Agenda item

20250997 - 15 Henshaw Street, Chevron Court

Ward: Castle

Proposal: Construction of 3-storey extension to 2-storey part of building to provide 32 additional student accommodation units (sui generis); (Amendments received)(s106 agreement)

Applicant: 15 Henshaw St Limited

 

The Planning Officer presented the report.

 

Alfie Henshaw addressed the Committee and spoke in favour of the application.

 

Members of the Committee considered the report and Officers responded to the comments and questions raised.

 

The Chair summarised the application and the points raised by Members of the Committee and moved that in accordance with officer recommendation, the application be approved.

 

This was seconded by Councillor Moore and upon being put to the vote, the motion was CARRIED.

 

RESOLVED: APPROVED subject to conditions and s106

 

            CONDITIONS

 

1.         The development shall be begun within three years from the date of this permission. (To comply with Section 91 of the Town & Country Planning Act 1990.)

 

2.         The flats shall only be occupied by students enrolled on full-time courses at further and higher education establishments or students working at a medical or educational institution, as part of their medical or education course. The owner, landlord, or authority in control of the development shall keep an up to date register of the name of each person in occupation of the development together with course(s) attended, and shall make the register available for inspection by the Local Planning Authority. (To enable the Local Planning Authority to consider the need for affordable housing and impact on living conditions for less transient types of accommodation in accordance with saved Local Plan policies PS10, H07 and Core Strategy Policies CS06 and CS07)

 

3.         Prior to the occupation of the new units, a new Student Management Plan shall be submitted to and approved in writing by the Leicester City Council, as planning authority or the submitted under application 20160299 shall be updated to include the new units approved under this application. The development hereby permitted shall at all times be managed and operated in full accordance with the revised/ new Student Management Plan. (To ensure the development is properly managed so as to minimise the effect on the surrounding area and in the interests of the safety and security of its occupiers in accordance with saved policies AM01 and PS10 of the City of Leicester Local Plan and Core Strategy policies CS03, CS06, and CS15).

 

4.         The iron frame structure in the existing two storey section shall be retained as indicated in the approved plans. (To ensure the preservation of the Grade II Listed Building and in accordance with Core Strategy policy CS18.)

 

5.         Notwithstanding the approved plans, prior to the commencement of development the following details shall be submitted to and approved in writing by the local planning authority:

i) a materials schedule for all materials to be used in the development, including the product and manufacturer specification;

ii) Sample panel drawings (at 1:20 scale) showing the proposed materials. The sample panel drawings shall be of the part of the elevations outlined in red on figures 1 and 2 in the officers report for this application; and

iii) The sample panels shall be constructed in accordance with the approved drawings agreed under part (ii) and (iii) above. The samples shall be made available on site for inspection by officers, with a photo of the constructed sample being made available at the point of submission.

  No works shall be carried out other than in accordance with these approved details.  (In the interests of visual amenity and to preserve the character of the Listed Building and in accordance with policies CS03 and CS18 of the Core Strategy. To ensure that the details are agreed in time to be incorporated into the development, this is a PRE-COMMENCEMENT condition.)

 

6.         The development shall be carried out in accordance with the following details outlined in the Noise Impact Report ‘30330.NIA.01’ revision B, received on the 20th August 2025:

- A proposed window system that meets the attenuation figures shown at each centre frequency band as shown in Table 5.2. 

- Ventilation that complies with either ADF 1, 3, or 4 as shown in table 6.1. 

  (To ensure the development provides satisfactory living conditions for residents in regard to noise and ventilation in accordance with saved Local Plan policies H07 and PS10.)

 

7.         Prior to the occupation of the proposed flats, the proposed communal space situated in the basement shall be brought into use and retained thereafter as open to residents of the whole building. (To secure additional amenity space for the existing and proposed occupants of the flats and in accordance with saved policies PS10 and H07 of the City of Leicester Local Plan).

 

8.         Should no landscaping scheme, separate to this application, be approved within 1 year of first occupation of the approved flats under this application, details of a new proposed bin store that meets Leicester City Council’s Waste Management Guidance shall be submitted to and approved by the Local Planning Authority within 1 year of first occupation for the new units. The bin store shall be retained thereafter. (To ensure satisfactory waste storage for the existing and proposed occupants of the flats and in accordance with saved policies PS10 and H07 of the City of Leicester Local Plan).

 

9.         No part of the development shall be occupied until secure and covered cycle parking has been provided in accordance with the approved drawings and retained thereafter. (In the interests of the satisfactory development of the site and in accordance with saved policies AM02 and H07 of the City of Leicester Local Plan).

 

10.       The development shall be carried out in accordance with the timetable contained within the Travel Plan (prepared by Tutum Consulting reference 2025/0134/0598-04) received on the 7th October 2025. (To promote sustainable transport and in accordance with saved policies AM01, AM02, and AM11 of the City of Leicester Local Plan and policies CS14 and CS15 of the Core Strategy).

 

11.       Prior to the commencement of development (including any works of demolition) a Construction Method Statement shall be submitted to and approved in writing by the local planning authority. The approved statement shall be adhered to throughout the construction period. The statement shall provide for: (i) the parking of vehicles of site operatives and visitors; (ii) the loading and unloading of plant and materials; (iii) the storage of plant and materials used in constructing the development; (iv) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; (v) wheel washing facilities; (vi) measures to control the emission of dust and dirt during construction; (vii) a scheme for recycling/disposing of waste resulting from demolition and construction works. (To ensure the satisfactory development of the site, and in accordance with saved policies AM01, UD06 of the City of Leicester Local Plan and Core Strategy policy CS03.)

 

12.       Any damage to the public highway occurring during the construction phase of the works shall be reinstated in accordance with a scheme first submitted to and approved in writing in advance by the local planning authority. All street works shall be constructed in accordance with the Leicester Street Design Guide, June 2020. (To a achieve a satisfactory form of development and in accordance with saved policy AM01 of the City of Leicester Local Plan and Core Strategy policy CS03.)

 

13.       Prior to the commencement of development full design details of on-site installations to provide energy efficiency measures, in accordance with the submitted Energy and Sustainability Report shall be submitted to and approved in writing by the Planning Authority. The development shall be constructed in accordance with the approved details. No part of the development shall be occupied until evidence demonstrating satisfactory operation of the approved scheme including on-site installation has been submitted to and approved in writing by the City Council as Local Planning Authority. The installations shall be retained and maintained thereafter. (In the interests of securing carbon reduction and energy efficiency and in accordance with Core Strategy policy CS02). (To ensure that the details are agreed in time to be incorporated into the development, this is a PRE-COMMENCEMENT condition).

 

14.       Should the development not commence within 18 months of the date of the last protected species survey (17/06/2025), then a further protected species survey shall be carried out of all buildings by a suitably qualified ecologist. The survey results and any revised mitigation shall be submitted to and agreed in writing with the local planning authority and any identified mitigation measures carried out in accordance with the approved plan. Thereafter the survey should be repeated every 18 months and any mitigation measures reviewed by the LPA until the development commences. (To comply with the Wildlife and Countryside Act 1981 (as amended by the CRoW Act 2000), the Habitat & Species Regulations 2017 and Core Strategy policy CS17).

 

15.       No part of the development shall be occupied until 1 x bat box and 1 x bird box have been installed in accordance with the approved plans and maintained and retained thereafter. (To comply with the Wildlife and Countryside Act 1981 (as amended by the CRoW Act 2000), the Habitat & Species Regulations 2017 and Core Strategy policy CS17).

