Agenda item - BH2017/03076, 2-4 Sackville Road, Hove - Full Planning Permission

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Agenda item

BH2017/03076, 2-4 Sackville Road, Hove - Full Planning Permission

Conversion of care home (C2) into residential apartment building comprising 4no flats at 2 Sackville Road and a nine bedroom house in multiple occupation (Sui Generis) at 4 Sackville Road with associated alterations including infilling of window to northern elevation and installation of sliding doors to western elevation.

RECOMMENDATION – GRANT

Ward Affected: Westbourne

Minutes:

Conversion of care home (C2) into residential apartment building comprising 4no flats at 2 Sackville Road and a nine bedroom house in multiple occupation (Sui Generis) at 4 Sackville Road with associated alterations including infilling of window to northern elevation and installation of sliding doors to western elevation.

 

            Introduction from Planning Officer

 

(1)          The Principal Planning Officer, Stewart Glassar, introduced the application and gave a presentation by reference to plans, photographs and floor plans.

 

(2)          The main considerations in the determination of this application related to the loss of the existing use, principle of the proposed uses, the impact upon neighbouring amenity, the standard of accommodation which the use would provide in addition to transport issues and the impact upon the character and appearance of the property and the surrounding area. A previous application (BH2009/00677) had been refused on the grounds that the site was providing a valuable service to the city as a care home which was still receiving residents from the city council. The care home had closed due to high vacancy rates in 2017.

 

(3)          A mapping exercise showed that 0.93% of the residential buildings in a 50m radius were currently in use as HMOs. There was to be only minor alterations to the building’s appearance. The proposed accommodation would meet the Government’s space guidelines.

 

(4)          The Planning Officer noted that four additional representations from residents objecting to the application had been received following re-consultation and that Condition 6 in the report should refer to drawing numbers 599/05B and 559/04B.

 

Questions to the Planning Officer

 

(5)          In repose to Councillor Hyde, the Planning Officer stated that the HMO was conditioned to have a maximum of 7 tenants.

 

(6)          Councillor Miller asked why Permitted Development (PD) rights were not being removed from the HMO as was usually done when a HMO was approved.

 

(7)          The Planning Manager responded that the PD rights for large HMOs was currently being addressed with the Planning Inspector as a recent decision suggested that large HMOs would not have PD rights but the Planning Team were asking for clarification. If the Planning Inspector clarified that large HMOs would have PD rights Officers could add an additional condition to the application to remove them from the HMO.

 

(8)          Councillor Miller stated that planning policy asked for large home conversations to provide affordable accommodation and for conversations of care facilities to provide units for people with special needs.

 

(9)          The Planning Officer stated that the application was not classified as a large home conversion and the number of units provided was below the minimum required for the Local Authority to require a proportion of affordable units. While the HMO would contribute to the city’s housing stock they were not C3 dwellings and where not counted as individual units.

 

(10)       In response to Councillor Morris, the Planning Officer stated that the four flats had a communal entrance and the HMO had two entrances on the opposite side of the building.

 

(11)       In response to Councillor Theobald, the Planning Officer stated that the final location of the outside cycle store was to be confirmed.

 

(12)       In response to the Chair, the Transport Planning Officer stated that the ambulance bay outside of the property could be removed to extend the general parking area.

 

(13)       In response to Councillor Moonan, the Planning Officer stated that the HMO would have communal outside space.

 

(14)       In response to Councillor Moonan, the Planning Officer stated that the only alterations to the outside of the property were at the rear so the front door would remain as an unused front door.

 

(15)       Councillor Moonan asked whether a bedroom in the middle of the common area would be suitable and if there would be any sound proofing.

 

(16)       The Planning Officer responded that this would be covered by building regulations.

 

(17)       Councillor Mac Cafferty stated that the Committee had placed conditions on new builds around acoustically proofing walls.

 

(18)       The Legal Adviser responded that where conditions have been placed on applications in the past it was supported by Environmental Health’s response to the application. A condition placed on this application would not be supported by evidence and may not stand up to appeal.

 

(19)       Councillor Mac Cafferty asked that if there was a further conversation between officers and the applicant could the officers consider a further condition on acoustically proofing the walls.

 

(20)       The Legal Adviser suggested that the Committee could agree to be minded to grant subject to officers considering an additional condition of acoustic insulation for the ground floor bedroom in the HMO.

 

Debate and Decision Making Process

 

(21)       Councillor Miller stated that he would not vote for the officer recommendation as he believed the application did not comply with planning policy.

 

(22)       A vote was taken and on a vote of 10 For, 1 Against and 0 Abstentions planning permission was minded to grant subject to officers considering the additional conditions suggested by the Committee.

 

121G.1RESOLVED That the Committee has taken into consideration and agrees with the reasons for the recommendation set out in the report and is MINDED TO GRANT planning permission for the reasons set out in the report subject to officers considering the additional conditions of acoustic insulation for the ground floor bedroom in the HMO and the removal of PD rights from the HMO.   

 

Supporting documents:

 


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