Monitoring applications
A survey of planning applications, January to July 2012.
The format for for each entry is the same: the planning application reference number and the location of the site; a brief outline of the proposal; the comments or representations made by Hove Civic Society (HCS); the outcome of the application.
Design and access statements and sustainability checklists for the applications are available on the Brighton & Hove Council planning register where indicated.
Conserving our Architectural Heritage
One of the aims of Hove Civic Society is to support developments that maintain the appearance of the traditional buildings in Hove and we suggest that the current application* to add an additional storey to one of the tall buildings in The Drive should be supported. We will do this through our membership of the Conservation Advisory Group. Here is a drawing of the proposed development:
In common with most extensions and alterations to Victorian buildings that seek to retain heritage features, it is challenging to ensure that standards for environmental sustainability are also met, so it is reassuring to see that level 3 sustainability is sought. Could a higher level be achieved? It is good that additional housing will be provided and the proposed new flats are all either just above or just below the recommended minimum size. Might more innovative layouts be able to provide more living space whilst aiming to conserve both energy and architectural heritage?
*BH2012/00832/00833
BH2012/01178
58 Palmeira Avenue, Hove
Proposal - Erection of 8 residential apartments and associated parking.
Comment - The site is a vacant plot of land between a large villa and a modern block of apartments. Permission was granted for a similar block in 2007 and the design has been changed. As well as the apartments there is a concurrent application (see below) for a separate house to the rear. The precedent for contemporary blocks of apartments to sit alongside Edwardian houses has already been established in Palmeira Avenue. It is considered by the developers that their designs are ‘sympathetic to’ the traditional high quality housing, being of similar overall height and designed to reduce the visual effect of bulk (see the visualization diagram of the Western elevation). There are several attractive design and landscaping features.
The proposal is for six 2-bedroom flats of floor area 90 square metres, each with either balconies or patios/gardens both front and rear, and two 3-bedroom duplex apartments over the top two levels, of floor areas 146 square metres, with front terraces and front and rear balconies. All flats will exceed the public housing minimum sizes and are designed to LifeTime Homes standards, as is access to the block. Running costs are intended to be minimized through passive design features, PV solar panels on the flat roof, and energy efficient installations (see the Energy and Sustainability Report). One car parking space per flat, one additional space, and accommodation for bicycles will be provided at lower ground level. There is a bus route nearby.
Outcome - Pending.
BH2012/01177
58A Palmeira Avenue, Hove
Proposal and comment - In 2010 approval was given for a separate detached house to the rear of the proposed apartment block. The current application has been amended partly to preserve a beech tree, but also to extend features of sustainability and LifeTime Homes standards. Both have been achieved in the new design.
The house would consist of a two-winged ground floor with a smaller basement area. Bedrooms and bathrooms would occupy one wing and a glazed, insulated walkway would lead, past the beech tree, to the other wing with a large living area and a study/bedroom. The house would be spacious, have a covered parking area beside a double front door to allow easy wheel chair access.
Sustainability level 4 is sought, by means of solar panels and heat pumps situated outdoors (see energy and sustainability statement) and passive design features such as orientation to maximize light, top-rated appliances and ventilation. Like the apartment block, the house would have a green roof made of ‘downland grass’ to encourage biodiversity.
The occupiers of the house would share a communal garden with residents of the apartments, and there would also be outside amenity spaces for the house alone.
Outcome - Pending.
BH2011/03765
19-27 Carlton Terrace, Portslade
Proposal - demolition of existing buildings and erection of a 3-storey block of retirement apartments on behalf of McCarthy and Stone, consisting of twenty-eight 12-bed flats and thirteen 2-bed flats, and a separate block of four 1-bed flats (affordable housing), all with some landscaping and associated works and some car parking spaces.
*There is an existing, conditionally approved, application for this site, BH2010/03124, for lower density housing.
Comment - It is difficult to discern the dimensions of each proposed unit of accommodation but aspects of design and sustainability are well explained in the documentation. Amenity space would be largely communal, Lifetime Homes standards would be met and there are additional features, such as charging points for mobility scooters, suitable for elderly and less mobile residents. The additional block of ‘affordable’ flats would be built if considered viable. The site is ideally situated for public transport and shopping. It is estimated that the installation of community air source heat pumps for heating and hot water throughout the property, together with the energy efficient design and the sustainable sourcing of some of the building materials would result in a sustainability level 4, and a carbon dioxide reduction factor of 25% compared with 2010 building standards. The appearance of the 3-storey height of the main buildings would, it is claimed, seem less because of the set-back design of the top floors. Some architectural features would be distinctive of other buildings in Portslade.
*see Design, Access and Sustainability Statement
Outcome - Pending.
BH2012/00114
Park House, Old Shoreham Road, Hove - facing the South East corner of Hove Park
Proposal - Demolition of former residential language school and the erection of a 5-storey block of 71 apartments, an equal number of car parking spaces at either basement or ground level, individual and communal amenity spaces, extensive landscaping and public art, car club and secure cycle storage, PV solar panels and energy conservation features; the apartments would consist of 26x1-bedroom, 29x2-bedroom and 16x3-bedroom units.
Comment - The proposal addresses significant 21st century needs for good quality, highly sustainable living with consideration towards the local community. The modern design has features that, although it is in contrast to nearby buildings, it matches them in quality of materials, size of windows, the area of green spaces, roof levels and orientation. The apartments would provide a combination of private ownership, shared ownership and affordable rental opportunities. They would be energy efficient and in compliance with Lifetime Homes standards. Children’s outdoor play space would be provided. Ample, secure cycle storage and the proposed community car share scheme would be likely to reduce overall car usage among residents – and the site is close to the cycle lanes further along the Old Shoreham Road. The documentation provides outcomes of consultations about the proposed development, details of subsequent modifications and comments from the South East Regional Development Panel.
*see Design and Access Statements, parts 1,2 and 3.
Outcome - Conditionally approved in April 2012
BH2012/00097
189 Kingsway, Hove (Sackville Gardens conservation area) - site of former Sackville Hotel
Proposal - Erection of a terrace of five, 5-storey houses facing Kingsway, with basements and roof terraces, and a separate 5-storey building with basement, of two duplex flats and two maisonettes; all underground parking to be accessed from Sackville Gardens
Comment - Low density housing is proposed and the justification given includes distance from shops, limited public transport and the current shortage of primary school places in the area. However, provision of public transport and primary schooling will necessarily be increased within the lifetime of the proposed development.
*see Density Statement
The style of the proposed buildings is, in most respects, out of character with the Kingsway terraces immediately to the East and with the houses in Sackville Gardens. The proposal differs substantially, in terms of housing provision and design, from the proposal (BH2011/03957) for the adjacent site to the West.
*see Planning, Design, Access and Heritage statement
Accommodation would be spacious and Lifetime Homes standards met from the outset. Sustainability Level 4 is sought for the development, but there is potential to reach an even higher standard on this site.
HCS objects to the proposal.
Outcome - Refused for reasons of positioning directly onto Sackville gardens, architectural style of upper floors, excessive number of floors in relation to the adjacent seafront buildings, fails to satisfactorily and safely provide for the traffic demand it would create.
BH2012/00203
103 Boundary Road, Hove - a request to extend the time limit of the approval, granted on appeal, of BH2008/03442
Proposal - demolition of the existing house on the site and the construction of 7 flats, utilising basement and roof spaces
Comment - The Council refused the application on the grounds of overdevelopment of the site, inadequate accommodation in the basement and roof spaces, absence of private amenity spaces, difficulty in achieving Lifetime Homes standards for future applicants. Two appeals were made, one of which was upheld and the other refused. The appeal that was upheld suggested some conditions such as bicycle storage (in response to objections raised about parking space). No amended floor plans are provided with the current application
*see reasons for refusal and outcomes of Appeals A and B in the BH2008/03442 documentation
Outcome - Pending.
BH2012/00025
1-5 Franklin Road, Portslade
Proposal - Demolition of car showroom and workshops, and erection of nine new houses: a terrace of four 3-storey, 4-bed houses with frontages in Franklin Road; in a ‘mews’ formation behind would be another five houses, three 2-bed and two 3-bed. Every house would have a garden with bicycle storage and growing areas. Sustainability level 3 is sought, with the possibility of level 4.
*see ‘loss of commercial premises statement’ for arguments in favour of change of use
*see ‘design, access and sustainability’ statement for information about the design of the proposed development
Comment - The premises are currently vacant and there is strong justification for the proposed change of use, particularly since Franklin Road and St. Aubyns Road are predominantly residential streets. Valuable family-style accommodation would be provided, although the room sizes and possible features of Lifetime Homes standards are not easy to discern from the submitted documentation. Impact on neighbouring houses, in terms of the proposed design, scale and possible overlooking has been considered. Some off-street parking is proposed and bicycle storage for all houses.
Outcome - Conditionally approved in April 2012
BH2011/03909/03940
6-10 St. John's Road, Hove (Brunswick Town conservation area)
The current application is for an extension of the time limit of the approval granted in 2009.
Proposal - Construction of three town houses following the demolition of 6-8 St. John’s Road and the conversion of 10 St. John’s Road to provide two self-contained flats. The development was approved in 2009, following applications BH2007/02214/02217.
BH2011/03898/00939
Garages opposite 6-10 St. John's Road, Hove (Brunswick Town conservation area)
The current application is for an extension of the approval granted in 2009.
Proposal - Construction of 2-storey offices following the demolition of garages. The development was approved in 2009, following application BH2007/02257/02213.
BH2011/03957
191 Kingsway, Hove (Sackville Garden conservation area)
Proposal - Demolition of an existing block of 11 bedsits and the construction of a block consisting of eight 2-bedroom flats with front balconies and one 3-bedroom penthouse flat with a roof terrace. There would be car parking and cycle storage in the basement area.
*see design and access statement and the diagram of the proposed South elevation
*for sustainability statement see additional application BH2011/03956
Comment - The number of units of accommodation would decrease slightly but each unit would be considerably larger and likely to accommodate more people, more comfortably. Car parking spaces would increase and cycle storage would be added. Lifetime Homes criteria are likely to be met. The overall height would be much closer to that of the existing building to the West and there is the potential for development on the vacant site to the East to provide three adjoining buildings of similar heights. The aim for No. 191 is to build to a style that is modern but with some features in sympathy with the existing neighbouring building. Sustainability level 4 is sought.
There are features of the external appearance, such as the central access staircase, that go some way towards blending in with the neighbouring late Victorian building, but the facade would be much plainer. Overall, HCS feels it would be good to see more Victorian features, in common with those on buildings beyond Sackville Gardens to the East. We would like to see both 191 and 189 become a coherent part of this stretch of Kingsway in terms of architecture.
HCS objects to the proposal.
Outcome - Pending.
BH2011/03851
2-6 Pembroke Crescent, Hove (Pembroke and Princes conservation area)
Proposal - Conversion of existing care homes to form two 4-bedroomed semi-detached houses and one 6-bedroomed detached house, with associated works
*see design and access statement and sustainability checklist
*see BH2011/03852 for demolition of link building
Comment - Arguments in favour of change of use are given in the design and access statement, itself based on an extremely negative report on the care provided for the residents of the homes and analysis of the ways in which the care homes are financially non-viable. Few considerations of sustainability have been considered in the plans for the conversions and it is difficult to discern their floor areas from the electronically submitted plans. There is an intention to achieve Lifetime Homes standards, and strong arguments that the conversions would result in external improvements in appearance.
Outcome - Approved
BH2011/03850
21A-21B Station Road, Portslade
Proposal - Erection of three additional storeys above ground floor retail unit, to form two 1-bedroomed flats and two 2-bedroomed maisonettes, incorporating roof terraces at first and third floors and Juliet balconies at second floor, retention of retail space at ground floor
*see design and access statement
Comment - The design of the additional floors has taken into consideration the existing streetscape in a sympathetic way, and sustainability level 3 is sought. The planned floor areas exceed the public housing minimum standards. There is no reference to Lifetime Homes criteria.
Outcome - Refused for reasons of incompatibility with surrounding buildings, light and noise nuisance from adjacent supermarket, overlooking from car park, and inadequate cycle parking facilities.