Agenda item

To consider the report of the Assistant Director City Development.

(Report circulated)

The Development Manager presented the application for construction of a 120-bed hotel, offices, cafe/restaurant and basement parking on two levels at land to the east of Dean Clarke House, Southernhay East, Exeter.

Members were advised that the proposal comprised two phases. The first building phase located on the part of the site closest to Dean Clarke House proposed a 120 bed hotel over six floors with coffee shop, restaurant and bar and an office on the ground floor. This building and the Phase 2 of the development would have access to two levels of basement car parking containing a total of 167 car parking spaces which would operate on a pay and display basis. This car park was also available for general public use. The second building phase was located closest to the existing courts building and comprised a five storey office of 1,760 sq metres.  Because of the economic climate and the low demand for office space within the City at the present time, it was proposed to landscape the site of the proposed office building for the interim period before demand increased and it was viable to build the office building.

The Development Manager advised on the main issues of the use of site for a hotel and office as opposed to solely office use and the design of the building, in particular, its relationship with the adjacent listed building of Dean Clarke House.

Members were circulated with an update sheet giving details of an email submitted by the agent in response to concerns raised by the Courts Service and amendments to the conditions.

The recommendation was delegated to Assistant Director City Development to approve in consultation with the Chair of Planning Committee subject to the receipt of comments from English Heritage, agreement on the materials for the cladding or alternative design, and the conditions as set out in the report and amended conditions as per the update sheet.

In response to Members, the Development Manager clarified the position with regards to the need for additional hotel rooms within the budget to medium price range; the landscaping scheme on the site of phase 2 was of a good quality; this application was not considering any signage for the hotel; the Highways Authority would be consulted on the management plan for the construction phase; any fire exit issues would be regulated by building regulations; it was proposed that the materials for the cladding be delegated to the Assistant Director City Development in consultation with the Chair of Planning Committee to approve; and the car park would be a public car park.

Mr Rocke (agent) spoke in support of the application. He raised the following points:-

• were economic benefits - £11m capital construction value; phase one would produce 70 permanent jobs and 73 constructions jobs
• economic contribution of £2.14 million from jobs
• generate 42,000 plus additional visitors to Exeter per annum
• business rate receipt for the Council of £145,000
• proposals compliant with PPS4 and the soon to be agreed Exeter Core Strategy Policy CP2
• the site was currently used as a car park so therefore no loss of existing employment floorspace
• no interest in planning approval for office use
• surplus of vacant new office space in city centre
• would provide quality townscape
• contemporary design subordinate in scale and detail to historic listed Dean Clarke House
• choice between development that would generate jobs and economic benefits or a vacant site.

In answer to Members’ questions, Mr Rocke clarified that the applicant had no intention to close the Premier Inn in Bonhay Road; this hotel would not be competing with other city centre hotels; and would be happy to meet with his client and the Council to discuss using local contractors.

During discussion Members raised the following points:-

• no objection to a hotel in this area but had concerns regarding the design in particular being adjacent to a listed building and in a conservation area
• concerns regarding ensuring that the cladding was suitable
• would the eastern elevation of the first phase be a blank elevation?
• concerns regarding security of the car park given its location to the court
• issues regarding adequate fire exit if phase 2 was being built at a later date.

The Development Manager claified that there was no certainty as to when phase 2 would be brought forward. If English Heritage objected then the application would be brought back to Committee and condition 12 covered CCTV and lighting in the basement car park.

Members had concerns regarding the treatment of the eastern elevation and the need to ensure quality materials for the cladding.

RESEOLVED that a decision on the application for planning permission for construction of mixed use 120-bed hotel, offices, cafe/restaurant and basement parking on two levels be deferred to allow for further details of the eastern elevation of phase one and details of the cladding to be submitted.

(Report circulated)