Agenda item

Planning Application 20221507

Demolition of Parkfield and club house.  Construction of sixteen houses (4 x 2-bedroom; 4 x 3-bedroom; 8 x 4 bedroom) and four flats (4 x 1-bedroom); associated access road, car parking, landscaping and drainage. (S111/S106 agreement) (Amended Plans received 10/08/2023)

As with the previous scheme, the panel agreed that regardless of quality, any form of development in this location would be read as an intervention into the park, causing some erosion of important green space.

The panel felt the proposal would provide a substantial improvement on the previous scheme and were broadly supportive of the proposed layout and number of units. The panel appreciated the stylistic uniqueness of the design. They felt the development would read as distinct from both within the park and the wider residential neighbourhood, allowing it to have its own identity.

There was a discussion about the appropriateness of the material palette, with some members feeling it was monotonous and lacked variation, while others appreciated its simplicity but felt there could be more playfulness. The panel agreed that high quality materials and design flourishes were critical to softening the impact of the proposal when viewed from the park.

The panel were broadly happy with the massing across the site and thought many elements were successful in blending in. However, they had strong concerns about the impact of the proposal on the main approach road into the park. The panel had particular concern about the prominence of the three gable ends, which would address the access road feeling they would be dominant and give the wrong impression when entering the locally listed park. The panel felt this element should be revised and either different buildings placed in these sensitive locations or for the massing to be reduced and or better articulated and screened with additional planting.

SEEK AMENDMENTS

The panel expressed regret the loss of what they considered to be a fine building but did not consider there were grounds for an objection to the demolition as it has no formal heritage designation.

Some members welcomed the inclusion of the fallback scheme and that this eventuality had been considered.

NO OBJECTIONS

C) 122-132 Belgrave Gate & 1 Garden Street

Planning Application 20231011

Demolition of existing buildings; construction of a single, four & five storey building (with basement) for a storage unit that is ancillary to the printing workshop at 37 Orchard Street, 2 x retail units (Class E) and 14 flats (9 x 1bed & 5 x 2bed) (Class C3)

The panel agreed the revised design was an improvement over the previously refused application from 2017. However, they had concerns about the loss of 1 Garden Street, which is a locally significant heritage asset and is included in the city’s Register of Local Heritage Assets (LL/369). It is significant as one of the last remaining early 19^th century street-fronting slum houses in the city. The panel agreed there was some benefits to the scheme, such as infilling the existing open car park with an industrial storage building designed with a brick frontage to Garden Street. However, they felt that the design of the residential building fronting Belgrave Gate was not exceptional enough to justify the loss of this important local heritage asset. They also highlighted the importance of the location of the site as a key gateway into the city, and expressed a desire to see something which better reflects this setting. The panel felt that a scheme should be explored which retained and repaired the locally listed building. At the very least, members agreed a recording condition should be imposed on any application for demolition.

OBJECTION

The panel made no comments on the following: