Agenda item

Planning Application No. 15/1310/03 - Lane East of Dean Clarke House, Southernhay East, Exeter

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:-

 

  • the Ministry of Justice have sent their planning consultant to the meeting because they are seriously concerned that a change from an office to hotel use creates security issues for the courts;
  • compared to the scheme approved in 2012, this proposal is taller and wider, has 24 windows facing the Quaker Meeting House and has a use that will be busy on Sunday mornings;
  • in the original approval in 2012, a landscaped courtyard, brick cladding and no working on a Sunday were proposed;
  • instead, the hotel had opened with no sign of planting, there is a four metre concrete wall facing the Quaker House and there has been noise on Sunday mornings.
  • the site is an employment site in the Local Plan and there is a future demand for city office space;
  • a budget hotel will create very few jobs whereas an office of this size could provide over 150 high quality jobs using modern technology;
  • the development is overbearing in the Conservation Area and has security issues for the courts and is the wrong use for this location; and
  • urge rejection of the application.

Mr Trathen spoke in support of the application. He made the following points:-

 

  • previous permission had been obtained for office and mixed use which could include financial consultants, barristers, small businesses, gym, restaurant, coffee shop but even using three estate agents an occupier could not be found;
  • will ensure that a number of windows are frosted/glazed to limit overlooking of the Quaker Meeting House;
  • 18-20 full time jobs will be created;
  • a hub hotel is the latest innovation and  rooms will be 10x13 feet with wardrobe under the bed, bathroom and TV. Premier Inn are looking to provide 75,000 bedroom spaces nationally in this style; and
  • will work with Courts regarding movement and timing of construction vehicles and transport and building plans will be issued.

 

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: