Agenda item - BH2020/01275 - Dubarry House, Hove Park Villas, Hove - Full Planning

1.    It was noted that an in-depth presentation had been provided by officers in advance of the meeting and was included on the council website detailing the scheme by reference to site plans, elevational drawings and photographs which showed the proposed scheme in the context of neighbouring development. The main material considerations in the determination of this application relate to the principle of the development, the design and appearance of the proposal, including its impact upon heritage, the impact on amenity, the standard of accommodation, highway impacts and sustainability.

2.    The case officer updated the committee informing the Members that one further objection had been received making a total of 41 and the online petition had 1,519 signatures as of 2 September 2020.

3.    The Planning Manager informed the committee that the decision notice had been issued for the application in error. The decision notice could not be rescinded. The Members should proceed with hearing the speakers, asking questions and debating the application to understand how they would have voted.

4.    The Senior Solicitor informed the meeting attendees that the administrative error meant the decision could not be withdrawn. However, the Members should consider the application as normal and as if the decision notice had not been issued.

Speakers

5.    Ian Thompson informed the committee they represented the residents of Dubarry House. It is considered that the development would lead to a loss of light and privacy for the flats with existing balconies. The architecture of the existing building is beautiful and is a celebration of a bygone age. Opinion is against the development with a petition of over 1,500, some signatories having worked at the factory. The committee is requested to resist the destruction of this part of Hove history and to maintain the beauty of Hove.

Questions for speaker

6.    Councillor Fishleigh was informed that the opinion was that the development would not be seen from the street. The best view would be from Hove station platforms. It was also noted that a condition to move the bin store was not necessary as the bins are not prominent. The roofing felt is currently undergoing maintenance.

7.    Ward Councillor Allcock considered that the application, if approved, would have a detrimental impact on many Newtown Road residents. Particularly those living in 2 to 8 Newtown Road who will incur considerable loss of light and overshadowing at kitchen level on the ground floor. They will also be overlooked by the proposed flats with a significant impact on their amenity.

The existing residents within Dubarry House will be affected by the loss of part of the roof terrace, which was designed for the benefit of all leaseholders. The Councillor believed that there are currently 8 existing residential units in the Dubarry building and there has been no consideration for affordable housing in any of the previous planning applications. This is mainly due to the offices being converted to flats under Permitted Development. The councillor considered that the 3 flats proposed will be beyond the financial means of most residents and will do little to ease the situation regarding housing in our City.

8.    Ward Councillor Ebel: The Councillor noted that the first building you see when you travel to Hove by train is the iconic Dubarry building. The building is so iconic that it is listed in the Local List of Heritage Assets. The Dubarry building is also in very close proximity to the Hove Station Conservation Area. It was considered that whilst the principle of development on the roof is lost, due to a previous planning application approved at appeal, modifications to the building must still be well designed. The Councillor considered that this alteration to the roof line of the Dubarry building will significantly alter the character of the building to its detriment. The proposed changes are not considered a good enough design to compensate for this. The applicant plans to build only three additional flats. It is considered that this does not outweigh the negative effect the changes will have on the host building and the nearby conservation area. The Councillor asked the committee to refuse planning permission for this application.

9.    Ward Councillor O’Quinn: The Councillor noted that the building is on the local list of heritage assets and the council have never sought to apply for national listed status for the Mosaic frontage of the building despite its historical significance. There have been many applications to build on the roof and in 2018 a full width extension on Microscape House was passed and this established the principle of development at roof level. However, other applications have failed since then and been turned down at appeal.

The Councillor commented that when they stood at the junction of Newtown Road and Hove Park Villas they could clearly see a shed like structure on the roof, which marred the building line and flats will be even more visible. It was considered that they would also be seen from the Clarendon and Ellen estate and from the newly proposed 1-3 Ellen St development. The Councillor considered the real beauty of Dubarry House is seen when standing on the platforms of Hove Railway Station. What has already been built there can be seen quite clearly. The removal of overhanging felt and handrails on the Hove Park Villas site will not offset the damage caused to this historic building.

10. Gareth Giles spoke as the agent for the applicant and thanked the officers for the positive pre-application discussions. It was considered that the single storey proposals are low key and low impact with setback to prevent overlooking or overshadowing. The northside windows will be obscured glazed to protect privacy and the repair of the building will be included in the development. The communal roof terrace will be improved and kept for residents.

Questions for speaker

11. Councillor Theobald was informed by the agent that the bin store had been moved to behind the railings on the ground floor.

12. Councillor Miller was informed that the application site is the eastern end of the building and was the main building. The western extensions are taller than Dubarry House. The development is considered to restore the order of the building with most of the terracing already extended.

Questions for Officers

13. Councillor Hugh-Jones was informed that there were no projecting balconies to the east or south on the existing building. The daylight and sunlight assessments were acceptable for Newtown Road and there was considered to be no significant impact on the properties in the road.

Debate

14. Councillor Theobald noted that a similar scheme had been granted permission in 2019 and stated they supported the application that would not be seen much by the residents and will return the roofline.

15. Councillor Miller stated they were against the application.

16. Councillor Hugh-Jones noted the heritage aspects were acceptable and the development would re-instate the roofline, improve the roof and railings. The Councillor supported the application.

17. Councillor Fishleigh considered the development would not spoil the view from Hove station and supported the application.

18. Councillor Childs considered the scheme would not cause much damage and supported the application.

19. A vote was taken and of the 9 Members present on a vote of 8 to 1 planning permission was granted. (Councillor Henry had left the meeting before the item was discussed and took no part in the discussions or vote).

20. 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 would have been minded to GRANT planning permission subject to the Conditions and Informatives in the report.