Initial template

No:	BH2024/02422	Ward:	Brunswick & Adelaide Ward
App Type:	Listed Building Consent
Address:	52 Brunswick Place Hove BN3 1NB
Proposal:	Removal of external spiral staircase and relocation of existing fire escape, installation of French doors to allow access to lower ground floor & ground floor courtyards, minor internal reconfigurations to provide additional bedroom to Flat 1, new access and provision of terrace area for Flat 2 with privacy screening and minor internal reconfigurations for Flats 1, 2, 3, 4, Lower Ground Floor Flat A and Lower Ground Floor Flat B.
Officer:	Michael Tucker, tel: 292359	Valid Date:		03.10.2024
Con Area:	Brunswick Town	Expiry Date:		28.11.2024
Listed Building Grade:		Expiry Date:		28.11.2024
Listed Building Grade:		EOT:
Agent:	Lewis And Co Planning SE Ltd Lewis & Co Planning 2 Port Hall Road Brighton BN1 5PD
Applicant:	52 Brunswick Place Ltd C/o Lewis & Co Planning SE Ltd 2 Port Hall Road Brighton BN1 5PD

1. RECOMMENDATION

1.1. That the Committee has taken into consideration and agrees with the reasons for the recommendation set out below and resolves to GRANT planning permission subject to the following Conditions and Informatives:

Conditions:

1. The development hereby permitted shall be carried out in accordance with the approved drawings listed below.

Reason: For the avoidance of doubt and in the interests of proper planning.

Plan Type	Reference	Version	Date Received
Proposed Drawing	7305/020	A	18 December 2024
Proposed Drawing	7305/021		3 October 2024
Proposed Drawing	7305/022		3 October 2024
Proposed Drawing	7305/022	A	18 December 2024
Proposed Drawing	7305/031		3 October 2024
Location and block plan	7305/001		3 October 2024

2. The works hereby permitted shall be commenced before the expiration of three years from the date of this consent.

Reason: To comply with Sections 18 (as amended) and 74 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

3. No works in relation to the removal of the existing metal spiral staircase and walkway shall take place until a method statement detailing the process of removal and how fabric would be made good following the development has been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out in strict accordance with the approved method statement.

Reason: As insufficient information has been submitted, to ensure the satisfactory preservation of this listed building and to comply with policies DM27 of Brighton & Hove City Plan Part 2, and CP15 of the Brighton & Hove City Plan Part One.

4. No works in relation to the new cast metal staircase hereby permitted shall be commenced until full details of the proposed staircase including 1:20 scale sample elevations have been submitted to and approved in writing by the Local Planning Authority. The works shall be implemented in strict accordance with the agreed details and maintained as such thereafter.

Informatives:

1. In accordance with the National Planning Policy Framework and Policy SS1 of the Brighton & Hove City Plan Part One the approach to making a decision on this planning application has been to apply the presumption in favour of sustainable development. The Local Planning Authority seeks to approve planning applications which are for sustainable development where possible.

2. SITE LOCATION

2.1. The application relates to a five-storey over basement terraced building on the western side of Brunswick Place. The building is in residential use comprising seven residential flats (C3).

2.2. The building is grade II listed and is located within the Brunswick Town Conservation Area. The properties within the terrace retain many original architectural features and a high degree of uniformity fronting Brunswick Place, with full width segmental bays rusticated ground floors and first floor full width balconies, stepping in height as the road rises away from the sea. The rear elevations of the terrace are more varied and have been subject to a greater degree of change over the years.

3. RELEVANT HISTORY

3.1. BH2024/02421 (Full Planning) - Removal of external spiral staircase and relocation of existing fire escape, installation of French doors to allow access to lower ground floor & ground floor courtyards, minor internal reconfigurations to provide additional bedroom to Flat 1, new access and provision of terrace area for Flat 2 with privacy screening. Under consideration

4. APPLICATION DESCRIPTION

4.1. Listed building consent is sought for external alterations including the removal of a spiral staircase at the rear and the relocation of an existing fire escape, the installation of French doors on the lower ground, ground and first floors and creation of a terrace area for Flat 2 with privacy screening. The proposal also includes internal alterations to provide an additional bedroom for Flat 1 and reconfigurations of the internal layout for Flats A, B, 2, 3 and 4.

4.2. The plans have been amended since the initial submission to adjust the alignment of the proposed French doors, and to reduce the size and number of various rear terraces.

5. REPRESENTATIONS

5.1. One (1) letter of objection has been received, summarised as follows:

· Harm to neighbouring amenity by way of increased enclosure and noise, and loss of light and privacy

· Poor design and harm to the character of the listed building

5.2. Full details of representations received can be found online on the planning register.

6. CONSULTATIONS

6.1. Heritage: No objection subject to conditions

No objection to the removal of the rear staircase/fire escape, the proposed internal alterations or to the proposed terraces and privacy screening. A method statement for the removal of the existing staircase and details of the proposed new staircase should be secured by condition.

6.2. However, the alignment of the proposed French doors should be adjusted to better reflect the existing fenestration on the upper floors.

6.3. The proposed internal changes would involve relatively minor interventions, where the planform has already been altered. As such the special interest of the listed building would not be further impacted on by these changes.

7. MATERIAL CONSIDERATIONS

7.1. In accordance with Section 38 (6) of the Planning and Compulsory Purchase Act 2004, this decision has been taken having regard to the policies and proposals in the National Planning Policy Framework, the Development Plan, and all other material planning considerations identified in the "Considerations and Assessment" section of the report.

7.2. The development plan is:

· Brighton & Hove City Plan Part One (adopted March 2016);

· Brighton & Hove City Plan Part Two (adopted October 2022);

· East Sussex, South Downs and Brighton & Hove Waste and Minerals Plan (adopted February 2013, revised October 2024);

· East Sussex, South Downs and Brighton & Hove Waste and Minerals Sites Plan (adopted February 2017);

· Shoreham Harbour Joint Area Action Plan (adopted October 2019).

8. POLICIES

The National Planning Policy Framework (NPPF)

Brighton & Hove City Plan Part One

SS1 Presumption in Favour of Sustainable Development

CP15 Heritage

Brighton & Hove City Plan Part Two

DM26 Conservation Areas

DM27 Listed Buildings

Supplementary Planning Documents:

SPD09 Architectural Features

9. CONSIDERATIONS & ASSESSMENT

9.1. The main considerations in the determination of this application relate to the impacts of the works undertaken on the historic character and appearance of the Grade II Listed Building, and the wider Conservation Area.

9.2. In considering whether to grant listed building consent the Council has a statutory duty to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Moreover, when considering whether to grant listed building consent for development in a conservation area the Council has a statutory duty to pay special attention to the desirability of preserving or enhancing the character or appearance of the area.

9.3. Case law has held that the desirability of preserving a listed building or its setting or any features of special architectural or historic interest it possesses, and the desirability of preserving or enhancing the character or appearance of a conservation area should be given "considerable importance and weight".

9.4. Externally, the proposals comprise:

· Removal of an external spiral staircase and walkway

· Erection of a new cast metal staircase

· Insertion of three French doors to the rear at lower ground, ground and first floors

· Creation of a roof terrace with obscured privacy screening to the rear at first-floor level

9.5. Various internal alterations are also proposed, including new and revised openings and partitions, to reconfigure the layout of several of the flats within the building and to create a second bedroom for Flat 1.

9.6. There is no objection to the loss of the spiral staircase and walkway. Whilst historic, these features are considered by the Heritage team to be of low significance and currently obscures the rear elevation. In accordance with the comments of the Heritage team, a condition is attached to secure a method statement for the removal of this feature.

9.7. The proposed new cast metal staircase is considered acceptable in principle; however it would be necessary to secure further details of this feature, and a suitably worded condition is attached.

9.8. The proposed French doors to the rear of the outrigger would be in painted timber and have been amended to better align with the existing fenestration on the upper floors. The proposed French doors would replace a sash window and a non-original door and are considered acceptable on this basis.

9.9. The proposed privacy screening to the roof terrace at first floor would comprise frosted glass at 1.7m in height. The screen would run around the southern and eastern boundaries of the flat roof but has been amended since the initial submission to be set in from the northern side boundary. Whilst such terraces do not appear to be established features at the rear of Brunswick Place, the rear wing of the building is of lower significance due to the number of past alterations that have taken place, and the terrace screening would have a lightweight yet contrasting appearance to the building. On this basis and in accordance with the comments of the heritage consultee it is considered that the terrace screening would not be objectionable in design or heritage terms.

9.10. The proposed internal changes would involve relatively minor interventions, where the planform has already been altered. As such it is considered that the special interest of the listed building would not be further impacted by these changes.

9.11. Overall, subject to the attached conditions, it is considered that the proposed works would not harm the historic character or appearance of the Grade II Listed Building or the wider conservation area, in accordance with policies CP15 of the Brighton & Hove City Plan Part One and DM26 and DM27 of City Plan Part 2.

10. EQUALITIES

10.1. Section 149(1) of the Equality Act 2010 provides:

1) A public authority must, in the exercise of its functions, have due regard to the need to—

(a) eliminate discrimination, harassment, victimisation and any other conduct that is prohibited by or under this Act;

(b) advance equality of opportunity between persons who share a relevant protected characteristic and persons who do not share it;

10.2. Officers considered the information provided by the applicant, together with the responses from consultees (and any representations made by third parties) and determined that the proposal would not give rise to unacceptable material impact on individuals or identifiable groups with protected characteristics.