Agenda item

The Director of Planning, Development and Transportation submits a report on planning applications received for consideration by the Panel.

A) 71 Princess Road West-Waterloo House, 80 Regent Road-Regent House & Land South of Regent Road between Tigers Way and West Street

Planning Application 20222167

 

Change of use from Offices (Class E (g) i)) and construction of single and two storey roof extensions to provide student accommodation (270 beds)(Sui Generis); and construction of new five storey student accommodation block (57 beds) (Sui Generis) on existing car park site; associated parking and landscaping

 

Listed Building Consent 20222168

Internal and external works to Listed Building (Grade II).

 

The panel noted the high-quality urban environment in this part of the Conservation Area and the landmark quality of the Grade II Listed Building sitting within the proposed development site. The uniformity of parapet lines along Regent Road was noted and that this had been respected in new developments in the area.The panel focussed initially on the extension to the Listed Building and concluded that the proposed two storey mansard would severely undermine the character and architectural integrity of the building and the wider area both with respect of increased massing and a discordant architectural style. They were critical both of the scale of the extension and also its detailing, which exacerbated its visual dominance and incompatibility as a new element read subserviently to the host building. The panel contended that the existing parapet and the silhouette it presented on the skyline were important and additional mass in this section were not compatible with the most significant and sensitive elevation of the Listed Building. The panel considered the existing rear extension to the Listed Building to be of more modest architectural quality and concluded that a single-storey mansard extension would be less harmful here as this element might help define it as more distinct development, heling give it a stronger apex.

 

The panel considered the existing landscaped car park space to the south to have a strong function in terms of the character of the area, providing both key views across it to the wider townscape and being compatible with the wider morphology of New Walk. It was noted that it had historically been garden space and that the boundary walls and trees were complementary to the historic character of the area. They considered that a development proposal here was constrained and that the scheme proposed related poorly to its context. The panel were critical of the scale of the block proposed, which would be harmful to the character and appearance of the Conservation Area. Concern was expressed about the setting of the adjacent Listed Building, the southfield cottages and the row of houses on West Street. It was further felt that a tunnelling impact would be created along Regent Road and that long-distance views of the spire of the Grade II listed Holy Trinity Church would be negatively impacted on. The architectural response was considered to be unauthentic to its local setting, with a form and detailing that exacerbated its visual discordance.  

 

Overall, it was felt that the submitted proposal would have a harmful impact on the Conservation Area and the other surrounding heritage assets.

 

B) Old Church Street, Land adjacent to Meadow Court

Planning Application 20222349

 

Construction of flats (4 x 2 bed); associated car parking and landscaping (Class C3).

 

The panel had no objection to the principle of developing this plot of land and considered that the general scale and massing were reasonable. They considered that the layout addressed the junction positively and the overall height was appropriate. However, they raised concerns about the quality of the material submitted and various aspects of design detail. The panel were not satisfied that sufficient information had been provided to allow a proper consideration of the proposal, particularly in relation to materials, such as brick types. The panel raised concerns about the scale of the proposed gable features noting they would be taller and larger than others within the street scene. Concern was also raised about the scale of the void extending into the gables. It was felt there was a lack of detailing and articulation throughout the design with the large, blank side elevations being of particular concern. The front boundary treatment was noted as potentially being somewhat oppressive due to its height and form. More work was needed on the detailing, particularly on the highly visible side elevations. 

 

The following applications were reported for Members' information but no additional comments were made.

 

Further details on the cases below can be found by typing the reference number into: http://rcweb.leicester.gov.uk/planning/onlinequery/mainSearch.aspx

 

 

1 Lineker Road, Filbert Village

Planning Application 20222355

 

 

21 Elms Road

Planning Application 20222405

 

 

37 Sanvey Lane

Planning Application 20222277

 

 

28 St Barnabas Road, Barnabas Hall

Planning Application 20221839

 

 

1-5 Market Place, Market Tavern

Planning Application 20222285

 

External alterations to Grade II listed building

 

Highcross Street, Great Central Street and All Saints Open

Planning Application 20222242

 

 

176-178 Highcross Street

Planning Application 20222241

 

 

77 Braunstone Gate

Planning Application 20222240

 

 

11 East Gates

Planning Application 20222467

 

 

58 Fosse Road South

Planning Application 20222474

 

 

14 Salisbury Road

Planning Application 20221382

 

 

68 High Street

Planning Application 20222344

 

 

86-92 Regent Road, Enkalon House

Planning Application 20222299

 

 

15 King Street

Planning Application 20221224

 

 

10 Frog Island, One Centre

Planning Application 20222430

 

Installation of canopy and disabled access along with reconfiguration of existing staircase to front; installation of 2m high fence and gates to side and rear; construction of single and two storey extension to rear of place of worship (Class F1); Alterations

 

159 Mere Road

Planning Application 20221830

 

Construction of fourth floor extension to form one flat (1 x studio) (Class C3)

 

84 - 86 Granby Street, Pavement outside

Planning Application 20230048

 

 

Unit 1a Ground Floor Faraday Works, Temple Road

Planning Application 20230001

 

 

21 Samuel Street

Planning Application 20230051 & 20230054

 

Discharge of conditions attached to planning approval 20220046: condition 2 (Materials) & Discharge of conditions attached to planning approval 20220045: Conditions 3 (Drainage), 4 (Signage Details), 5 (Roller Shutters to Remain Open), 6 (Parking/Service Area Retained) & 7 (Provision of Footway Crossings)

 

3 De Montfort Street

Planning Application 20230125

 

 

10 Talbot Lane

Planning Application 20230102 & 20230103

 

 

 

 

NEXT MEETING – Wednesday 15th March 2023

 

Meeting Ended – 18:45