Agenda and minutes

None.

The Minutes of the meeting held on 18^th January 2023 are attached and the Panel is asked to confirm them as a correct record.

The Panel agreed the notes.

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  ...  view the full minutes text for item 220.