Agenda item - BH2012/00712 - 9 Ridgeside Avenue

Demolition of existing garage and erection of a granny annexe ancillary to the main dwelling house.

Recommendation – REFUSE

H.        BH2012/00712 – 9 Ridgeside Avenue, Brighton

(1)       Demolition of existing garage and erection of a granny annexe ancillary to the main dwelling house.

(2)       The Area Planning Manager (East),Claire Burnett gave a presentation detailing the scheme by reference to photographs and drwaings. The current scheme was not significantly different from any of the earlier refused schemes. It was noted that the existence of badger setts had been alleged by neighbouring occupiers and that a letter had been received from the South Downs Badger Protection Group. The applicant’s attention had therefore been drawn to the Protection of Badgers Act 1992 and the Wildlife and Countryside Act 1981 (as amended).The issue of boundary lines has been raised by neighbours and objectors. The proposed development appeared to be completely independent of rather than ancillary to the main dwelling house and it was considered that the applicant had failed to address matters relating to the small plot size and amount of space around the proposed annexe. The development failed to enhance the positive qualities of the neighbourhood and was out of character with the surrounding area which was predominantly spacious in character. Furthermore there was concern as to whether it would be genuinely be used as an ancillary building. Refusal was therefore recommended

            Public Speakers and Questions

(3)       Councillor Pidgeon spoke in his capacity as a Local Ward Councillor setting out his objections to the scheme. He stated that the proposed development was very similar to that which had been rejected on numerous previous occasions. The house would lie in an identical position to that in the previous application virtually wedged against the north fence. The granny annex would be expected to be more closely connected to the main house but it was entirely separate and there did not appear to be any special facilities for anyone who was elderly and/or disabled. There were concerns in relation to the impact on the local badger population, the proposed development would also result in increased traffic which would reduce the quality of the residential environment for neighbouring residents. There had been 5 failed applications, all very similar and 3 appeals which had been dismissed by the Planning Inspectorate and the Committee were also invited to reject this application. The site was totally inappropriate for the proposed form of development.

            Questions of Officers, Debate and Decision Making

(4)       Councillor Mrs Theobald concurred in the views expressed by Councillor Pidgeon stating that successive applications had been made for essentially the same scheme which in her view was completely inappropriate for the site.

(5)       Councillors Hawtree and Randall were in agreement that the proposed scheme was not appropriate to the site and appeared as a separate dwelling unit rather than as an annexe which was ancillary to the 9 Ridgeside Avenue, they were in agreement it should be refused.

(6)       A vote was taken and members voted unanimously that planning permission be refused.

187.8    RESOLVED – That 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 following reasons:

1.      The development fails to enhance the positive qualities of the neighbourhood. It would be out of character with the surrounding area as it would appear cramped within the plot of the main dwelling, and the positioning and layout of the ancillary accommodation would fail to reflect the spacious character of the area. The application is therefore contrary to policies QD1 and QD2 of the Brighton & Hove Local Plan.

2.      Notwithstanding reason for refusal 1 above, the submitted drawings suggest the development would result in the formation of a separate residential unit which would not be ancillary to the primary residence. The space within the site is of an inadequate size to accommodate an additional dwelling whilst preserving the open character of the area. The proposal represents an over development of the site, out of keeping with the surrounding area, and contrary to policies QD1, QD2 and QD3 of the Brighton & Hove Local Plan which seek to ensure a high standard of design, and secure an intensity of development appropriate to the locality.

Informatives:

1. This decision is based on drawing nos.0045.EXG.01, 0045.PL502A, 0045.Pl500A, and 0045.PL.501A received on 8 March 2012.