Agenda item

To consider the report of the Assistant Director City Development.

 

The City Development Manager presented the application for the demolition of the existing halls of residence building (139 bedrooms) and a replacement building providing 251 student bedrooms arranged in 26 cluster flats including reception and common rooms, bike and refuse storage, repositioning of existing access with Lower Argyll Road, associated infrastructure and landscaping works.

 

Members were circulated with an update sheet - attached to minutes.

 

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

 

·         area was initially for residential purposes but is now dominated by student housing;

·         Members are still awaiting information on the number of students in the City in order to assess residential requirements and the annual report on student issues to the Planning Member Working Group is overdue due to staffing pressures. This further information should be provided before the Planning Committee considers further applications for student accommodation;

·         the University’s Deputy Vice Chancellor has commented that, resulting from Brexit, the number of EU students has dropped by 10% for Russell Group Universities, of which Exeter is one and that there is uncertainty on the level of non EU students seeking to come to Exeter in the future;

·         the development is 80% larger than the present block which will lead to 80% increase in noise, disturbance etc.;

·         Glenthorne Road is the main route into the campus which already suffers from  noise which will increase with the growth in student number;

·         existing problems and those likely to be caused by this development will be exacerbated with the development of a further 254 units, also on Glenthorne Road;

·         the statement that because of self-catering facilities students will no longer need to go to Bilks Hall for meals is a red herring;

·         a seven storey development will be detrimental to the area as well as impacting adversely on Duryard Lodge;

·         the development conflicts with Policy H5B of the Exeter Local Plan First Review which requires that a planning proposal should not create an over concentration of student housing which would unacceptably change the character of the area;

·         unnecessary to fell the proposed number of trees on Lower Argyll Road. The road looks very good with trees as they are now;

·         inadequate transport infrastructure in the area - the increased number of students will lead to increased danger generally through students using the desire line rather than the pelican crossing to access the Subway shop opposite the bus stop, queuing at the bus stop itself leading to dangerous conditions as cars seek to pass the stationery buses and from vehicles passing between Cowley Bridge Road and Lower Argyll Road;

·         theDuryard Trust, who own adjacent land, object to the development and refer to dangerous traffic conditions. The Trust suggests that a new access may be needed;

·         the Exeter Civic Society believe that the development is excessive for this small site;

·         weak carbon mitigation measures - a reduction in height could enable provision of solar panels; and

·         application should be refused to address residents’ concerns.

 

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

 

·         echo views of Councillor Owen;

·         local residents do not object to the principle of student housing but there is great concern that the development will be 80% larger than present and two to three storeys higher;

·         the development will be detrimental to neighbouring properties, particularly Duryard Lodge;

·         the removal of red cedar trees is regrettable and it is hoped that the replacement Scott Pines will be mature as far as possible;

·         another block is due in the future in Glenthorne Road with 254 units which will further increase problems;

·         surprised the highway authority have not investigated issues relating to the bus stop and pedestrian crossing in view of safety concerns raised which will become more apparent as student numbers increase in this area. It is therefore a missed opportunity to improve the inadequate infrastructure in the area;

·         more information is required on student numbers in general before future applications are discussed, especially in respect of Policy H5B; and

·         the overall Master Plan for student provision is not being adhered to.

 

Mrs Wilkinson spoke against the application. She raised the following points:-

 

·         Moberly House is 30 of my paces from my cottage. From the grass above the cottage anyone can see into my dining room, kitchen and bathroom. Most of the south facing windows at Moberly House look directly onto my garden. My privacy will suffer further invasion should five storeys give way to seven;

·         if the development does go ahead there will be 80% more students able to throw stuff onto my roof and into the garden; 80% more noise; 80% more light at nights; 80% more people queueing for the bus; 80% more taxis waiting outside my door; 80% more rubbish and rubbish vans and 80% more visits of Deliveroo;

·         is there a need, given that student numbers are falling by 4-5% ?;

·         the developers are suggesting an impactful entrance with a double height, lit-up glass reception frontage. A new building should settle subtly into the existing environment and not soar seven storeys high, nor spread to a wider footprint;

·         Lower Argyll Road is unique with the towering red cedar trees making a fine feature and this scene and the trees should be preserved; and

·         Moberly should be demolished and any building should be erected northof Lower Argyll Road alongside the other student accommodation.

 

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

 

·         the application relates to the demolition of an existing University student halls of residence that has reached the end of its useful life and become something of an eyesore. The proposal is for a new improved, fit-for-purpose building in terms of both overall design and the type of accommodation offered to students;

·         a key benefit to this site is its location in an area of the University campus already used for student accommodation. This brownfield site is therefore a suitable and sustainable location for continued student accommodation and reduces pressure to provide such accommodation elsewhere in the City, for example, in additional Houses in Multiple Occupation;

·         the development makes efficient use of the site by increasing the total number of bedspaces for viability reasons given the cost of removing the existing building. This accords with Core Strategy Policy CP4 that supports residential development at the highest density compatible with the site;

·         the provision of high quality accommodation is also a key factor in attracting students to study in Exeter that, in turn, contributes toward the vibrant economy of the City as a whole;

·         the impact of the development has been mitigated. There will be less windows facing Duryard Lodge than the existing building, the building doesn’t encroach any nearer to Duryard Lodge and additional fruit tree planting will reinforce screening between the two. The design has been amended to relocate the proposed escape stair away from the boundary and the lowest parts of the proposed building would be located on the boundary with Duryard Lodge;

·         student activity is encouraged towards the centre of the site with no circulation space near Duryard Lodge; 

·         there is no change to the existing access points on to Glenthorne Road;

·         pedestrian usage should be less as the building provides kitchens for each flat, whereas the existing building only provided catering at Birks Hall to the south;

·         the original intention was to replace all of the site frontage trees on Lower Argyll Road. In response to comments received, the proposals have been amended to retain some of the trees on Lower Argyll Road that currently offer some screening between the development and Duryard Lodge and Cowley Bridge Road;

·         contributions will be made towards extending permit parking areas on identified streets and to provide improvements to pedestrian facilities on Lower Argyll Road; and

·         the development accords with Core Strategy Policy CP5 that supports student accommodation at the University campus. The development provides an appropriate balance between the need to make efficient use of sustainable brownfield sites such as this, whilst having careful regard to the amenity of local residents and the character of the area.

He responded as follows to Members’ queries:-

 

·         there will not be a bank of windows facing Duryard Lodge;

·         the block of flats accords with Approved Document B of building regulations. At present, there is no requirement to provide sprinklers but, if Government policy changes, sprinklers will be added

·         one in two cycle spaces will be provided which meets the BREEAM excellent category. Both cycle provision and landscaping is included within the development;

·         the units do not cater for wheelchair users because of the steep nature of the overall area, but ground floor units could be adapted if necessary. Provision is made elsewhere on the campus for accommodating wheelchair users;

·         suitability of bus stop has been examined and, through the Section 106 Agreement, a contribution will be made to improve the railings along the raised footway above Cowley Bridge Road; and

·         “heavy standard” trees will be provided in place of the Red Cedar Trees.

 

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

 

Members acknowledged the value of on campus provision of student accommodation given the need to release private properties and Houses in Multiple Occupation for non-student use. They supported the suggestion that an informative be added referring to fire prevention works under building regulations.

 

RESOLVED that, subject to the completion of a Section 106 Agreement under the Town and Country Planning Act 1990 securing a Student Management Plan and a financial contribution towards a Traffic Regulation Order (£15,000) and off-site pedestrian enhancement in the area (£25,000), planning permission for the demolition of existing halls of residence building (139 bedrooms) and a replacement building providing 251 student bedrooms arranged in 26 cluster flats including reception and common rooms, bike and refuse storage, repositioning of existing access with Lower Argyll Road, associated infrastructure and landscaping works be APPROVED, subject also to the following conditions:-

 

(1)        A01 – Time Limit – full

 

(2)        A06 – Details and drawings compliance

 

(3)        A09 – Materials (1)

 

(4)        A detailed scheme for landscaping, including the planting of trees and/or shrubs, the use of surface materials and boundary screen walls and fences shall be submitted to the Local Planning Authority and the building shall be occupied until the Local Planning Authority have approved a scheme; such scheme shall specify materials, species, tree and plant sizes, numbers and planting densities and any earthworks required together with the timing of the implementation of the scheme.  The landscaping shall thereafter be implemented in accordance with the approved scheme in accordance with the agreed programme.

Reason: To safeguard the rights of control by the Local Planning Authority in these respects and in the interests of amenity.

 

(5)        A12 - Landscape and trees - replacement planting.

 

(6)        No development shall take place until a Detailed Arboricultural Method Statement in association with the Tree Protection Planfor the demolition and  construction phase of the development has been submitted to and approved in writing by the Local Planning Authority. The final method statement shall incorporate a provisional programme of works; supervision and monitoring details by an Arboricultural Consultantshall proceed in accordance with the measures described in the Arboricultural Method Statement throughout the duration of the works.

Reason: To ensure the continued well being of the trees in the interests of the amenity and environmental quality of the locality.

 

(7)        Prior to occupationof the development hereby permitted, a Travel Pack for each dwelling shall be provided informing all residents of walking and cycling routes and facilities, and public transport routes and timetables, car sharing schemes, and the location of local and central shopping and leisure facilities, the form and content of which shall have previously been approved in writing by the Local Planning Authority.

Reason: To ensure that all occupants of the development are aware of the available sustainable travel options.

 

(8)        A15 – Construction (CEMP 1)

 

(9)        Pre-commencement condition: No development shall take place until a Construction and Environment Management Plan (CEMP) has been submitted to, and approved in writing by, the Local Planning Authority. Notwithstanding the details and wording of the CEMP the following restrictions shall be adhered to:

a) There shall be no burning on site during demolition, construction or site preparation works;

b) Unless otherwise agreed in writing, no construction or demolition works shall be carried out, or deliveries received, outside of the following hours: 0800 to 1800 hours Monday to Friday, 0800 to 1300 on Saturdays and not at all on Sundays and Public Holidays;

c) Dust suppression measures shall be employed as required during construction in order to prevent off-site dust nuisance.

The approved CEMP shall be adhered to throughout the construction period.

Reason for pre-commencement condition: In the interests of the occupants of nearby buildings. This information is required before development commences to ensure that the impacts of the development works are properly considered and addressed at the earliest possible stage.

 

(10)      A33 – BREEAM (commercial only)

(11)      A36 – Swifts

 

(12)      No part of the development hereby approved shall be brought into its intended use until secure cycle and vehicular parking facilities have been provided and maintained in accordance with details that shall have been submitted to, and approved in writing by, the Local Planning Authority and retained for that purpose at all times.

Reason: To ensure that adequate facilities are available for the traffic attracted to the site.          

 

(13)      No part of the development shall be brought into its intended use until the amendments to the Lower Argyll Road access as indicated on the “Proposed Site Access Drawing A098304 - SK01 RevA”, have been provided and maintained in accordance with details approved in writing by the Local Planning Authority and retained for that purpose at all time.

Reason: To provide safe and suitable access and ensure that adequate facilities are available for the traffic attracted to the site.

 

(14)      Prior to commencement of the development, excluding demolition and ground re-profiling work, the applicant shall undertake a noise impact assessment for this application, which shall be submitted and approved in writing by the LPA. This report shall consider the impact of noise from the development on local receptors and shall include noise from plant and equipment as well as noise from deliveries, communal areas, residents and events. If, following the above assessment, the LPA concludes that noise mitigation measures are required, the applicant shall then submit a scheme of works to ensure that the development does not have a significant negative impact on local amenity. These measures shall be agreed in writing by the LPA and shall be implemented prior to and throughout the occupation of the development.

Reason: In the interests of residential amenity.

 

(15)      Prior to the commencement of the development, excluding demolition and ground re-profiling work, an assessment of the impact of all external lighting associated with the development shall be submitted to and approved in writing by the Local Planning Authority. The assessment should address the impact of the lights (including hours of use) on the nearest receptors. Thereafter the lighting shall be installed and maintained in accordance with the specifications within the assessment.

Reason: In the interests of residential amenity.        

 

(16)      Prior to occupation of the building hereby approved details of the pedestrian access onto Glenthorne Road shall be submitted to and approved in writing by the Local Planning Authority and thereafter implemented in accordance with the agreed details.

Reason: In the interests of pedestrian safety.

 

(17)      A23 – Contamination (no info submitted)

 

(18)     No part of the development hereby permitted shall be commenced until the detailed design of the proposed surface water drainage management system which will serve the development site for the full period of its construction has been submitted to, and approved in writing by the Local Planning Authority, in consultation with Devon County Council as the Lead Local Flood Authority.  This temporary surface water drainage management system must satisfactorily address both the rates and volumes and quality of the surface water runoff from the construction site.

Reason: To ensure that surface water runoff from the construction site is appropriately managed so as to not increase the flood risk, or pose water quality issues to the surrounding area.