Agenda item

The Forum had before it a report by the Head of Planning and Sustainable Development on submission of a Proposal of Application Notice which outlined a potential application by Unite Group PLC for the development of land at 119 Constitution Street for the erection of student housing comprising approximately 600-700 rooms.

The report explained that the proposal of application notice was for the demolition of the existing building and the erection of associated facilities and ancillary works..

The Forum heard from the representatives of the applicant who outlined the proposal in greater detail and responded to questions from the Members.  Ms Lucy Greene, the Case Officer, then addressed the Forum, providing more detail regarding the planning aspects of the application and responded to questions from the Members.  During the submission, Ms Greene set out the main considerations against which the eventual application would be assessed, namely:-

·         Policies H1 (Residential Areas), D1 (Architecture and Placemaking) and D2 (Design and Amenity) -

o   Visual amenity – whether the proposal constituted over-development; would have an unacceptable impact on the character or amenity of the surrounding area; or whether the use would be considered complementary to the residential use

o   Design – siting; scale; massing; colour; materials; orientation; details; proportions of building elements; and spaces around buildings, including streets, squares, open space, landscaping and boundary treatments

o   Privacy / Amenity – a public face and a private face; access to sitting out areas including balconies, private gardens, terraces communal gardens or other; parking should not dominate the space, and the guideline that not more than 50% of the court should be taken up by parking spaces and access roads; the design of individual flats to make the most of opportunities for views and sunlight; and external lighting to take account of residential amenity.

Ms Greene advised that the key issues therefore were scale, massing and height; daylighting and privacy; and parking and transportation.

Finally Ms Greene stated that a public consultation event was to be held on 27 January, and any application would be expected to include a drainage impact assessment; a transport assessment and travel plan; information in relation to design and amenity, as well as a sunlighting study; and more detailed plans showing context, height and open space.

During the discussion, the Forum expressed differing views in relation to the amount of parking which was required for the application, with some members considering that the 1 space per 10 students should remain; others who considered that the majority of the parking spaces would likely go unused, therefore less should be required; and a further opinion that more car parking spaces should be provided.

The report recommended:-

that the Forum –

(a)       note the key issues identified in the report;

(b)       if necessary seek clarification on any particular matters; and

(c)        identify relevant issues which they would like the applicants to consider and address in any future application.

The Forum resolved:-

(i)            to express the importance to the applicant of landscaping and planting in terms of screening, as well as to consider the planting on the roof of the development, and whether a ‘green’ roof could be provided ;

(ii)          to ask that the various comments around the provision of parking be taken on board;

(iii)         to note the desire of the applicant to retain as much of the boundary wall as possible;

(iv)         to suggest that the applicant make contact with Council officers to discuss the possibility of alternative methods of waste disposal, for example, underground storage;

(v)          to express the importance of meeting standards in relation to energy and conservation, including the potential to make use of the Combined Heat and Power pipe near to the site; and

(vi)       to otherwise note the material planning considerations detailed in the report.