Agenda item - BH2019/02864 - Nile House, Nile Street, Brighton BN1 1HW - Full Planning

1.    Liz Arnold (Principal Planning Officer) introduced the application and gave a detailed presentation by reference to site location plans, elevational drawings and photographs. It was noted that the main considerations in the determination of this application relate to the principle of development, design and appearance, heritage impact on the grade II listed building and the conservation area, impact on amenity,

highways and sustainability.

2.    It was noted that the Full Planning application and the Listed Building Consent application would be considered simultaneously.

Questions for Officer

3.    Councillor Daniel Yates was informed that all the buildings around the Black Lion Street intersection were listed. Only one new building was not listed.

4.    Councillor Joe Miller was informed that the roof materials proposed were grey tiles, the roof terrace proposed would allow people access up to the railings. It was noted that people on the new terrace would not be noticeable from the street.

Speakers

5.    Councillor Tom Druitt spoke as Ward Councillor in support of the application stating that this area was an unloved part of the historic lanes area. The application site was a dated 1980s building with several empty units on street level and offices above. The development would attract businesses which could then be retained. B1 office accommodation is needed in the city. The proposals could create 24-30 new jobs. The harm caused by the development is considered less than substantial with the proposed terrace set back from the edge of the building. It is noticed that the Conservation Advisry Group support the scheme. The Members were asked to overturn the case officer’s recommendation and approve the application.

Questions for Councillor Druitt

6.    Councillor Tony Janio was informed that the proposed chimney was a design feature.

7.    Councillor Daniel Yates was informed that frontage of the application building was listed.

8.    Mike Ford – the applicant spoke in support of the application and stated that they had worked within the heritage scheme and the roof extension would not be a focal point. The proposals are not considered to physically alter the building as the new extension will be set back. The development has been designed to react to views from the whole area, a sensitive setting. The proposed materials have been sensitively chosen with deep planters at the terrace edge to prevent access to the barriers at the edge of the building. Nile House was rebuilt in 1980s and the new chimney pots have been designed to fit with the area.

Questions for speaker

9.    Councillor Joe Miller was informed that the terrace could be used for small group meetings and would be set back from street level views. It was confirmed that the terrace was not a working space and would be complimentary to the offices that have access, not the lower floors of the building.

10.Liz Arnold confirmed that there was no condition to restrict numbers on the terrace.

Questions for Officer

11.Councillor Daniel Yates was informed that there was no data to hand to confirm the demand for office space or outdoor space.

12.Councillor Leo Littman was informed that the conservation officer and Conservation Advisory Group (CAG) had not discussed this application.

Debate

13.Councillor Sue Shanks stated that they supported the application.

14.Councillor Joe Miller expressed some concerns over the views of the proposal and in particular the new terrace. Councillor Miller suggested that should the application be approved a condition should be inserted to reduce the amount of time the terrace could be used.

15.Councillor Tony Janio raised concerns over the design of the chimney as it did not appear to be required. The noise emitted from the terrace was not a concern as it was not likely to reach street level. The proposed facades were not considered to be seen from the street. Councillor Janio supported the application.

16.Councillor Phelim Mac Cafferty commented that small businesses need help. It was noted that roofs in the Conservation Area are very important and it was considered that the application will cause harm. To reduce the impact, it was considered that the proposed terrace could be reduced. 

17.Councillor Leo Littman did not consider the existing building to look good and stated that the proposal was an improvement and the impact on the listed buildings in the area would not be great. Councillor Littman supported the application.

18.Councillor Daniel Yates commented that they were not convinced that the proposal would add to the amenities of the offices. The development was considered to have a negative impact on the area, particularly the views from Princes Albert Street and Black Lion Street. It was considered that a reduced terrace area would be better.

19.Councillor Nick Childs stated they did not support the application and agreed with the officer recommendation to refuse. The proposal was considered to be inappropriate and likely to damage the Conservation Area.

20.Vote: The Committee voted to refuse permission by a vote of 5 to 4.

21.Resolved: The Committee has taken into consideration and agrees with the reasons for the recommendation set out in the report and resolves to REFUSE planning permission for the reasons set out in the report.