Agenda item

The Director, Planning, Transportation and Economic Development submits a report on planning applications received for consideration by the Panel.

A) ALBION STREET, BLACK BOY

Pre-app

 

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.

 

SEEK AMENDMENTS

 

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-C20^th 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.

 

SEEK AMENDMENTS

 

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 C20^th 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 1^st 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.

 

OBJECTIONS

 

 

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.

 

SEEK AMENDMENTS

 

 

 

 

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)