Agenda item - BH2017/02583 - Victoria Gardens North And South, Grand Parade, St Peter's Church, York Place (Valley Gardens), Brighton - Full Planning

Hard and soft landscaping works to Victoria Gardens North and South and grounds of St Peters Church, including creation of public square to front of St Peter's Church, relocation of car parking spaces to North of church, new cycle routes and pedestrian paths, lighting and associated works.

RECOMMENDATION – MINDED TO GRANT

Ward Affected: St. Peter's & North Laine

Hard and soft landscaping works to Victoria Gardens North and South and grounds of St Peters Church, including creation of public square to front of St Peter's Church, relocation of car parking spaces to North of church, new cycle routes and pedestrian paths, lighting and associated works.

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

Officer Presentation

2)               The Planning Officer introduced the application and gave a presentation with reference to plans, photographs and elevational drawings and explained that Valley Gardens was within the Valley Gardens Conservation Area. The application proposed the improvement of cycle and pedestrian links within the site, new tree planting and landscaping and the creation of a public square. It was noted that the applicant had consulted with the local residents and businesses, especially regarding the location and connectivity of the footpath links.

3)               It was explained to the Committee that the application included the creation of a public square located in front of St Peter’s Church which resulted in the existing car park being relocated to the rear of the church. St Peter’s Church was a Grade II listed building and the proposed public square in the foreground of the church would enhance the area and would provide a seating area that could be used by the church users. A representation had been made by St Peter’s Church and it stated that the majority of the application was supported; however, there were concerns for the reduction of parking spaces and the landscaping materials.

4)               It was explained that the footways and cycle paths would be ground gravel of various shades and the Planning Manager showed the Councillors a sample. The two listed monuments and the Mazda Fountain on the site would be retained. The proposal included the planting of 175 new trees, a meadow fringe and rain garden planting and a lawn area that could be used for temporary events.

Questions for Officers

5)               In response to Councillor C. Theobald the Development and Transport Assessment Manager explained that there were currently 24 parking spaces in the car park outside the church; however, these were not all independently accessible. Currently only 16 spaces were able to be used and there were 12 proposed parking spaces in replacement; therefore, there was a loss of four parking spaces. There was disabled parking proposed and the church could use permits if they felt the need for the remaining parking spaces. The freehold of the land belonged to Brighton & Hove City Council but they allowed the church to use it. He added that there was public parking available in the area.

6)               In response to Councillor Hyde the Planning Manager explained that the representation from St Peter’s Church was received on 7 November 2017 and noted that it was not an objection but raised concerns regarding the changes to the car park.

7)               In response to Councillor Moonan the Development and Transport Assessment Manager stated that the access to St Peter’s Church was at the eastern side and there was not a different in distance from the church to the existing car park and proposed car park.

8)               In response to Councillor C. Theobald the Planning Officer explained that there was proposed separate planting between the cycle paths and the lawn. The west of the site was to be planted with wild flowers and wild grasses. There was not a proposal to remove any trees and the Arboricultural comments received were focussed on the protection of existing trees during the construction work. The applicant intended for the scheme to be low maintenance and would be maintained by City Parks. It was added that the maintenance cost would not be significantly higher than the current costs.

9)               In response to Councillor Miller it was explained that the casing of the existing trees had not been detailed; however, this would be covered in conditions 10 and 13 which ensured existing trees were protected. It was noted that the ages of the new trees were required at condition stage as this was not stated in the application.

10)            In response to concerns raised by Councillor Mac Cafferty it was explained that the developer must provide details on the existing trees before, during and after the construction has taken place.

11)            It was explained to Councillor Miller that the Mazda Fountain was to be retained, including the red slabs around the fountain. The quality of the street furniture was secured by condition 20 and condition 6 would ensure there was appropriate lighting. The majority of the existing lighting on site would be retained and there was further lighting proposed which were likely to be lanterns.

12)            In response to Councillor Mac Cafferty it was noted that comments were received from the internal Heritage Team and they had recommended approval as the visual impact would improve the area and views towards St Peter’s Church. Comments had not been received from Historic England; however, the Planning Manager explained that as they were not statutory consultees in relation to this application they weren’t consulted. The Planning Officer explained that there had not been a further update on advertising or the retention of the fountain and listed structures.

13)            In response to Councillor Moonan it was explained that there was proposed event space on the plans and this could extend over the proposed footpaths for larger events. As there was a dedicated space this would minimise the impact as there was currently a detrimental impact on the site from events.

14)            In response to the CAG representative it was explained that the proposed scheme would not include the removal of any trees on site and the Mazda Fountain control box would be retained. It was also explained that comments had been received from the Heritage Officers regarding the lighting and lantern design and further information was required from the applicant.

Debate and Decision Making Process

15)            Councillor Mac Cafferty explained that he had concerns regarding the maintenance of the site and stated that it would need to be maintained to the highest standard. He explained that there were missing elements of the drinking fountain and noted that it would have been positive for this to be incorporated into the scheme. The site would provide a new park for residents living in the city centre who did not have gardens; therefore, he welcomed the application and explained he would be supporting the Officer’s recommendation.

16)            Councillor Miller explained that he would be supporting the Officer’s recommendation. He noted that the street furniture, lighting and the public realm needed to be of the highest standard and suggested a similar brick to what was used at the roundabout improvements at Seven Dials. He was glad to see the area regenerated and have an improved access route to the level.

17)            Councillor Hyde noted concern for the maintenance of the site.

18)            Councillor C. Theobald explained that she was pleased with the diagonal pathways; however, had concern for the car parking for St Peter’s Church and the maintenance of the site. She noted that the scheme would enhance the area and, therefore; she would be supporting the Officer’s recommendation.

19)            The Chair then put the application to the vote, and the Officer recommendation that the application be granted was carried by 8 votes in support and 1 abstention.

73.2       RESOLVED – That the Committee has taken into consideration and agrees with the reasons for the recommendation set out in the report, and resolves to GRANT planning permission subject to the conditions and informatives set out in the report and the amended condition below:

Amend wording of condition 13:

Notwithstanding the submitted drawings, no development shall commence until a full scheme for landscaping of trees and plants, including numbers, species, details of size and planting method of any trees, and details of the boxing around the trees, has been submitted to and approved in writing by the Local Planning Authority. All planting, seeding or turfing comprised in the approved scheme of landscaping shall be carried out in the first planting and seeding seasons following the first occupation of the building or the completion of the development, whichever is the sooner; and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

Reason: To enhance the appearance of the development in the interest of the visual amenities of the area and to comply with policies QD15 of the Brighton & Hove Local Plan and CP12 of the City Plan Part One.

Note:  Councillors Robins and Littman were not present for the consideration and vote on the application.