Minutes:
The Head of Planning Services presented these applications for the demolition of a dwelling and the redevelopment to provide 12 student flats. He reported that this application had been further amended to reduce the scale and mass of the proposal and the officers’ opinion was that the existing dwelling did not make a positive contribution to the conservation area.
The Head of Planning Services reported that a letter has been received from the applicant’s agent requesting that a number of points in the report were corrected or clarified:
· the reported comments of the Northern Area Working Party were made after viewing an earlier version of the proposal. The revised plans were received after the last meeting of the Northern Area Working Party and therefore Members have not had the chance to comment on the latest plans. The revisions addressed concerns previously raised by Members relating to the height of the building, its footprint, and the number of occupants
· the proposal was now for a two-storey building with further accommodation in the roof
· a total of 58 bedrooms was now proposed. This was a reduction of 37 per cent compared with the earlier proposals
· the footprint had been reduced in size.
The recommendation was for approval with additional conditions regarding the archaeology of the site, a requirement for a noise survey and further details of the refuse and cycle storage.
Some Members had concerns regarding the following:
· design was not acceptable
· high density of students within the locality
· inadequate refuse and cycle storage
· highway safety concerns regarding the pedestrian access
· the implications of parking congestion in the area should students bring cars
· how could the development be restricted to students only and who would use the accommodation in holiday time?
Some Members considered that the dwelling to be demolished was not of merit and the location was suited to student accommodation as it was close to the university.
The Head of Planning Services confirmed that additional conditions were proposed with regard to refuse and cycle storage and conditions could be added restricting the use of the development to students and to require approval of any separate vacation lets.
RESOLVED that planning permission for redevelopment to provide 12 student flats, bicycle store, refuse area and associated works be refused for the following reason:
1) The proposal is contrary to policies CO6 and CO7 of the Devon Structure Plan and policies CO1 and DG1 of the Exeter Local Plan First Review because, by reason if its height, massing and design, the building would be detrimental to the character and appearance of the Longbrook Conservation Area.
RESOLVED that conservation area consent for demolition of dwelling be refused for the following reason:
1) The proposal is contrary to policy CO7 of Devon Structure Plan and policy C1 of Exeter Local Plan First Review because the applicant has failed to provide an acceptable scheme for redevelopment of the site, and it would be inappropriate to grant consent for demolition without a suitable replacement which would preserve or enhance the character of the Conservation Area.