Issue - items at meetings - Royal Alexandra Hospital Site - Planning Brief

Report of the Director of Environment (copy attached).

That the draft Planning Brief for the former Royal Alexandra Hospital site be approved.

113.1          The Cabinet member considered a report of the Director of Environment concerning the consultation process undertaken in relation to the development of a planning brief for the former Royal Alexandra Hospital site and seeking approval of the draft Planning Brief.

113.2          The Cabinet Member invited Mr Mike Hales to make his deputation.

113.3          Mr Hales spoke on behalf of residents of the ‘Alex Triangle’, which was the area of land within the Montpelier and Clifton Hill conservation area enclosed to the rear of properties Dyke Road, Clifton Hill and Clifton Road. He highlighted amenity issues, commercial viability issues and conservation issues and in particular raised concerns over ambiguity with the brief in relation to the permitted height, which he requested be removed.

113.4          The Cabinet Member thanked Mr Hales for the deputation, which he noted, and advised that he would provide a detailed written response at the end of the meeting which would address the complex issues raised. He noted that the brief did deal directly with some of the issues raised. It recognised the steeply sloping land level and suggested a height restriction of two to three stories in the north-west corner of the site. It also recognised the importance of open space and landscape and stipulated that all trees with a Tree Preservation Order be retained.

He explained that the council had taken into account the many consultation responses received and produced a framework that would bring forward a development that would be both economically viable and sensitive to the wider area. He advised that the degree of weight given to the brief would ultimately rest with the Planning Committee, or possibly with a Planning Inspector in the event of any future appeal.

113.5          The Cabinet Member reported that the consultation had resulted in over 150 responses from members of the public and 4 formal responses.  The options set out in the brief had been shared with the Conservation Advisory Group and tested by an independent Conservation expert as well as the District Valuer.  The results of the assessments had been used to inform the content of the Brief, which would be used to provide up-to-date planning guidance to developers and assist the council in assessing future proposals for the site.

113.6          Councillor Kennedy spoke in support of the brief on behalf of the Regency ward councillors and in her capacity as a member of the Planning Committee. She thanked officers for listening to the views of residents and Members and paid tribute to Councillor Hyde, Chairman of the Planning Committee for her commitment to the retention of the main building. She added that while commercial viability was important, developers had to be aware of other concerns.

113.7          Councillor Mitchell welcomed the brief and paid tribute to residents and conservation groups for their interest and contribution. She added that the council should consider producing such planning brief at an earlier stage in the process of the purchase and development of major sites.

113.8          Councillor Davey welcomed the brief in his capacity as a member of the Planning Committee and added that it reflected the main view of the Committee.

113.9          The Assistant Director City Planner advised that in developing planning briefs it was important to strike a balance; developers must be able to see commercial viability and the views of residents must be incorporated. With regard to retaining the villa, he explained that viability would need to be tested, but that improvements in the market would make it more feasible. In response to the question of height raised in the deputation he confirmed that the reference to five stories was only in relation to the principal buildings.

113.10      The Cabinet Member reported that he had received two late representations. The Montpelier and Clifton Hill Association had written to express their preference for the retention of the Victorian villa; the Cabinet Member advised that he was satisfied that the brief included a number of mechanisms to ensure that developers would give serious consideration to its retention. Boyer Planning, the planning agents acting of behalf of the landowner Taylor Wimpey, had raised concerns over the accuracy of Tables A and B on pages 21-22 of the brief; the Cabinet Member confirmed that the figures would be reviewed, but that as the process was unlikely to materially change the Deliverability section of the brief he would formally adopt it.

113.11      RESOLVED - That having considered the information and the reasons set out in the report, the Cabinet Member accepted the following recommendations:

(1)         That the draft Planning Brief for the former Royal Alexandra Hospital site be approved.