Hove Civic and Regency Societies Joint Planning Forum Notes of conclusions reached: July 2020 There was no meeting of the forum this month. The applications detailed below were reviewed by individual members and circulated for comment. Conclusions were reached by email, as shown. BH2020/01505 11 - 12 Rock Place Brighton BN2 1PF Demolition of existing buildings and erection of a part two, part three storey mixed use development comprising flexible co-working B1 use on ground & first floors, 3no one bedroom flats & 1no two bedroom flat (C3) on first & second floors with shared roof terrace. Reviewed by Richard Carroll This application is similar to one we looked at and supported previously, which was subsequently withdrawn. The revised scheme introduces a shared roof terrace and goes from 5 x 1 bed flats to 3 x 1 beds and 1 x 2 bed. The fenestration has also been changed. The developer has already completed work on a previously approved, similar scheme on the opposite side of the street. The quality of work is good. Conclusion The revised scheme is an improvement on the earlier one. The introduction of a 2 x bed flat together with the fenestration is welcomed. The RS supported the earlier scheme principally on regeneration grounds, developing an unattractive garage to provide employment space and residential accommodation. Richard Carroll will prepare a supportive comment for submission. _____________________________________________________________________ BH2020/0146 / BH2020/01467 Hill House 53 Western Road Hove BN3 1JD Proposed roof extension to adapt the existing mansard roof and provide 8no additional flats (C3) incorporating new terraces for the third and fourth floors, replacement of all windows, improvement of the existing third floor residential accommodation and associated works. Reviewed by Bob Ryder This building is the former department store “Hills of Hove”, dating from 1921, which closed in 1982. It is locally listed. The building reopened in 1987, with separate shop units at street level and converted flats above. A mansard roof was added to the (lower) central section, containing additional flats. The existing added rooftop is out of keeping with the main building and in very poor condition. The setbacks for the proposed new rooftop structure are well handled and the styling complements the original building well. There is some visual impact on 55 Lansdowne Road, but it’s limited. The proposed new front windows should be a noticeable improvement on the poor replica windows installed in the 1980s. However, the application has no details of the treatment to other windows. The Heritage Team are withholding overall support for the scheme, saying they need certainty about the other enhancements. Conclusion The proposed works will be a clear benefit to the appearance of the building on its Western Road frontage. However, clarification is needed of the other improvements to the existing building. A comment should be submitted: • Welcoming in principle the improvement to the roofline and front elevation • Encouraging the Council to seek clear assurances about other enhancements to be made to the building, to balance out some of the negative heritage impact of the rooftop extension. _____________________________________________________________________ BH2020/01432 Garages Opposite 6-10 St Johns Road Hove Demolition of existing garages (Sui Generis) and erection of a three storey building to form 4no residential flats (C3) Reviewed by Bob Ryder The site sits in a line of former stables/garages at the back of the tall houses in Palmeira Square and Adelaide Crescent, many of which have since been developed as two-storey houses. However, this site is at a pinch-point where the space between the tall houses and the back-buildings is at its tightest. Conclusion The main issue is the impacts on neighbouring residential properties. A judgement cannot properly be assessed in a ‘desk’ exercise: planning officers will need to make a decision after a site visit. For this reason, no comment will be made. _____________________________________________________________________ BH2020/01539 / BH2020/01538 St Peters Church Hall Shelley Road Hove BN3 5GD Replacement of ground floor west elevation window with new smaller window. Replacement of east elevation windows with new slimlite double glazed timber windows. Internal alterations to layout and associated works. Reviewed by Alasdair Glass Conclusion The church hall is listed Grade II, as the church and its attached presbytery. The proposed alterations to the windows in the west street elevation to allow them to be opened and improve their thermal performance are acceptable in principle. The proposed internal alterations are neutral or beneficial to the special interest of the building and beneficial to its utility. The minor alterations to the unseen east elevation are of no consequence. No comment needed. _____________________________________________________________________ BH2020/01600 / BH2020/01599 Flat 13 Arundel House 12 - 13 Arundel Terrace Brighton BN2 1GL Replacement of the existing 4th floor doors and windows with new aluminium bi- folding doors to front (south), new adjacent aluminium fixed glazed corner unit, and new aluminium side (east) door. Replacement of existing 4th floor decking. Reviewed by Alasdair Glass The proposal is to replace the existing full-height square glazed sliding doors with narrower, more weather-resisting bi-fold doors matching the size of the fixed glazing of the southeast corner, with a similar dark grey finish to the existing doors. Conclusion The proposal is neutral to the special interest of the building. No comment needed. _____________________________________________________________________ BH2020/01595 Medina House 9 Kings Esplanade Hove BN3 2WA Application for variation of condition 1 of application BH2019/01089 (Application for variation of condition 1 of BH2016/05893 (Demolition of existing building and erection of a single residential dwelling (C3) with associated hard and soft landscaping) to permit alterations to approved drawings to allow changes to elevation finishes, windows and internal layout) to permit revised Juliet balcony balustrade materials from glass to metal. Reviewed by Richard Carroll The proposal is to change the material of the Juliet balconies from glass to metal on the east, south and west elevation. The original glazed balconies did not have a top rail, leaving the laminated interlayer of the glass exposed to UV light and a corrosive atmosphere all year round. The proposed metal balustrades have a very thin profile and a non-reflective deep colour that will appear less visible than highly reflective glass. The metal finish chosen is in keeping with the material palette of the house and is to match both garden and internal balustrading. Conclusion The change in material is to be welcomed. As it is a relatively minor variation there is no need to comment. _____________________________________________________________________ BH2020/01620 / BH2020/01619 55-57 Goldstone Crescent Hove BN3 6LR Demolition of existing house and erection of three storey building with accommodation in roofspace to provide 2no three bedroom flats and 5no two bedroom flats (C3) with associated landscaping and parking. Reviewed by Richard Robinson This is a strange application. On the recommendation of the Planning Department there are two separate applications for a proposal that only works if both parts are constructed. The details of each new building are essentially identical. Conclusion Minor reservations about the sizes of the living areas in the new apartments on the ground and third floors. However, no comment is needed. _____________________________________________________________________ BH2020/01687 / BH2020/01686 6-8 Meeting House Lane Brighton BN1 1HB Change of use from shop (A1) to restaurant (A3). Replacement of all windows and doors, installation of new ground floor front gates and revised rear fenestration. Demolition and reistatement of two storey structure to rear, with raised ridge height, new hipped roof and flat roof side extension to incorporate new stairs. Installation of extraction equipment. Demolition and reinstatement of flat roof to allow for roof terrace with new roof lantern. Internal changes to layout and associated works and refurbishments. Reviewed by Roger Hinton The site is within the Old Town conservation area and the buildings are listed Grade II. The change of use from shop to restaurant has already been approved in 2018. The buildings have been unused for some time and this project is intended to bring them back into use. The intention seems to be to reinstate traditional style features to the windows and doors creating a more consistent appearance. using traditional materials. The proposed new roof lantern, extraction unit and changes to the rear would not be visible from the street, but may be visible from some private vantage points. Conclusion A welcome attempt to improve the existing buildings by re-instating features which are more in keeping with the age and character of the buildings. No comment is needed. _____________________________________________________________________ BH2020/01696 56-57 Lewes Road Brighton BN2 3HW Demolition of existing building and redevelopment to provide student bed spaces (Sui Generis) in a building ranging from 3 to 4 storeys, plus redevelopment of existing basement level, a flexible retail/cafe unit (Class A1/A3) and ancillary uses comprising bin stores, cycle stores,