Agenda item - BH2014/00459 - City College Campus, Wilson Avenue, Brighton - Full Planning

Demolition of the eastern two storey section of the existing building and erection of a three storey building to accommodate a new Construction Skills Centre.  Erection of a two storey entrance extension to the south west corner of the building.  Change of use of the tennis courts to a car park and a multi-use games area, other on-site parking and servicing amendments and hard and soft landscaping. Refurbishment of remaining existing buildings including replacement aluminium windows and profiled metal roofs.

RECOMMENDATION – GRANT

Demolition of the eastern two storey section of the existing building and erection of a three storey building to accommodate a new Construction Skills Centre.  Erection of a two storey entrance extension to the south west corner of the building.  Change of use of the tennis courts to a car park and a multi-use games area, other on-site parking and servicing amendments and hard and soft landscaping. Refurbishment of remaining existing buildings including replacement aluminium windows and profiled metal roofs.

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

(2)             The Senior Planning Officer, Kathryn Boggiano, introduced the application and gave a presentation by reference to plans, photographs and elevational drawings; attention was also drawn to matter on the Late List. It was noted that the floodlights had been removed from the scheme, and an informative added such that any floodlighting would need to be the subject of a future planning application. The application site related to the east campus of City College which was accessed from Wilson Avenue; the site had formally been a school and had been taken over by the college in 2005. The site sloped steeply, and this significant difference in ground level was demonstrated using sectional drawings. It was currently quite difficult to navigate around the site and to find the main entrance. The proposed areas for demolition were highlighted on an aerial photograph and there would be changes to the materials of the roofs and windows frames on some of the existing buildings.

(3)             There would a new two and three-storey extension for the construction skills trades at the college, and a new two storey front entrance; the scheme would formalise some of the existing parking arrangements with 62 spaces on the site and a new multi use games area (MUGA) would be built for the college. The new design was highlighted with elevational drawings; the proposed materials would be grey brick and wooden cladding, and on the west elevation there would a mixture of render and timber cladding. On the south and north elevation there would be a mixture of materials, and it was reiterated there were proposals to change some of the roofs to grey linking colours.

(4)             The site could be seen from the national park, and visual comparisons were used to demonstrate this. There would be a landscaping scheme for the site. The transport matters were detailed in the report and whilst there would be a net gain of 52 parking spaces across the site this was still below the threshold. The MUGA facility would improve the sports offer at the site, and in relation to sustainability and ecology the new build would be BREEAM excellent and a bat licence would be required. It was considered the proposals would significantly increase the teaching quality at the site and the application was recommended for approval.

Questions for Officers

(5)             In response to Councillor Simson it was explained that the existing car parking spaces for the leisure centre would remain; it was not proposed there would be any temporary accommodation during the build although there were certain measures the college could take under permitted development rights. There was a condition requesting a full construction environmental management plan, and this would secure mitigation measures such as the use of a site on Preston Road.

(6)             In response to Councillor Gilbey it was explained that there was no specific requirement for outdoor sports facilities, but the site when completed would have the new MUGA as well as use of the neighbouring artificial pitches.

Debate and Decision Making Process

(7)             Councillor Carden welcomed the facility and in particular this type of technical college; he wished the college future success.

(8)             Councillor Littman noted that he agreed with these comments and his previous concerns in relation to the materials had been addressed at the site visit.

(9)             Councillor Wells welcomed all the facilities being in one location, and was pleased to support the application.

7.2         RESOLVED - That the Committee has taken into consideration the recommendation and agrees with the reasons for the recommendation set out in section 11 and resolves to GRANT planning permission subject to conditions and informatives, and the amended conditions set out below:

Condition 4

The Multi Use Games Area hereby approved shall be solely used by staff and students of Brighton & Hove City College and shall not be hired or leased out to the general public.  The MUGA shall only be used between the hours of 8.00 and 20.00 Monday to Friday and between the hours of 09.00 and 18.00 Saturdays, Sundays and Bank Holidays.

Reason:To safeguard the amenities of the local transport network, local residents and local ecology and to comply with policies QD27, TR1 and TR19 of the Brighton & Hove Local Plan.

Condition 5

Unless otherwise agreed in writing with the Local Planning Authority, the scheme shall be carried out entirely in accordance with the bat mitigation details contained within section 4.5.3 of the Extended Ecological Enhancement Assessment Final Document Rev.1 February 2014 which was received on the 12 February 2014. 

Reason: To ensure that bats are protected during the demolition stages and to comply with policy QD18 of the Brighton & Hove Local Plan. 

Condition 12

Add low level lighting

The new car parking area including the access widening hereby approved shall be laid out fully in accordance with the details shown on plan P101 G received on the 19 May 2014, prior to the Construction Skills Centre being first brought into use.  Prior to the Construction Skills Centre being brought into use, a scheme for the low level external lighting of the car park shall be submitted to and approved in writing by the Local Planning Authority.  The scheme shall be implemented fully in accordance with the approved details and unless otherwise agreed in writing with the Local Planning Authority shall be retained as such there after. 

Reason: To ensure that the new parking area is laid out in accordance with the approved details and to safeguard the amenities of the occupiers of adjoining properties and ecology and to comply with policies WD18, QD27,  TR1 and TR7 of the Brighton & Hove Local Plan.

Condition 13

Unless otherwise agreed in writing with the Local Planning Authority, the surface water drainage system shall be fully installed in accordance with the details contained within the Flood Risk Assessment July 2013 and Drainage Layout Plan referenced Dr01 which were received on the 12 February 2014.

Reason: To ensure the existing infrastructure can facilitate the development and to reduce the risk of flooding and to comply with policies SU3 and SU15 of the Brighton & Hove Local Plan.

Condition 23

Remove in its entirety

              Condition 28

Notwithstanding the submitted plans, prior to the Construction Skills Centre above being first brought into use full details of all proposed gates, fencing and walls and the smoking shelter have been submitted to and approved in writing by the Local Planning Authority.  The details shall include elevational plans and shall also include details of the replacement fence on the western boundary of the site with Wilson Avenue.  All proposed gates, fencing and walls shall be fully installed within the approved details prior to the Construction Skills Centre being first brought into use.

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.

   New informative

This permission does not permit floodlighting. If the applicant wishes to install floodlighting in the future then this would need to be the subject of a separate planning application.

              Condition 30

Prior to the Construction Skills Centre being first occupied, details and evidence regarding the installation of the rainwater harvesting system detailed within the Rainwater Harvesting & Grey Water Recycling Systems Feasibility Study received on the 27 May 2014, shall be submitted to and approved in writing by the Local Planning Authority. The Rainwater Harvesting System shall be implemented fully in accordance with the approved details prior to the Construction Skills Centre first being brought into use and unless otherwise agreed in writing with the Local Planning Authority shall be retained as such thereafter.

Reason: to ensure that the Rainwater Harvesting System is installed and to comply with policies SU2, SU3 and SU15 of the Brighton & Hove Local Plan.