’ development which includes 1,868 student bedrooms and ancillary accommodation, pursuant to outline approval BH2013/04337 (Demolition of existing buildings and construction of new buildings providing new academic facilities (D1) circa 59,571sqm, 4,022no new student accommodation bedrooms (C1) and new mixed use building circa 2,000 sqm, providing (A1, A3, A4, C1 and D1) uses, incorporating new pedestrian, cycle, vehicular and service routes, landscaping, new parking, upgrading of related infrastructure and associated works).

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

(2)          The Principal Planning Officer, Kate Brocklebank detailed the reserved matters application by reference to plans, elevational drawings and photographs. The application overall related to the first three phases of development on the campus approved under the outline Master Plan and was known as East Slope. East Slope/Phase I was located centrally within the campus on the eastern side of the valley. The site was currently occupied by low level student accommodation and the East Slope Bar.

(3)          The main considerations in the determining the application related to layout, landscaping and appearance only; these matters were reserved in relation to the previously approved outline application (BH2013/04337 allowed at appeal). Impacts on the setting of nearby Listed Buildings, the Stanmer Park Conservation Area and historic park and garden, the downland setting of the South Downs National Park along with amenity had also been considered in relation to these matters. The principle of development, and the associated access, use and scale, had been established as part of outline planning permission BH2013/04337 and did not therefore form part of the consideration of this application.

(4)          The appearance, layout and landscaping of the development, submitted as part of this reserved matters application were considered acceptable in relation to the overall development of Phase 1 of the Master Plan and the wider campus and it was not considered that they would not cause harm to the setting of nearby Listed buildings, the Stanmer Park Conservation Area or the downland setting of the South Downs National Park; nor would it cause significant harm to amenity; the application was therefore recommended for grant.

              Questions of Officers

(5)          Councillor Mac Cafferty referred to the removal/planting arrangements requesting that the applicants be encouraged to replant using native species and to protect and retention of mature trees. Councillor Littman concurred in that view. Reference was also made to the arrangements to be made in respect of site waste management.

(6)          It was confirmed that as this application related solely to reserved matters it was not appropriate to revisit matters which had been dealt with as part of the outline application or covered by the earlier decision of the Planning Inspector.

(7)          Councillor C Theobald sought confirmation of the height of some of the blocks and referred to the comments received from Southern Water regarding additional drainage measures which might be required. It was confirmed that four of the units would be wheelchair accessible.

(8)          Councillor Inkpin-Leissner asked whether it was anticipated that the scheme would generate additional traffic/traffic movements and it was explained that these matters had previously been considered in the determination of the outline planning application.

Debate and Decision Making Process

(9)          Councillor Littman stated that he expressed reservations about some elements of the earlier scheme but was content to support this application. Councillor Mac Cafferty concurred.

(10)       Councillor Hyde stated that whilst she was concerned to ensure that render of an appropriate colour and quality was used she supported the application overall and in particular welcomed the additional accommodation which would enable students to live on campus if they wished.

(11)       Councillor C Theobald considered it was important to ensure that suitable replacement trees were provided and welcomed the mix of accommodation to be provided.

(12)       Councillor Inkpin-Leissner welcomed the proposals which he considered would make a positive contribution to the campus.

(13)       Councillor Miller welcomed the improved accommodation and the additional employment which could accrue from the scheme.

(14)       A vote was taken and Members voted unanimously that planning permission be granted.

30.2       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 APPROVE reserved matters subject to the Conditions and Informatives set out in section 11 and to the amendment set out below:

  Condition 4 to be amended to read as follows:

  No development above ground floor slab level of any part of the development hereby permitted shall take place until a sample of the rain screen cladding material to the stair/lift tower, render and concrete used in the external surfaces of the development, including colour, along with details of the following hard landscaping features; hard surfacing/paved areas, handrails to steps, bollards, fixed seating and litter bins have been submitted to and approved in writing by the Local Planning Authority. The development shall then be carried out in accordance with the approved details.

  Reason: To ensure a satisfactory appearance to the development and to comply with policy CP12 of the Brighton & Hove City Plan Part One.