Agenda item

Conversion of brewery house to form 17 dwellings with external alterations to include: construction of additional storey; replacement windows and doors; replacement bay windows to southern elevation

The Planning Officer presented the report and drew attention to the Supplementary Matters which reported that:

Following the submission of an amended drawing to clarify the position of obscure glazed windows as required by Condition 13, Condition 2 (approved plans) has been updated to read as follows:

2) Unless agreed in writing by the Local Planning Authority, the permission hereby granted shall be carried out in accordance with the following approved drawings - Drawing numbers:

P19053-RFT-00-00-DR-A-0100 Rev-P01;

P19053-RFT-00-00-DR-A-0120 Rev-P01;

P19053-RFT-00-03-DR-A-0204 Rev-P01;

P19053-RFT-00-ZZ-DR-A-0200 Rev-P07;

P19053-RFT-00-ZZ-DR-A-0201 Rev-P04;

P19053-RFT-00-ZZ-DR-A-0300 Rev-P03;

P19053-RFT-00-ZZ-DR-A-0301 Rev-P04;

P19053-RFT-00-ZZ-DR-A-0401 Rev-P01;

P19053-RFT-00-ZZ-DR-A-0402 Rev-P01.

The Planning Officer read out a deputation from Alicia Denny against the application.

Councillor Hugh Mason gave a deputation in support of the application.

Deputations are not included in the minutes but can be viewed on the livestream on the following link

https://democracy.portsmouth.gov.uk/ieListDocuments.aspx?CId=157&MId=4552&Ver=4

Members' Questions

In response to questions from members, officers explained that:

·         The north, south and west elevations of Brewery House have no impact on neighbours. The east elevation is close to the St George's Court sheltered housing scheme. When St George's Court was built the proximity and impact of Brewery House was taken into account so most of its east side windows give on to corridors. At the ground floor there is little additional impact as pedestrians can already walk past St George's Court's windows as there is an alleyway running between the two buildings. The conditions relate mainly to flats on the first and second floors. Four flats (two on the first floor, two on the second floor) have obscure glazed windows. One window in three in the affected rooms is obscure and there is no significant impact on living conditions in the flats.

·         A bat survey was undertaken but not submitted as part of the original application. The council's ecologist said there was potential for bat roosts and gulls. A survey has since been passed to the ecologist who agrees there is limited opportunity for bats and no evidence of nesting gulls (though the flat roof is suitable nesting). The ecologist has proposed two informatives concerning the re-provision of bat roosts and bird boxes.

·         The Highways Authority has considered the Parking Standards Supplementary Planning Document which uses the premise that in the most highly accessible areas the expectation is that parking is lower. It is acknowledged that some residents will have cars but it is also possible to live in the area without one. Members have to make a judgment and weigh up the benefits and disadvantages of the proposal as a whole.

·         The local authority does not design buildings for applicants but noted that the design of the roof was a "bold solution" so has required the applicant to use the highest quality materials and to consider different ways of dealing with valleys and pitches. A design with the low point of the pitches at the end of the north and south elevations gave the building an "apologetic" appearance.

·         There are car parking spaces underneath Portsmouth University's Burrell House but there have been no discussions yet with the University about using them for Brewery House residents. The applicant could explore this option but it is not a requirement for them to do so.

·         Solar panels will be installed in the south facing valleys to maintain the crisp features of the roof.

Members' Comments

·         The proposal has no adverse ecological effect.

·         Some members felt the lack of parking was a reason for refusal. There are only seven unused parking permits in the area's Residents' Parking Zone and it is not as accessible as the Arundel Street development. On the other hand, buildings cannot be re-used if parking is a constraint.

·         It is good to bring an unused building back to life.

·         Some members felt the design, particularly the roof, was unsympathetic to the area whereas others thought it was very attractive and striking.

·         Exploring the option with the University of using some of the Burrell House car parking spaces is recommended.

·         The building could be used for other purposes such as an art gallery.

·         There is a lack of family housing in the proposed development.

RESOLVED

Permission was granted subject to the conditions set out in the report and delegated authority granted to the Assistant Director of Planning & Economic Growth.