The Director, Planning, Transportation and Economic Development submits a report on planning applications received for consideration by the Panel.
A) ALBION STREET, BLACK BOY
A presentation was made by Ian Palmer of Staniforth Architects.
B) DE MONTFORT MEWS
Planning Application 20180528
DEMOLITION OF BUILDINGS; CONSTRUCTION OF THREE / FOUR STOREY BUILDING TO PROVIDING 91 STUDENT STUDIO FLATS (SUI GENERIS)
The proposal to reduce the height of the building to 3-storey (from the street) was welcomed by the panel, as this addressed concerns over the previous application and the view that it was overdevelopment of the site.
It was considered regrettable that the recessed top floor (from the previous scheme) was removed, as the removal of a ‘normal’ floor would have resulted in a building of better visual interest. They did however accept that the approach proposed was probably due to viability considerations.
Although the panel accepted the general design of the scheme, it was felt that the larger window openings to the end bays, upper floors (above the entrances) appeared squat and that they would benefit from further vertical subdivision.
C) 22 UPPERTON ROAD, LEICESTER COLLEGE BEDE ISLAND CENTRE
Planning Application 20180530
CHANGE OF USE FROM OFFICES (CLASS B1) TO STUDENT FLATS; PART DEMOLITION; CONSTRUCTION OF 3-4 STOREY DETACHED BUILDING AND EXTENSION. TO PROVIDE 45 X 1 BED STUDIO FLATS. (SUI GENERIS) & INTERNAL AND EXTERNAL ALTERATIONS TO GRADE II LISTED BUILDING
The panel accepted the principle of the proposal, raising no objections to the construction of two new residential blocks, conversion of the curtilage listed building or demolition of the late-C20th single storey building.
A 4-storey block fronting Upperton Road and a 3-storey building fronting Bruce Street were considered to be acceptable heights for both streets. It was however recommended that the 4-storey block should have a matching mock-mansard top floor (as per the 3-storey block), as this would add visual interest and break-up the massing.
It was considered that the view from the principal grade II listed former school was important and that as the gable ends of both new blocks were likely to remain visible for a number of years, that the blank elevations needed revising; it was suggested that a number of window openings to match the front elevations should be proposed.
The panel would like the Council to carefully control through conditions the material of the mock-mansard roof, as this material would determine the successfulness of the scheme. It was also recommended that all original windows to the converted curtilage listed building should be retained, with new windows to match the existing.
D) 39-41 CASTLE STREET
Planning Application 20180604
DEMOLITION OF EXISTING TWO STOREY OFFICE BUILDING (CLASS B1) AND REDEVELOPMENT OF SITE TO PROVIDE A PART 3, PART 4, AND PART 5 STOREY BUILDING COMPRISING 20 CLUSTER FLATS (122 STUDENT BEDROOMS) AND 3 X 1 BED STUDENT STUDIO FLATS) (SUI-GENERIS).
There are no concerns over the demolition of the existing C20th office building and the redevelopment of the site for residential accommodation.
Although the site was noted to be in a sensitive location, adjacent to multiple highly-graded heritage assets, it was considered by the panel that a 3 to 5 storey development as proposed would be acceptable, as it would preserve the views of St Mary De Castro and is an improvement on the existing building. Furthermore it was noted that the scheme will screen the adjacent Victoria Halls development, which was considered to be a poor scheme.
The panel welcomed the set-back building line, but did note that there were concerns over the accuracies of the 3d views submitted.
It was considered that the building had a good level of architectural detail, with deep windows reveals that are important to the success of the elevations. Reservations were raised over whether the applicant could deliver such intricate detailing successfully; but the panel accepted that the Council can control this through careful conditioning.
E) 176-180 LOUGHBOROUGH ROAD
Planning Application 20180499
CHANGE OF USE OF FORMER POLICE STATION (SUI GENERIS) TO RESIDENTIAL, AND PART DEMOLITION. CONSTRUCTION OF 4 STOREY SIDE AND REAR EXTENSION. PROVISION OF SEVENTEEN FLATS (9 X 1BED, 8 X 2BED) (CLASS C3); LANDSCAPING; PARKING AND BIN STORE; ALTERATIONS.
The panel accepted the principle of converting the original building to residential accommodation, but raised strong objections to the current scheme.
The original building was considered to be well-designed and well-proportioned; the side/rear extension proposed would undermine these key characteristics, introducing an extension that is out of scale and of an inferior design.
A discussion was had over whether or not the construction of a 1st floor infill to the front central section of the building was acceptable. The majority of the panel felt that it wasn’t acceptable in principle, and that the windows proposed would undermine the architectural detailing of the existing parapet.
The side/rear extension proposed was noted as being too tall, of a poor, flat & generic design and that the materials failed to relate to the original building. It was also noted that the drawings submitted were not accurate.
F) QUEEN STREET, SPA BUILDINGS
Planning Application 20180532
CONSTRUCTION OF ONE STOREY ROOF EXTENSION TO EXISTING BUILDING TO PROVIDE 3 SELF CONTAINED APARTMENTS (2X1BED AND 1X2BED) (CLASS C3)
The panel raised no objections to increasing the height of the building by an additional storey, feeling that it was an incremental rise to the building that would give it better proportions.
It was noted that the extension would be most prominent from Wimbledon Street and that it would appear out of scale with the adjacent 2-storey Spa Buildings. It was suggested that this impact could be reduced by introducing a set-back to the side elevations, similar to that currently proposed to the front elevation of the extension.
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
G) GRANVILLE ROAD, DE MONTFORT HALL
Planning Application 20180930
CREATION OF TWO COACH PARKING SPACES AND EXTENSION OF EXISTING CAR PARK AT REAR; LANDSCAPING; ALTERATIONS
H) 3 DARKER STREET
Planning Application/ Listed Building Consent 20180795 & 20180796
I) 96 NEW WALK
Planning Application 20180567
J) 10 WOODLAND AVENUE
Planning Application 20180504
K) 17 GOTHAM STREET
Planning Application 20180517
L) OXFORD STREET, CLEPHAN BUILDING
Planning Application 20180484
M) 5 CASTLE VIEW
Planning Application/ Listed Building Consent 20180522 & 20180818
N) 7 CASTLE VIEW
Planning Application/ Listed Building Consent 20180523 & 20180817
O) 250 BELGRAVE GATE, WOODSMAN PUB
Planning Application 20180205
P) 50 NEW WALK
Planning Application 20180534
Q) 4A HOTEL STREET
Planning Application 20180024
R) 35 ELMS ROAD
Planning Application 20180511
S) 10-14 LOSEBY LANE
Planning Application/ Listed Building Consent 20180390 & 20180618
T) 10 ELMFIELD GARDENS, ELMFIELD AVENUE
Planning Application 20180623
INSTALLATION OF REPLACEMENT UPVC WINDOWS TO REAR OF FLAT (CLASS C3)
U) 134 MERE ROAD
Planning Application 20180798
REPLACEMENT WINDOWS TO FRONT OF HOUSE (CLASS C3)
V) 199 LOUGHBOROUGH ROAD
Planning Application 20180184
W) YEOMAN LANE, CAR PARK AT REAR OF 60 CHARLES STREET
Planning Application 20180456
CONSTRUCTION OF SIX STOREY BUILDING TO PROVIDE FOURTEEN FLATS (8 X 1BED, 6 X 2BED)(CLASS C3)
X) 92 QUEENS ROAD
Planning Application 20180438
CHANGE OF USE OF FIRST FLOOR FROM BANK (CLASS A2) TO TWO FLATS (2 X 1 BED); CONSTRUCTION OF SECOND AND THIRD FLOOR EXTENSION TO FORM FOUR FLATS (4 X 1 BED); ALTERATION
Y) 5 GRANVILLE ROAD
Planning Application 20180606
Z) 11-19 GRANGE LANE, GOSLING COURT
Planning Application 20180550
EXTENSION TO ROOF OF TWO STOREY BLOCK TO CREATE THREE ADDITIONAL FLOORS OF STUDENT ACCOMMODATION RESULTING IN A FIVE STOREY BLOCK (38 X STUDIO FLATS) (NO USE CLASS); SINGLE STOREY EXTENSION; ALTERATIONS
Z1) THE NEWARKE, TRINITY HOUSE
Planning Application/ Listed Building Consent 20180486 & 20180487
Z2) 156 UPPER NEW WALK, ABBOTSBURY HOUSE
Planning Application 20180420
Z3) MIDLAND STREET, CAR PARK ADJACENT 7
Planning Application 20180218
Z4) 4-8 HORSEFAIR STREET
Planning Application 20180329
Z5) 18 HIGHFIELD STREET
Planning Application 20180551 & 20180555
Z6) 8-10 HIGHFIELD STREET
Planning Application 20180619
Z7) 20 FRIAR LANE, CITY CRIMINAL LAWYERS LTD
Planning Application/ Listed Building Consent 20180548 & 20180549
Z8) 8-14 HIGH STREET
Planning Application 20180423
Z9) 8-14 HIGH STREET
Planning Application 20180416
Z10) 8-9 CASTLE VIEW
Listed Building Consent 20180762
Z11) 7 CASTLE VIEW
Listed Building Consent 20180763
Z12) 1 AVENUE ROAD EXTENSION
Planning Application 20180563
Z13) 45 STRETTON ROAD
Planning Application 20180541
Z14) 72 STONEYGATE ROAD
Planning Application 20172034
Z15) 1 MILL LANE, THE PHILIP TASKER BUILDING
Listed Building Consent 20180807
Z16) 24 OLD CHURCH STREET, THE HALL
Listed Building Consent /Planning Application 20180471 & 20180472
CONSTRUCTION OF OUTBUILDING TO REAR OF DWELLING (CLASS C3)