Agenda item - BH2019/01743-Varndean College, Surrenden Road, Brighton - Full Planning

Provision of a new biodiversity area onto existing playing field to encourage the establishment of butterfly and invertebrate habitat.

RECOMMENDATION – GRANT

Ward Affected:Withdean

              Provision of a new biodiversity area onto existing playing field to encourage the establishment of butterfly and invertebrate habitat.

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

              Officer Presentation

(2)          The Planning Officer, Sven Rufus, introduced the application and gave a detailed presentation by reference to site plans, photographs and aerial photographs detailing the proposed scheme. It was noted that the considerations in determining this application related to the loss of sports fields; the alterations to land levels within the site; the impact on biodiversity and the impact of the proposals on neighbouring amenity.

(3)          It was considered that the broad layout of planting for herbaceous plants and trees across different parts of the site was suitable in terms of the ecological benefits they would provide. Whilst the immediate impact was likely to be modest in terms of biodiversity enhancements, the inclusion of certain species favoured by locally important species of butterfly would, in the longer term, provide real benefits to the biodiversity of the local area The raised land levels, as result of the bunds created from the spoil on site, would not be of sufficient height to be visible over the existing boundaries with the adjacent residential properties, and the distance between the bunds and the closest property would be at least 8m. On that basis it is not considered that the increased land levels would result in any harm to the amenity of neighbours. Overall, the scheme would have a positive impact on sustainability through biodiversity enhancements and could be delivered with no significant damage to the existing tree stock and the reduction in journeys to remove spoil from the site was also considered to be positive; approval was therefore recommended.

              Public Speakers

(4)          Mr Coleman spoke on behalf of neighbouring residents and on behalf of the Green Varndean Group in respect of the proposed scheme. The proposed scheme should be in addition to rather than a replacement for the existing biodiversity area. They wanted an additional condition imposed on any consent granted requiring the applicant in order to have to retain the existing butterfly reserve/ biodiversity area adjacent to the application site.

(5)          Mr Hoskins spoke on behalf of the applicant in support of their application. He explained that the proposed scheme was fully policy compliant would enhance the area and would enable the chalk which would be excavated to be used sustainably without the need for it to be removed from the site. The existing area of pitches at this location was of limited value.

(6)          Councillor Shanks sought confirmation from the objectors as to whether they were objecting to the proposed scheme in principle or to replacement of the existing biodiversity area.

              Questions of Officers

(7)          Councillor Fishleigh asked for clarification of the distance of this new area from the existing and its distance from neighbouring dwellings. Councillor Fishleigh enquired regarding the appropriateness of adding conditions to ensure protection of the existing space.

(8)          In relation to a point made by the objectors, the Legal Advisor to the Committee advised that it was not inappropriate for an applicant to seek to overcome a reason for refusal on a previous application. The area was well used and the public would still have access across the site although it was not a public open space.

              Debate and Decision Making Process

(9)          A vote was taken and the 9 members who were present a voted by 8 with 1 abstention that planning permission be granted.

46.8       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 also set out in the report.

              Note: Councillor Mac Cafferty was not present at the meeting during consideration of the above application.