Agenda item

Application for Development: 27-29 Clasketgate, Lincoln

Minutes:

The Planning Manager:

 

a.    advised that planning permission was sought for the erection of a seven storey building to incorporate 114 bed spaces of student accommodation on a Sui Generis basis, alongside a commercial unit at ground floor level along Clasketgate, following demolition of an existing building (Revised Plans)

 

b.    described the application site situated on the north west corner of the junction of Clasketgate with Flaxengate, currently comprising of a three storey white rendered building, formerly the office of Pygott and Crone Estate Agency, and associated car parking to the rear, located within Conservation Area No. 1 'Cathedral and City Centre'

 

c.    highlighted that an application for the erection of a 63-bedroom hotel with a restaurant to its roof was approved for the site by the Members of the Planning Committee in May 2018 including the demolition of the existing Pygott and Crone Estate Agency; the current proposals would therefore offer an alternative use to these proposals

 

d.    reported that in addition to the direct site history, work had commenced on the site immediately to the north of the application site which had planning permission for a five storey building for students with a total of 118 bed spaces

 

e.    provided details of the policies pertaining to the application as follows:

 

·         Policy LP1: A Presumption in Favour of Sustainable Development

·         Policy LP2: The Spatial Strategy and Settlement Hierarchy

·         Policy LP3: Level and Distribution of Growth

·         Policy LP5: Delivering Prosperity and Jobs

·         Policy LP7: A Sustainable Visitor Economy

·         Policy LP9: Health and Wellbeing

·         Policy LP13: Accessibility and Transport

·         Policy LP14: Managing Water Resources and Flood Risk

·         Policy LP16: Development on Land Affected by Contamination

·         Policy LP17: Landscape, Townscape and Views

·         Policy LP21: Biodiversity and Geodiversity

·         Policy LP24: Creation of New Open Space, Sports and Recreation Facilities

·         Policy LP25: The Historic Environment

·         Policy LP26: Design and Amenity

·         Policy LP29: Protecting Lincoln’s Setting and Character

·         Policy LP31: Lincoln’s Economy

·         Policy LP33: Lincoln's City Centre Primary Shopping Area and Central Mixed Use Area

·         Policy LP36: Access and Movement within the Lincoln Area

·         Policy LP37: Sub-Division and Multi-Occupation of Dwellings within Lincoln

·         National Planning Policy Framework      

 

  1. outlined the responses made to the consultation exercise

 

  1. referred to the update sheet which contained a Computer Generated Image (CGI) Technical Statement submitted by the applicant, addressing a consultation response contained also within the Update Sheet suggesting that the CGI’s submitted in support of the application were inaccurate

 

  1. advised members of the main issues relevant to the consideration of the application are as follows:

 

  • The Principle of the Development;
  • The Impact of the Design of the Proposals;
  • The Implications of the Proposals upon Amenity;
  • Sustainable Access, Highway Safety and Traffic Capacity;
  • Other Matters; and
  • The Planning Balance.

 

  1. concluded that:

 

  • The building proposed was appropriate in terms of its use and of a high quality design.
  • The design was clearly different from the approved hotel but was equally appealing and sensitive to its context.
  • The scale and massing was very similar to the previous approval and the relationship with the building under construction to the north was equally carefully considered.

 

Dominik Jackson of Jackson & Jackson Developments Limited addressed Planning Committee on behalf of the Applicant in support of the development, covering the following main points:

 

·         There was an urgent need for purpose-built student accommodation across the city.

·         The University of Lincoln had enjoyed recent success being in the UK top ten positionfor student satisfaction.

·         The University now operated a medical school in partnership with the University of Nottingham.

·         Intake of post graduate students was up 6% and under graduates by 7%.

·         99% of purpose built student accommodation in the city was full.

·         His company had no involvement in the previous application on the same site for a hotel, this was a new project.

·         A hotel may struggle to get financial backing in this area.

·         The proposal for student accommodation was a fresh scheme using exceptionally high quality materials.

·         The architecture of the proposed building was relevant to several RIBA buildings including one in London.

·         The design was sympathetic to the local street scene.

·         Local companies would be used for the build, which could start immediately.

·         Archaeological considerations so far had involved the local community and the same ethos would be continued.

·         The proposed development was of an identical footprint to the previous approved application with slightly less height.

·         In respect of the objections received regarding the visuals, these drawings were prepared to a high degree of accuracy by us as applicant, as explained in the Update Sheet.

·         A gallery would be dedicated to the cultural quarter on the bottom floor of the building.

·         The design was led by a local builder.

·         Materials would be of excellent quality.

·         The build was ready to start should planning permission be granted.

 

Members discussed the content of the report in further detail, raising comments as follows:

 

·         Student accommodation in this part of the city would not have an impact on the local residential area.

·         It was nice to see the growth of the University alongside the benefits it brought to the economy.

·         It was pleasing to note a local builder was involved.

·         Praise should be awarded to the applicant for creating a gallery on the bottom floor of the development.

·         The proposed development was visually pleasing, although choice of a lighter coloured material for the external façade of the building would brighten up this narrow street.

·         Members had previously been told that hotel accommodation was needed conflicting with news today that it couldn’t be built.

 

Members referred to student accommodation to be provided here which would be included within the housing stock figures for the city, and asked how far we needed to go to meet our housing allocation target.

 

Members highlighted that inclusion of student accommodation in housing stock data did not help those families on the waiting list in the city. It would be useful to be shown evidence that the provision of purpose built student accommodation was allowing families to get back into private accommodation.

 

Members asked what type of glazing would be used for the development, commenting on the tendency for students to stack items behind the glass.

 

Kieron Manning, Planning Manager, offered the following points of clarification:

 

·         Student accommodation could count towards our housing stock, which was helpful for the City of Lincoln Council and Central Lincolnshire Joint Planning team. The figures on percentage split between student and residential housing stock were not available today, however, this information would be collated and presented hopefully to the next meeting of Planning Committee.

·         The material chosen for the external facade of the building was of ‘brindle’ colour.

·         The glazing to be used was glass and not panels .It was difficult to control the stacking of items immediately behind the glass, although conditions imposed as part of the management policy for the premises may help.

 

RESOLVED that:

 

1.    A report on the percentage allocation between student and residential housing stock in the city be provided to a future meeting of Planning Committee.

 

2.    Planning permission be granted subject to the planning conditions listed below:-

 

Standard Conditions

 

·         Approved Plans

·         Timeframe of Permission

 

Conditions to be discharged before commencement of works

 

·         Historic Building Recording of Existing Building;

·         Contract for Redevelopment Works to be Provided Prior to Building Demolished;

·         Archaeology;

·         Contaminated Land Conditions;

·         Noise Assessment and Details of Noise Attenuation for Windows;

·         Details of Plant / Machinery and Mitigation;

·         Schedule of Materials;

·         Foul and Surface Water Management Strategy;

·         Details of CCTV Equipment for Building;

 

Conditions to be discharged before use is implemented

 

·         Cycle Storage Provided on Site;

 

Conditions to be adhered to at all times

 

·         Details of Kitchen Extraction and Mitigation;

·         Details of any External Lighting; and

·         Controls over Hours of Deliveries and Refuse Collections.

Supporting documents: