To consider the report of the Assistant Director City Development.
Minutes:
The Principal Project Manager (Development) (PJ) presented the application for the erection of a seven storey building including roof terrace for hotel use comprising of 106 bedrooms to replace the previously approved office accommodation (Phase II of the mixed use development planning ref 11/1816/03).
Members were circulated with an update sheet - attached to minutes. The comments of Nuala O’Farrell were tabled as she had submitted her request to speak objecting to the application after that of Mr Dent, only one speaker for and one against being permitted to speak in respect of planning applications, the custom being to accept speakers on a “first come, first served” basis. Also tabled were the comments of Mr Irvin, Chairman of the Dean Clarke House Residents Association
Mr Dent spoke against the application. He made the following points:-
Mr Trathen spoke in support of the application. He made the following points:-
It was noted that the office element had received little interest from prospective developers since its approval in 2012 and, consequently, the applicant had submitted a scheme for a hotel. City centre office demand was low and therefore, where there was no reasonable prospect of such provision, consideration of alternative suitable uses was appropriate.
The building would be located marginally closer to the rear boundary with the Quaker Meeting House, which was not considered to be significant and would not have an adverse impact in terms of loss of amenity or townscape value. The main change is the introduction of tower element within the south eastern corner of the building which is located closer to existing residential properties in Pavilion Place.
Members noted the difficulty in filling office space but felt that further opportunities should be given for occupation by offices as significant office space had already been lost in Southernhay following relaxation of rules by the Government.
The recommendation was for approval subject to the conditions as set out in the report.
RESOLVED that planning permission for the erection of a seven storey building including roof terrace for hotel use comprising of 106 bedrooms to replace the previously approved office accommodation (Phase II of the mixed use development planning ref 11/1816/03) be REFUSED for the following reasons:-
1) |
theproposed development would harm business and employment opportunities in the city through the loss of an existing employment site located within the established Southernhay employment area. The proposal would therefore be contrary to Exeter Core Strategy Policy CP2 and the Exeter Local Plan First Review Policy E3; |
2) |
The siting, height, scale and massing of the proposed development would adversely affect the setting of designated historic assets. Specifically, the development would impact on buildings within the Southernhay Conservation Area and in particular affect the setting of Dean Clarke House a Grade II* building when viewed from Western Way and the existing properties in Pavilion Place which have a positive impact on the character and appearance of the Southernhay Conservation Area. it is therefore contrary to Paragraphs 58, 130-133 of the National Planning Policy Framework; Policy CP17 – Design and Distinctiveness of the Exeter City Council Core Strategy and Policy C1, C2 and DG1 of the Exeter Local Plan First Review 1995-2011; and |
3) |
the proposal would result in the overlooking of the adjacent Quaker Meeting House garden area by reason of the number and proximity of windows within the southern elevation of the proposed hotel use and would therefore by contrary to Policy DG1 of the Exeter Local Plan First Review. |
Supporting documents: