Agenda item - BH2017/01280 - Argus House Units 2 & 8 Hollingbury Industrial Estate Crowhurst Road, Brighton - Full Planning

Erection of a new 3 storey, including basement and undercroft, car dealership building(Sui Generis) fronting Crowhurst Road and conversion of existing rear buildings to a builders merchants (Sui Generis), Warehouse and trade counter (B8) with provision of associated parking, cycle parking and landscaping.

RECOMMENDATION – MINDED TO GRANT

Ward Affected: Patcham

              Erection of a new 3 storey, including basement and undercroft, car dealership building(Sui Generis) fronting Crowhurst Road and conversion of existing rear buildings to a builders merchants (Sui Generis), Warehouse and trade counter (B8) with provision of associated parking, cycle parking and landscaping.

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

Officer Presentation

(2)          The Principal Planning Officer, Liz Arnold, introduced the application and gave a presentation by reference to plans, photographs and elevational drawings. It was explained that the application related to a site within the Hollingbury Industrial Estate measuring approximately 1.7 hectares. Currently the site comprised17,350sqm of mixed commercial floorspace (B1a, B2 and B8) spread across 2 interconnected buildings (a two storey office building on the northern side of the site, known as Factory 2 and a warehouse on the southern side, known as Factory 8, comprising mezzanines and different floor levels across the building). The last use of the site was for offices, print works and distribution warehouse for a local newspaper (use class Sui Generis). It had been stated within the application that the site had been predominantly vacant since the beginning of January 2016, following the relocation of the newspaper operations. There was a difference in levels across the site with the land decreasing in height down from Crowhurst Road to the access road (accessed from Carden Avenue).

(3)          Due to the difference in levels across the site, with the land decreasing in height from Crowhurst Road to the southern boundary of the site, the proposed access point into the showroom would be from the eastern side of the building, at the workshop level with a ramp located to the west of the proposed external rooftop display area, accessed from Crowhurst Road. Due to the nature of the existing floor space including the B8 storage and distribution units to the rear it was considered that this could lend itself to greater flexibility for sub division into smaller units which could enhance the attractiveness of the units and ensure their successful take up. Whilst there was limited scope for overspill parking immediately beyond the site it was however considered necessary for Travel Plans to be introduced by individual occupants in order to encourage and facilitate sustainable travel by staff. Subject to the Conditions set out in the report including measures to secure ecology and biodiversity enhancement opportunities the proposals were considered acceptable overall and minded to grant approval was recommended.

Questions for Officers

(4)          Councillor Miller sought clarification regarding the proposed access/exit arrangements from Crowhurst Road and details of any additional traffic throughput which was envisaged. The Development and Transport Assessment Manager confirmed that whilst small amendments to the existing arrangements would need to be made, any overall increase would be small and no problems were envisaged.

Debate and Decision Making Process

(5)          Councillor C Theobald expressed support for the scheme but expressed disappointment that s 106 monies could not be more widely used to effect improvements to play areas in Hollingbury/Patcham for example. Councillor Morris whilst also supporting the scheme expressed similar concerns in relation to the provision for public art. It was explained that the purposes for which s106 monies could be used and the area within which they could be used were narrowly prescribed.

(6)          Councillor Moonan sought confirmation in relation to phasing of the constituent elements of the scheme.

(7)          Councillor C Theobald stated that in her view the scheme was well designed and would represent an improvement to the existing buildings on site. Councillor Miller concurred in that view.

(8)       Councillor Cattell, the Chair, also commended the scheme.

(9)          A vote was taken and the 10 Members who were present when the vote was taken voted unanimously that Minded to Grant planning approval be given.

33.1       RESOLVED – That the Committee has taken into consideration and agrees with the reasons for the recommendation set out in the report and resolves that it is MINDED TO GRANT planning permission subject to a s106 agreement and the Conditions and Informatives also set out in the report and to the amendments set out below:

No development shall take place until a detailed design and associated management and maintenance plan of surface water drainage for the site using sustainable drainage methods as per the recommendations of the Level 1 Flood Risk Assessment completed in August 2016 has been submitted to and approved in writing by the Local Planning Authority. The approved drainage system shall be implemented in accordance with the approved detailed design prior to the building commencing.

Reason: As this matter is fundamental to the acceptable delivery of the permission to ensure that the principles of sustainable drainage are incorporated into this proposal and to comply with policy SU3 of the Brighton & Hove Local Plan.

Informative: To discharge the surface water drainage condition above the Local Lead Flood Authority would expect the developer to provide the following;

Details of the location of the existing soakaways and their condition.

Details and location of the final drainage infrastructure.

An appropriate soakaway test in accordance with Building Research Establishment Digest 365 (BRE365). Details of the results will need to be provided.

Appropriate calculations to demonstrate that the proposed sustainable drainage will be able to cope with both winter and summer storms for a full range of events and storm durations.

The applicant should demonstrate the surface water drainage system is designed so that flooding does not occur on any part of the site for a 1 in 30 year rainfall event, and so that flooding does not occur during a 1 in 100 (+30% allowance for climate change) year event in any part of a building or in any utility plant susceptible to water.

Additional S106 Head of Terms

-       The applicant enters into a S278 Agreement in order to secure the proposed highway works to provide modified vehicle and pedestrian accesses on Crowhurst Road as well as reinstate the grass verge where the existing pedestrian access is to be removed.

              Note: Councillor Gilbey was absent from the meeting during consideration of the above application.