 

16.       Development shall be carried out in full accordance with the following approved plans:

  (00)003AP, Block Plan (Proposed), Revision C, Received 17 November 2025

  (10)301AE, Demolition Elevations - Front, Received 17 November 2025

  (10)302AE, Demolition Elevations - Rear, Revision C, Received 17 November 2025

  (10)101AP, Demolition Plans - First and Second Floors, Revision C, Received 17 November 2025

  (10)102AP, Demolition Plans - Third Floor and Roof, Revision C, Received 17 November 2025

  (10)201AS, Demolition Sections 1, Revision C, Received 17 November 2025

  (10)202AS, Demolition Sections 2 and 3, Received 17 November 2025

  (20)301AES, Elevations - Front, Revision C, Received 17 November 2025

  (20)311AE, Elevations - Front Contextual, Received 17 November 2025

  (20)302AE, Elevations - Rear, Revision C, Received 17 November 2025

  (20)312AE, Elevations - Rear Contextual, Revision C, Received 17 November 2025

  (20)100AP, Plans - Basement and Ground Floors, Received 17 November 2025

  (20)101AP, Plans - First and Second Floors, Received 17 November 2025

  (20)102AP, Plans - Third and Fourth Floors, Received 17 November 2025

  (20)103AP, Plans - Roof, Revision C, Received 17 November 2025

  (20)201AS, Section 1, Revision C, Received 17 November 2025

  (20)202AS, Section 2 and 3, Received 17 November 2025

  (20)212AS, Section 2 Contextual, , Received 17 November 2025

  (20)213AS, Section 3 Contextual, Revision C, Received 17 November 2025

  (20)501AD, Typical Bay 1 Section & Elevation Detail, Revision C, Received 17 November 2025

  (20)502AD, Typical Bay 2 Section & Elevation Detail, Revision C, Received 17 November 2025

  (For the avoidance of doubt).

           

 

            NOTES FOR APPLICANT

 

1.         This application should be read in conjunction with the approved Listed Building Consent application 20251001.

 

2.         The City Council, as local planning authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received. This planning application has been the subject of positive and proactive discussions with the applicant during the process (and/or pre-application).

  The decision to grant planning permission with appropriate conditions taking account of those material considerations in accordance with the presumption in favour of sustainable development as set out in the NPPF 2024 is considered to be a positive outcome of these discussions.          

 

3.         There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply.

           

  Based on the information available, this permission is considered to be one which will not require the approval of a biodiversity gain plan before development is begun because the following statutory exemption/transitional arrangement is considered to apply:

           

  Development below the de minimis threshold, meaning development which:

  i) does not impact an onsite priority habitat (a habitat specified in a list published under section 41 of the Natural Environment and Rural Communities Act 2006); and

  ii) impacts less than 25 square metres of onsite habitat that has biodiversity value greater than zero and less than 5 metres in length of onsite linear habitat (as defined in the statutory metric). 

 

4.         Condition 3 refers to the existing Student Management Plan approved under application 20160299.

 

5.         Leicester Street Design Guide (First Edition) has now replaced the 6Cs Design Guide (v2017) for street design and new development in Leicester. It provides design guidance on a wide range of highway related matters including access, parking, cycle storage. It also applies to Highways Act S38/278 applications and technical approval for the Leicester City highway authority area. The guide can be found at:

  https://www.leicester.gov.uk/your-council/city-mayor-peter-soulsby/key-strategy-documents/

  As this is a new document it will be kept under review. We therefore invite comments from users to assist us in the ongoing development of the guide.

  The Highway Authority’s permission is required under the Highways Act 1980 and the New Roads and Street Works Act 1991 for all works on or in the highway.

  For new road construction or alterations to existing highway the developer must enter into an Agreement with the Highway Authority. For more information please contact highwaysdc@leicester.gov.uk.

 

6.         With regards to the Travel Pack the contents of the pack are intended to raise the awareness and promote sustainable travel, in particularly for trips covering local amenities. The applicant should contact highwaysdc@leicester.gov.uk for advice.

 

7.         As the proposed development would involve works adjacent the highway boundary, any barriers, scaffolding, hoarding, footway closure etc. required for the works to be undertaken will require a licence. This should be applied for by emailing Licensing@leicester.gov.uk.