Agenda item - BH2015/04408 - 332 Kingsway, Hove - Full Planning

Erection of additional two full floors and one half floor to create 9no residential units (C3) over existing office building and alterations to existing fenestration. (Part retrospective).

RECOMMENDATION – MINDED TO GRANT

Ward Affected: Wish

              Erection of additional two full floors and one half floor to create 9no residential units (C3) over existing office building and alterations to existing fenestration (part retrospective).

(1)          The Planning Manager, Applications, Nicola Hurley introduced the application by reference to site plans, photographs and elevational drawings and floor plans which also highlighted the differences between the previously approved and current schemes. It was noted that the design of the current scheme was significantly different from that for which approval had previously been given.

(2)          The application related to an office building occupied by an Architects company (Use Class B1). The existing building was arranged as two floors of office space over a floor of garage parking, due to ground level differences between Kingsway and Basin Road North, the building had a single storey frontage onto Kingsway with two further floors fronting Basin Road North. A public house abutted the site to the east and a small business unit abutted the site to the west.

(3)          It was noted that the merits of the scheme had been discussed in detail in relation to the previous applications. The principle of development, impact on the amenities of adjacent occupiers, standard of accommodation, transport and sustainability issues had been found to be acceptable as part of the previous planning applications. The quantum, siting and scale of the development had not altered significantly and the assessment of this application related therefore to those aspects of the current scheme that differed from the previous applications. The main considerations in the determining the application related to the design changes and any material changes to the site, or changes in local and national policy.

(4)          It was considered that the proposal would make an effective and efficient use of the site by providing the city with additional dwellings without significantly compromising the quality of the local environment. No significant harm to neighbouring amenity would result and the scheme was acceptable with regard to traffic and sustainability issues. Minded to Grant approval was therefore recommended.

              Questions of Officers

(5)          Councillor Cattell, the Chair stated that aside from any complexities associated with the Deed of Variation the Committee were being asked to agree the scheme before them on its planning merits.

(6)          In answer to questions of Councillor Gilbey it was explained that the applicants could implement the extant scheme should they wish to do so.

(7)          Councillor Littman asked for clarification as to whether the current and previous schemes were of a comparable height and it was confirmed that they were.

              Debate and Decision Making Process

(8)          Having sought clarification of the materials to be used, Councillor Mac Cafferty confirmed that he considered that the sample provided was in his view of the wrong colour and was of a texture and quality which would “hold” pollution and grime which would result in the building having a dilapidated appearance very quickly. In his view the finishes used should be of a higher specification.

(9)          Councillor Hyde concurred in that view. Councillor Hyde stated that in her view although the scheme was acceptable her preference would be for a finish other than a monocouche render to be used and for materials to be agreed in consultation with the Chair, Deputy Chair and Opposition spokespersons following further negotiation by the officers.

(10)       Councillor C Theobald was in agreement with all that had been said referring to the external appearance of the Vega building situated opposite. Councillor Theobald also enquired which building had received permission first considering that this development could impact on the Vega building.

(11)       A vote was taken and of the eleven Members present at the meeting minded to grant planning permission was granted on a vote of 10 to 1.

30.11    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 section7 and resolves to be MINDED TO GRANT planning permission subject to a Deed of Variation to the Section 106 Agreement dated 8 August 2012 and the Conditions and Informatives set out in Section 11 and the amendments set out below:

              Condition 4 to be amended to read:

              Notwithstanding the samples submitted, no further works of the development hereby permitted shall take place until samples of all materials to be used in the construction of the external surfaces of the development have been submitted to and approved in writing by the Local Planning Authority, including (where applicable):

              a) samples of all brick, render and tiling (including details of the colour of render/paintwork to be used)

              b) samples of all cladding to be used, including details of their treatment to protect against weathering

              c) samples of all hard surfacing materials

              d) samples of the proposed window, door and balcony treatments

              e) samples of all other materials to be used externally

              Development shall be carried out in accordance with the approved details.

              Reason: To ensure a satisfactory appearance to the development and to comply with policies QD14 of the Brighton & Hove Local Plan and CP12 of the Brighton & Hove City Plan Part One.

              Additional Informative:

              The details submitted in relation to materials condition no.4 are delegated to the Planning Manager for agreement in consultation with the Members attending Chairs Briefing.