Agenda item

To consider the report of the Assistant Director City Development.

The Assistant Director City Development presented the application for the construction of a six bed annex to the existing Hope Court Student Accommodation block.

Councillor Mitchell attended the meeting and spoke on this item under Standing Order No. 44. He made the following points:-

• the Exeter St James’ Forum does not necessarily speak for the entire St. James Community. Am speaking on behalf of the neighbours of this development who disagree with the Forum’s interpretation of the St James Neighbourhood Plan’s policies;
• the description of the original application was that of a house in multiple occupation rather than an annexe to the current building, a description which is more accurate in terms of design and use when the building will possess its own kitchen and bathroom and is separate from Hope Court. The management arrangements are also similar to that of a HMO;
• with regard to Policy C3 of the Neighbourhood Plan believe thatthe scale and intensity of use will harm the character of the building and locality and will cause an unacceptable reduction in the amenity of neighbouring occupiers and result in on-street parking problems;
• in respect of policy H5 of the Neighbourhood Plan, the proposal will create an overconcentration in this area of the city and change the character of the neighbourhood and create an imbalance in the local community. Although the development will see a student increase of about 0.1%, further developments of this nature could see a 2% increase in the area which will impact on the balance;
• the history of the site shows permission granted in 2006 for the demolition of the existing building and provision of 14 student cluster flats, in 2007 for 12 student cluster flats and, subsequently, in 2009, in addition to the 12 flats, a flat for nursing support taking the total to 13. The current application for six flats will bring the total to 19, higher than the original 12 flats granted permission. Such an incremental increase in development should not be permitted; and
• request rejection of this application.

Mr Simons spoke in support of the application. He raised the following points:-

• careful consideration has been given to the impact on the neighbourhood, its relationship to existing buildings and regard to the St James Neighbourhood Plan;
• the land is currently raised and has always been outside the amenity space available to the students, due to its elevated nature and associated health and safety risk;
• more than adequate amenity space within the curtilage of the site of both hard and soft landscaping;
• the planning department was consulted on the design and the intention has always been that this unit would be managed by the existing management team as part of the whole entity within the curtilage of Hope Court and be connected to existing services all of which sit behind the existing controlled entrance gate;
• after meeting the Forum it was agreed that the description be changed to construction of a six bedroom annexe of the existing Hope Court student accommodation;
• a meeting with the Forum was requested to overcome any objections that might arise from their aims. A Forum member had stated that, on policy grounds, no objection would be met but asked that the design be looked at again which was agreed;
• it was suggested by the agent that the corner be rounded off where it faced onto Lower St. German’s Road;
• the planning department agreed with the agent that the building should relate to the existing Hope Court building. The proposal retains the existing stone wall but not the beech hedge but has the desirable effect of placing windows and the light emanating therefrom onto Lower St German’s Road, improving the security aspect of that dark area and increasing the safety of students etc.;
• in the Design and Access statement it is stressed that the proposed additional accommodation will be managed and covered by the same rules applying to those which appertain to the main block;
• Hope Court is well managed and maintained and this proposal will help alleviate of the pressure of the demands for student accommodation elsewhere;
• the managing agent has stated that no complaints have been received in connection with this student development.

He responded to Members’ queries:-

• there is a health and safety issue on site in respect of any use of the raised grassed area; and
• students of Hope Court are required to sign an agreement that they will not bring cars to Exeter.

The recommendation was for approval, subject to the conditions as set out in the report.

RESOLVED that planning permissionfor the construction of a six bed annex to the existing Hope Court Student Accommodation block be APPROVED, subject to the following conditions: