Agenda item

20222453 - 2-4 St Georges Way

Ward: Castle

Proposal: Change of use from offices (Class E) to hotel (14 Bed) (Class C1); construction of additional storey to create two additional bedrooms

Applicant: HSK Property Management Limited

The Planning Officer presented the report and drew Members attention to the addendum report.

Councillor Kitterick, as the Ward Councillor addressed the Committee in objection to the application.

Members of the Committee considered the application and Officers responded to questions and queries raised by the Committee.

The Chair summarised the application and points raised by Committee Members and moved that in accordance with the Officer recommendation and the addendum report, the application be approved subject to conditions as suggested in the addendum report. This was seconded by Councillor Bonham and upon being put to the vote the motion was CARRIED.

RESOLVED: That the application be APPROVED subject to conditions, with the detailed wording of the conditions delegated to the Officers in consultation with the Chair.

              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 development shall not commence until the following measures are completed:

              a) glazing to all first, second, third and fourth floor windows on the front elevation that achieves a minimum acoustic performance of 43dB Rw + Ctr as detailed at paragraph 8 of page 3 of the Noise Assessment by Sanctuary Acoustics (November 2022)

              b) ceiling insulation between the ground and first floor that achieves an acoustic performance equivalent to that of the "Ground to first floor structure with a tile-in-grid ceiling" shown at Figure 22, or "Ground to first floor structure with a suspended Fireline plasterboard ceiling" shown at Figure 23 of the Noise Assessment by Sanctuary Acoustics (November 2022)

              c) wall insulation to all walls of the first, second, third and fourth floors that are adjacent to the Blunts Building that achieves an acoustic performance equivalent to that of the "1 x 15mm Soundbloc plasterboard on a resilient bar attached to a steel stud erected off the existing wall surface" shown at Figure 25 of the Noise Assessment by Sanctuary Acoustics (November 2022)

              These measures shall be retained as such and at the same minimum performance indicated above for the lifetime of the development.

              (In the interests of the amenities of future guests, and in accordance with saved policies PS10 and PS11 of the City of Leicester Local Plan.)

3.           The development shall not commence until details of mechanical ventilation that allows for 4 air changes per hour and does not exceed 30dB(A) in bedrooms, and 35dB(A) in all guest bedrooms rooms are submitted to and approved in writing by the local planning authority.

              These measures shall be retained as such and at the same minimum performances indicated above for the lifetime of the development.

              (In the interests of the amenities of future occupiers, and in accordance with saved policies PS10 and PS11 of the City of Leicester Local Plan.)

4.           The development shall not commence until plans at a scale of 1:10 or 1:20 for the following have been submitted:

              a) window and door section details for the proposed fourth floor extension,

              b) window reveals for the fourth floor extension,

              c) eaves details for the flat roof of the fourth floor extension,

              d) the chrome rails and tinted glass panels above the third floor,

              and approved by the City Council as local planning authority. The development shall be carried out in accordance with these agreed details. (To preserve the character and appearance of the Granby Street Conservation Area and the significance of the Grade II listed Blunts and YMCA buildings, and in accordance with Core Strategy policy CS18.)

5.           The development shall not commence until the following has been submitted:

              a) a sample of the metallic zinc cladding to be used for the fourth floor extension,

              b) a sample of the material to be used for the roof of the fourth floor extension,

              c) a sample of the textured render to be used for the front elevation,

              d) a sample of the brick cladding to be used for the side elevation,

              e) a sample of the chrome and tinted glass to be used for the balcony above the third floor,

              and approved by the City Council as local planning authority. The development shall be carried out in accordance with these agreed details. (To preserve the character and appearance of the Granby Street Conservation Area and the significance of the Grade II listed Blunts and YMCA buildings, and in accordance with Core Strategy policy CS18.)

6.           The development shall not come into use until a Delivery, Servicing and Waste Management Plan has been submitted to and approved by the City Council as local planning authority. The Delivery, Servicing and Waste Management Plan shall include:

              a) a schedule of weekly dates and times for deliveries and waste collections

              b) arrangements for deliveries and waste collections (including notification of vehicle arrival to staff and collection points shown on a plan and noted in the schedule required under a) above)

              c) a schedule of anticipated routine servicing throughout an annual period

              d) the name/role and contact details of the responsible person or single point of contact delegated to oversee the Delivery, Servicing and Waste Management Plan.

              The Delivery, Servicing and Waste Management Plan shall be operated from the date of the development coming into use and shall be maintained throughout the lifetime of the development.

              (In the interests of the proper functioning of the highway and the residential amenity of neighbouring properties and in accordance with Core Strategy policy CS14 and saved City of Leicester Local Plan policy PS10).

7.           The hotel hereby approved shall only be used as a hotel (Class C1) and none of the rooms shall be occupied by any person or persons for longer than 60 consecutive days in any one calendar year, except in the instance where a room may be occupied by a member of staff employed by the hotel business occupying the site at the time and with their employment requiring primarily on-site duties (in the interests of the amenity of future occupiers and in accordance with Saved City of Leicester Local Plan Policy PS10)

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

              Proposed Site Plan, ref. no. 22035-DSA-XX-XX-DR-A-003, received 26.04.2023

              Proposed Floor Plans, ref. no. 22035-DSA-XX-XX-DR-A-004, received 21.12.2022

              Proposed Elevations and Section A-A, ref. no. 22035-DSA-XX-XX-DR-A-005, received 26.04.2023

              Existing and Proposed Street Elevations, ref. no. 22035-DSA-XX-XX-DR-A-006, received 26.04.2023

              Waste Management Plan, ref. no. 22035-DSA-XX-XX-DR-A-007, received 26.04.2023

              (For the avoidance of doubt).

              NOTES FOR APPLICANT

1.           Any changes to Condition 6 (‘Delivery, Servicing and Waste Management Plan) will require a subsequent application to agree details of this condition.

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 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 2021 is considered to be a positive outcome of these discussions.