Agenda item

To consider the report of the Assistant Director City Development.

The Principal Project Manager (Development) presented the application for the conversion of former school to create 41 residential units including demolition, conversion and new buildings.

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

The Principal Project Manager (Development) reported that a 16 signature petition had been included in one of the letters of objection. Concerns had been expressed regarding bin storage, in addition to the objections already stated in the report. This has been subsequently addressed by the applicant’s intention to re-locate the original storage area elsewhere in the site.

Councillor Robson, having given notice under Standing Order No. 44, spoke on the item. She made the following points:-

• in light of two recent traffic accidents, the residents of Baring Crescent have requested a red flashing 20mph sign and a hatched “keep clear” box near to the junction with Magdalen Road;
• concerns expressed that the 55 parking spaces will be insufficient for the proposed number of properties and, with no residents’ parking permits to be provided, problems of traffic congestion and pollution on Magdalen and Heavitree roads may result; and
• the insufficient number of parking places could be alleviated by a reduction in the number of properties by reducing the height of Block 1.

Mr Potter spoke against the application. He circulated a photomontage of the prospective Heavitree Road frontage. He raised the following points:-

·         the expected number of occupants of these luxury flats will be 80+, some of whom may have two or more cars for which the proposed number of parking spaces will be insufficient. As parking permits will not be issued, the only solution is to reduce the number of units;

·         the design of Block 1 is not in keeping with the adjacent detached Georgian residential properties on Heavitree Road. This block is more akin to a tower block with the four stories higher than the three stories of the Georgian properties. This was compounded by the loss of three oak trees; and

·         the location of Block 2 which will result in loss of amenity to neighbouring residents given its proximity to the boundary. This issue was not expanded on due to lack of time within the allocated three minutes..

Mr John spoke in support of the application

·         scheme details have been discussed at length with planning and conservation officers, the intention always being to provide high quality residential units and not to maximise the number of units;

·         the County Council are satisfied with the highway and parking issues and traffic flow will be less than for when the school was operational;

·         conversion costs of the listed buildings are high and mitigated against the provision of affordable homes. Have sought to retain sizable properties as greater sub division would impact on the listed building features. A £1million contribution to off-site affordable housing will be made; and

·         the three trees to be removed are of poor quality and replacement planting will take place.

He responded as follows to Members queries:-

·         the proposed pedestrian/cycle path would be publicly accessible and this requirement would be addressed by planning conditions;

·         Block I will be part brick and part render with zinc bays on the front. The representation of this Block, tabled by the objector, is inaccurate; and

·         the applicant had agreed to a viability assessment of build, risk and contingency costs with regard to acquisition and sale costs which had been agreed with the Council and recognised the importance of affordable housing provision, agreeing to contribute £1million; and

·         agreement reached with officers to provide larger apartments to respect architectural features. 

Members were advised that the £1million contribution had been agreed following on from a financial assessment of the scheme. It was noted that the application was CIL exempt following changes in the relevant regulations. This was on the basis that the building had been in use within the last three years. In response to the concerns regarding the loss of trees it was felt than a condition should be added to secure the provision of semi mature trees, as an alternative to general landscaping. An informative would be added to advise prospective purchasers that residents’ parking permits were not available.

The recommendation was for approval.

RESOLVED that:-

(1)  the Assistant Director City Development be authorised, in consultation with the Chair of the Planning Committee, to APPROVE planning permission for the conversion of former school to create 41 residential units including demolition, conversion and new dwellings, subject to the completion of a Section 106 Agreement under the Town and Country Planning Act 1990 securing a financial contribution of £6,000 towards the cost of removing the road markings and infrastructure within the vicinity of the site and a contribution of £1 million towards affordable housing offsite, subject also to the following conditions:-

                Informative : Prior to occupation, residents of the development shall be advised that they will not qualify for additional on-street parking permits.

(2)  the Assistant Director City Development be authorised, in consultation with the Chair of the Planning Committee, to APPROVE listed building consent for the conversion of former school to create 41 residential units including demolition, conversion and new dwellings, subject to the following conditions:-