full planning application cityheart limited barbican...

FULL PLANNING APPLICATION

CITYHEART LIMITED

BARBICAN CAR PARK, LADYBELLEGATE STREET, GLOUCESTER,

GL1 1HS

‘RE-DEVELOPMENT OF THE SITE FOR THE CONSTRUCTION OF PHASE 1

STUDENT’S RESIDENCES ACCOMMODATION OF 295 BEDROOMS,

COMPRISING STUDIO FLATS, CLUSTER FLATS AND TOWN HOUSES,

THROUGH THE ERECTION OF NEW BUILDINGS AND RELATED /

ANCILLARY FACILITIES, SERVICES, AND AMENITIES, WITH ASSOCIATED

WORKS COMPRISING ACCESS (INCLUDING NEW PEDESTRIAN ROUTE

FROM LADYBELLEGATE ST TO BARBICAN ROAD / WAY), PARKING, HARD

AND SOFT LANDSCAPING, PUBLIC REALM WORKS, TOGETHER WITH THE

CREATION AND PROVISION OF TEMPORARY SURFACE LEVEL CAR

PARKING FACILITY’.

PLANNING AND AFFORDABLE HOUSING STATEMENT

DECEMBER 2016

Barbican Car Park, Ladybellegate Street, Gloucester December 2016 Cityheart Limited Planning and Affordable Housing Statement of 42

CONTENTS

Chapter 1 Introduction

Chapter 2 Site and Surroundings

Chapter 3 Development Proposals

Chapter 4 Planning Policy Context

Chapter 5 Key Material Planning Considerations

Chapter 6 Summary and Conclusions

APPENDICES

Appendix A Planning History of the Site


1.0 INTRODUCTION

Background

1.1 This Planning and Affordable Housing Statement has been prepared in support of a planning application, submitted on behalf of Cityheart, in relation to the following development proposals

at the Barbican Car Park site, Ladybellegate Street, Gloucester:

‘Re-Development Of The Site For The Construction Of Phase 1 Student’s Residences Accommodation Of 295 Bedrooms, Comprising Studio Flats, Cluster Flats And Town Houses, Through The Erection Of New Buildings And Related / Ancillary Facilities, Services, And Amenities, With Associated Works Comprising Access (Including New Pedestrian Route From Ladybellegate St To Barbican Road / Way), Parking, Hard And Soft Landscaping, Public Realm Works, Together With The Creation And Provision Of Temporary Surface Level Car Parking Facility’.

Information Submitted in Support of the Application

1.2 The following information has been prepared and is submitted in support of the planning application:

Document Reference

Application Forms

Arboricultural Impact Assessment, TPP 69054

Application Plans See Drawings Issue Sheet

Archaeological Evaluation CA Report 16366

Cover Letter Dated 2nd December 2016

Design and Access Statement FAULKNERBROWNS Architects (December 2016)

Drainage Strategy 062336/FDS

Ecological Appraisal All Ecology – November 2016

Energy Statement NW7338/H3

Flood Risk Assessment 062336/FRA

Foul Sewerage Assessment 062336/FDS

Historic Environment Statement CA Report 16583

Landscape Scheme N554-ONE-00-XX-DR-L-1001-P01

Noise Assessment JAE 9305

Land Contamination Assessment and Site Investigation / Phase 1 Preliminary Site Assessment

B062336.003/GB/8161

Planning and Affordable Housing Statement GJP, December 2016

Statement of Community Involvement GJP, December 2016

Transport Statement (including Parking and Access Arrangements)

062336

Unexploded Ordnance P062236.003

Verified Visuals UoG_View 01 & 02

Waste Minimisation Statement OXF9837

1.3 The Planning and Affordable Housing Statement should be read in conjunction with the above

outputs – which, together, serve to comprehensively assess and evidence the proposals submitted.


Purpose and Structure of this Statement

1.4 This Planning and Affordable Housing Statement outlines the context within which the

application is made, provides a detailed examination of the main planning considerations raised

by the proposals, and sets out a reasoned justification in support of the proposed development.

1.5 The statement is structured as follows:

Section 2 provides a description of the characteristics of the site and surrounding area,

and details the planning history associated with the site; Section 3 provides details of the development proposals;

Section 4 outlines the relevant planning policy framework in relation to the site and the

development;

Section 5 analyses the key material planning considerations arising from the proposed

development (in light of the planning policy context); and

Section 6 summarises the content of the statement and sets out conclusions to be drawn

on the overall acceptability of the proposals.


2.0 SITE AND SURROUNDINGS

Site Location

2.1 The Barbican Car Park site (the Site) is located within Gloucester City Centre within the Westgate ward of the City. Gloucester City Council (GCC) are the appropriate Local Planning

Authority (LPA).

Annotated Ordnance Survey Plan

2.2 The description of the proposed development is as follows:

‘Re-Development Of The Site For The Construction Of Phase 1 Student’s Residences Accommodation Of 295 Bedrooms, Comprising Studio Flats, Cluster Flats And Town Houses, Through The Erection Of New Buildings And Related / Ancillary Facilities, Services, And Amenities, With Associated Works Comprising Access (Including New Pedestrian Route From Ladybellegate St To Barbican Road / Way), Parking, Hard And Soft Landscaping, Public Realm Works, Together With The Creation And Provision Of Temporary Surface Level Car Parking Facility’.


2.3 The Site Location Plan below identifies the application site:

Site Location Plan

Site Description

2.4 The Site comprises of a parcel of land which is under the ownership of Gloucester City Council.

Aerial photograph illustrating the Site in context

2.5 The site is formed of a parcel of land which is located between Ladybellegate Street to the

east, Barbican Road to the west, Commercial Road to the south and the rear of properties along Longsmith Street to the north. The site has been cleared and there are no longer any

buildings on site.


2.6 The site is currently in use as a public car park which is run by Gloucester City Council. The car

park has a predominantly rough surfaced condition and appearance, and does not have any demarcated spaces. The perimeter of the site is predominantly enclosed by railings or chain

link fencing to the eastern and western boundaries.

Site Surroundings

2.7 The northern boundary of the site is predominantly formed by a boundary wall which separates

the site from the car parking areas for business premises backing toward the site from Longsmith Street. Beyond Longsmith Street to the north is the City Centre.

2.8 The eastern boundary of the site is formed by the public footway along Ladybellegate Street.

2.9 The southern boundary of the site partially borders an electricity primary station and a music school building, with Commercial Road beyond. Beyond Commercial Road lies the docks area.

2.10 The western boundary of the site abuts Barbican Road and the former prison site beyond.

Statutory Designations

Scheduled Ancient Monuments and Listed Buildings

2.11 The Site includes a Scheduled Ancient Monument – Glevum Roman Colonia. The map below,

provided by Historic England, identifies the Scheduled Monument which is below the surface of the existing car park, and the Listed Buildings which surround the application site:

Historic England Map

Historic England Map Legend

Scheduled Monuments Site Location

Listed Buildings


2.12 The map above identifies the site (outlined in blue) and the Scheduled Ancient Monument,

Glevum Roman Colonia (entry number 1002101) (outlined and shaded in red).

2.13 There are no Listed Buildings within the application site. However, there are a significant

number of Listed Buildings surrounding the site (as identified with blue triangles on the map above). The Listed Buildings surrounding the site briefly comprise of the following:

Longsmith Street Bearland House (Grade II*);

Bearland Lodge (Grade II*).

Ladybellegate Street North End of West Range, Blackfriars (Grade I);

13 Lady Bellegate Street (Grade II*);

15 Lady Bellegate Street (Grade II*);

17 Lady Bellegate Street (Grade II*).

Commercial Road

The Dock Company Office (Grade II);

City Flour Mills (Grade II);

Regiments of Gloucestershire Museum (Grade II);

Barbican Road

Cell Block Debtor’s Prison (Grade II);

Central Block, Wings A & B and Chapel, former Her Majesty’s Prison (Grade II*);

Governor’s House and attached railings (Grade II).

2.14 The site is also adjacent to the former Her Majesty’s Prison Gloucester which consists of the

following designated heritage assets:

Governor’s House and attached railings, former Her Majesty’s Prison Gloucester (Grade II);

Cell Block (Debtors Prison) former Her Majesty’s Prison Gloucester (Grade II);

Central Block (Wings A & B and Chapel) former Her Majesty’s Prison Gloucester (Grade

II*);

Outer Gatehouse, former Her Majesty’s Prison Gloucester (Grade II);

Perimeter Wall on the east side of the former Her Majesty’s Prison (Grade II).

Conservation Area

2.15 The proposed site is located within the Barbican Conservation Area. The Barbican Conservation

Area lies between The Docks and the City Centre Conservation Areas. The Conservation Area

was first designated in 1968, and most recently reviewed in 2007. As part of the 2007 review an appraisal and management recommendation document (together with policies) were

adopted as interim planning guidance.


Gloucester City Council Conservation Area Map Extract (application site circled in red)

2.16 Of particular relevance is section 7.2 of the Appraisal and Management document which identifies the key negative features of the Conservation Area, including:

The Conservation Area contains a number of open sites dominated by large, bulky modern

buildings and surface car parking;

Large surface car parks and one vacant 1930s building (Barbican House) below

Ladybellegate Street, which has a negative effect on the setting of Blackfriars;

Poor quality paving and street lighting along Barbican Road, a major pedestrian route

between The Docks and the city centre; Little attractive green open space.

2.17 Redevelopment of the proposed site has the potential to have a significant positive effect upon the character and appearance the Barbican Conservation Area, as well as surrounding

Conservation Areas – (the City Centre Conservation Area to the north and east, and the Docks Conservation Area to the South). The Conservation Area and Management Proposals document

identifies that the proposed site is an ‘area in need of enhancement’, as shown below:

The Barbican Conservation Area Management Proposal Map Extract (application site circled in red)


Site Planning History

2.18 A planning history search has been undertaken via the Gloucester City Council on-line planning

service. The Planning History search (which is not necessarily exhausting, albeit sets out the

key planning activity) is provided in full as Appendix A to this document.

2.19 This search and review has identified that the site itself has been subject to a number of historical planning applications and there are also relevant planning applications located within

the surrounding area. An application to note within the planning history for the site is the Local Development Order (LDO) – relates to a wider area and which is currently the subject of an

application being considered by the LPA. This Statement provides further information and

consideration of the LDO in sections 4 and 5.


3.0 DEVELOPMENT PROPOSALS

Planning Application Scope

3.1 This Planning and Affordable Housing Statement is in support of a full planning application for the development of the site for student accommodation along with ancillary uses and works.

The proposals include car parking, to serve the County Council’s needs, and to provide a drop off and pick up area for students at the beginning and end of semester.

3.2 Full plans for the proposed development have been prepared, and submitted with this application, showing the development proposals for the site. A more detailed description of the

proposals is contained in the Design and Access Statement which accompanies the planning application.

3.3 The application, submitted in full, is for 295 student flats and car parking. It is proposed that the development will be accommodated in four separate buildings of varying heights, from

three to five storeys, arranged around two court yards and a new pedestrian street running from Barbican Road to Ladybellegate Street. The new street to be created through the

development is a key aspiration of the Local Authority, which seeks to improve pedestrian permeability within this area, and this is echoed within the draft Local Development Order

(LDO).

3.4 The proposed development is ‘Phase One’ of the redevelopment of the entire Barbican Car Park

site – likely for student accommodation. ‘Phase Two’ is, in due course, envisaged to reconfigure the proposed surface level car parking facility within this proposed development, with under

croft car parking being provided beneath the phase two development. The possible future

development of ‘Phase Two’ however this will be considered further during and / or following the completion of the proposed ‘Phase One’ development applied for at this stage.

3.5 Additional details regarding the proposed landscaping scheme, elevations and other design

details are included within the Design and Access Statement which accompanies the planning

application.

Development Vision and Key Principles

3.6 The applicant’s vision is for a redevelopment of the site to provide a high quality development in a highly sustainable location. The application site has been earmarked and promoted for

redevelopment by both City and County Councils for many years.

3.7 The proposed development would meet the needs of Gloucester, as it would provide much

needed purpose built student accommodation commensurate with, and to serve, the on-going expansion of the University of Gloucestershire’s presence in the City. In so doing, and in any

event, the proposals will contribute towards the wider regeneration of Gloucester City Centre,

and would enable the release of houses which are currently in use as Houses in Multiple Occupation (HMOs) by students back to much needed family accommodation.

3.8 The development would also enable the delivery of long sought public realm enhancements

and improvements to pedestrian connectivity between the City Centre and the docks.

3.9 The proposals are compatible with, and seek to realise, the aspirations of the regeneration

proposals of the site- not least those promoted by the various policy initiatives over the years, including, the Greater Blackfriars Planning Brief, Draft Greater Blackfriars Masterplan and

emerging LDO for the wider site.


3.10 Given the tight timeframes on the proposed development (with occupation of the development

required for incoming students in September 2017) the pre-application submission on the proposed development was issued to Gloucester City Council on 30th September 2016.

Following this submission, Gloucester City Council organised a meeting, and held a meeting on

12th October 2016, for the applicant to present the pre-application submission and provide further supporting information on the proposed development.

Pre-application Process

LPA Engagement

3.11 The applicant has entered into extensive pre-application dialogue with the LPA and other statutory consultees and parties regarding the composition and form of the proposals and the

procedural requirements in respect to the type, form and level of information and assessment work needed to accompany and support the submission. This submission is made in response

to, and taking account of, the detailed pre-application feedback obtained from the LPA.

3.12 The level of development has been carefully formulated to ensure it is considered to be

acceptable and appropriate. The scheme proposals have been defined in consideration of, and having regard to, the size of the site, the viability of the scheme, and density / character of

surrounding development.

3.13 In addition to the above, the applicant submitted a pre-application enquiry to the LPA on Friday

30th September. Follow-up meetings with the LPA, (including the Planning, Urban Design and Conservation and Design Departments, amongst others) have been held. No formal written

pre-application feedback has been received from the LPA prior to the submission of this

planning application.

3.14 Notwithstanding this, there has been extensive dialogue and email correspondence between the applicant and LPA from the inception of the project up until submission. This dialogue has

led to the refinement of the scheme proposals, in particular key design elements, such that the

proposals are in an advanced and developed form.

3.15 As noted above, additional details regarding the proposed landscaping scheme, elevations and other design details are included within the Design and Access Statement which accompanies

the planning application.

Affordable Housing Statement

3.16 The City Council’s current planning policy in respect of the provision of affordable housing is

set out in Policy H.15 of the Revised Deposit Draft Local Plan 2002. Provision of 40% affordable

housing is required on sites of 15 or more dwellings, or in excess of 0.5ha. The policy recognises that it may be necessary to take the abnormal costs of development into account which may

reduce the affordable housing requirement.

3.17 Policy for affordable housing provision on development sites in Gloucester will be updated through the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (JCS), which is in the

process of being examined. The relevant draft policy is SD13. At present, based on further

viability evidence and the JCS Authorities Policy Update, the requirement for affordable housing on sites in excess of 11 dwellings in Gloucester is proposed to be 20%.


3.18 However, an important planning consideration is that the absence of affordable housing

provision is off-set by the provision of student accommodation, which addresses a specific identified housing need in the JCS area and which brings its own economic and social benefits.

The proposed development of student accommodation provides residential use for a sector of

the community and helps free up existing housing stock currently used as a HMO.

3.19 As of January 2016, the Public Register of Licensed HMOs for Gloucester indicated that there are 172 HMOs, totalling 1,211 bedrooms. The provision of 300 bedrooms as part of this

development, could release circa 25% of the current stock of HMOs in Gloucester into the open market.


4.0 PLANNING POLICY CONTEXT

Background

4.1 This section of the Statement provides a summary of the relevant policy framework in relation to the Site and the proposed development.

4.2 The key planning policies of relevance to the determination of the application are outlined

below. A detailed assessment of the accordance of the proposed development with these

policies is provided in Section 5 of the Statement (Key Material Planning Considerations).

National Policy

4.3 The following policy / guidance documents prepared at the national (Department for

Communities and Local Government) level are of relevance to the determination of the application.

National Planning Policy Framework (27th March 2012)

4.4 The National Planning Policy Framework (NPPF) sets out the Government’s planning policies

for England and how these are expected to be applied. The Framework sets out the

Government’s requirements for the planning system only to the extent that it is relevant, proportionate and necessary to do so.

4.5 The NPPF cites the planning system as having an important role in supporting strong, vibrant

and healthy communities and advocates planning to play an active role in guiding development

to promote mixed use developments and provide sustainable solutions.

4.6 Specifically, the NPPF recognises that residential development can play an important role in ensuring the vitality of centres along with retail and community uses, amongst others

(paragraph 23).

4.7 Furthermore, it encourages Local Development Orders (LDO) to be prepared for particular

areas and categories of development, where the impacts would be acceptable, and where this would promote social or environmental gains (paragraph 199).

4.8 The NPPF provides a framework within which local people and their accountable Councils can produce their own distinctive local and neighbourhood plans, which reflect the needs and

priorities of their communities.

4.9 Insofar as the key detailed provisions of the Framework are concerned, the following are

considered to be of greatest relevance and bearing on the proposals:

Issue Para. Summary

Sustainable

Development

6

‘The purpose of the planning system is to contribute to the achievement of sustainable

development. The policies in paragraphs 18 to 219, taken as a whole, constitute the

Government’s view of what sustainable development in England means in practice for

the planning system.’

7

‘There are three dimensions to sustainable development: economic, social and

environmental. These dimensions give rise to the need for the planning system to

perform a number of roles:

an economic role;

a social role; and

an environmental role.’


Issue Para. Summary

14

‘At the heart of the National Planning Policy Framework is a presumption in favour of

sustainable development, which should be seen as a golden thread running through both

plan-making and decision-taking. For plan-making this means that:

local planning authorities should positively seek opportunities to meet the

development needs of their area;

Local Plans should meet objectively assessed needs, with sufficient flexibility to

adapt to rapid change.’

Core

Principles 17

‘The NPPF lists 12 Core Principles that it says should underpin both plan making and

decision taking. These include:

identifying and then meeting the housing, business and other development needs

of an area;

always seeking to secure high quality design and a good standard of amenity for all

existing and future occupants of land and buildings;

encouraging the effective use of land by reusing land that has been previously

development;

actively managing patterns of growth to make the fullest possible use of public

transport, walking and cycling; and

focusing significant development in locations which are or can be made

sustainable.’

Vitality of

Town

Centres

23

‘In drawing up Local Plans, local planning authorities should:

allocate appropriate edge of centre sites for main town centre uses that are well

connected to the town centre where suitable and viable town centre sites are not

available;

recognise that residential development can play an important role in ensuring the

vitality of centres and set out policies to encourage residential development on

appropriate sites;

where town centres are in decline, local planning authorities should plan positively

for their future to encourage economic activity.’

Housing

49

‘Housing applications should be considered in the context of the presumption in favour of

sustainable development. Relevant policies for the supply of housing should not be

considered up-to-date if the local planning authority cannot demonstrate a five-year

supply of deliverable housing sites.’

50 ‘Deliver a wide choice of high quality homes, widen opportunities for home ownership

and create sustainable, inclusive and mixed communities.’

Design

56

‘The Government attaches great importance to the design of the built environment, that

good design is a key aspect of sustainable development and is indivisible from good

planning and should contribute positively to make places better for people.’

60

‘Planning policies and decision should not attempt to impose architectural styles or

particular taste and they should not stifle innovation, originality or initiative through

unsubstantiated requirements to conform to certain development forms or styles. It

does, though, state that it is proper to seek to promote or reinforce local distinctiveness.’

Decision-

taking

187

Local planning authorities should look for solutions rather than problems, and decision-

takers at every level should seek to approve applications for sustainable development

where possible. Local planning authorities should work proactively with applicants to

secure developments that improve the economic, social and environmental conditions of

the area.

215 Due weight should be given to relevant policies in existing plans according to

their degree of consistency with this framework

National Planning Practice Guidance (6th March 2014)

4.10 National Planning Practice Guidance (PPG) supplements the NPPF and replaces previous forms of guidance. The PPG reiterates how the presumption in favour of sustainable development set

out in the NPPF should be applied in cases where there is not an up-to-date development plan.


4.11 Paragraph 006 of the ‘Determining a Planning Application’ section is of particular relevance to

this application, which states the following:

‘Where the development plan is absent, silent or the relevant policies are out of date, paragraph

14 of the National Planning Policy Framework requires the application to be determined in

accordance with the presumption in favour of sustainable development unless otherwise

specified’.

4.12 The PPG notes that Local Planning Authorities should plan positively to support town centres

to create attractive, diverse places where people want to live, visit and work. It goes onto to

note that LPAs should assess and plan to meet the needs of main town centre uses in full, and take account of specific town centre policy, in this instance the emerging LDO.

4.13 The proposed development seeks to accord with PPG with regard to the historic environment.

It is considered that the proposals minimise any harm to the significance of the heritage

heritages, both on site and surrounding the site. Paragraphs 19 of the ‘Conserving and enhancing the historic environment’ section notes identifying constraints and opportunities at

an early stage can reveal development options that will deliver public benefits in a more sustainable and appropriate way.

4.14 Public benefits linked to the proposed development will deliver economic, social and environmental enhancements in and surrounding the site. As noted in paragraph 20, public

benefits may include: sustaining or enhancing the significance of a heritage asset and the contribution of its setting; reducing or removing risks to a heritage asset; and securing the

optimum viable use of a heritage asset in support of its long term conservation.


Local Policy

Development Plan Context

4.15 The current Development Plan which applies to the Site is the City of Gloucester Local Plan (adopted February 1983) and Local Plan (Second Stage Deposit Draft) (adopted for

development control purposes August 2002).

4.16 The Local Plan (2002) contains policies and proposals for the physical redevelopment and use of land, including measures for the improvement of the environment and management of

traffic, and takes social and economic factors into account.

Gloucester City Council Local Plan

Proposals Map

The Gloucester City Council Local Plan (2002) Proposals Map Extract

Local Plan Proposals Map Legend

Site

Housing Commitment

Floodplain

Public Open Space

Conservation Area

Mixed Use Allocation

New Road Proposal

New Commercial Leisure Commitment

Employment Commitment


4.17 To summarise, the site is:

Located within Gloucester City Centre;

Allocated for a comprehensive mixed use development including major comparison retail

and commercial leisure;

Located outside of the floodplain; and

The Proposals Map identifies an eastern portion of the site as being partially located within

the City Centre Conservation Area. [NB: the boundaries of the Conservation Area have

since been amended and now the entirety of the site falls within the Barbican Conservation Area.]

4.18 It should be noted that the proposals map was produced in 2002 (The Local Plan was intended

to cover the period up to 2011), and therefore should be considered ‘time expired’. Accordingly, National Policy may supersede the local policy in part.

Key Policies

4.19 The key Development Plan policies of relevance to the site and proposals are listed below:

Reference Title Summary

Gloucester Local Plan, adopted 1983 (saved policies as of 2007)

A1 (a)

Heights of buildings and protection of views

‘A ‘heights of buildings policy’ will be applied as to protect views of the cathedral’.

A2 (d)

Demolition of listed buildings in Conservation Area

‘The importance of the City’s existing Conservation Areas is recognised and these will be retained. Nevertheless, the acceptability of permitting the demolition of non-Listed buildings in Conservation Areas will be considered in the context of the contribution the buildings make to the character of the Conservation Area.’

H.1(c)

Provision of additional housing sites to those in H.1a will be encouraged in the city centre

‘The provision of additional housing within the City centre will be encouraged particularly on major development sites. Land will be reserved for housing within the docks and on part of the Southgate hospital redevelopment area.’

H.1. (e)

Density and quality of housing development

‘In determining planning applications, consideration will be given to the density and quality of housing development, so that a suitable range of house types may be available at all times.’

2nd Stage Deposit Draft Local Plan

Policy ST1 Sustainable Development

‘In assessing proposed new development, the City Council will seek to optimise the economic, social, and environmental contribution of the development to the quality of life in the city.’

Policy ST2

Priority for Developing Previously Used Sites and Safeguarding Greenfield Land

‘The development of greenfield sites will not be supported where previously used land of a suitable size and location is available and can viably accommodate the development needed.’

Policy ST10 Development in the Central Area

‘Planning permission will be granted for new development in the Central Area provided that it meets all of the following criteria: Supports and is well-linked to the existing attractions of the Central Area

and the public transport interchange; Supports the regeneration of the Central Area; Reinforces Gloucester’s special character and sense of place.

Policy ST12 Key Development Priorities

‘The City Council’s key priorities for development are: 1. The regeneration of the Central Area, particularly, the Western Waterfront;



2. The completion of the Inner Relief Road and the Gloucester South West By-pass;

3. The phase mixed use development of RAF Quedgeley; and 4. The development of first class public transport services and facilities in the

city.’

Policy BE1 Scale, Massing and Height

‘Proposed development should be of materials, scale, massing and height which sites comfortably with the height of existing adjacent buildings and the surrounding built environment. In certain circumstances, there may be an opportunity to create a landmark building that is different in scale to its immediate neighbours, and these will be encouraged and permitted where appropriate.’

Policy BE2 Views and Skyline

‘Proposed development should respect and protect the city skyline and important views and vistas within the city, views of the surrounding countryside from within the city, and views of the city from the surrounding countryside. It will be particularly important to protect views of the Cathedral.’

Policy BE4

Criteria for the Layout, Circulation and Landscape of New Development

‘The City Council will permit development if it satisfies the following criteria: 1. Good pedestrian, cyclist and vehicular integration with the surrounding

district and with the Central Area; 2. Where appropriate contributes to the open space network; 3. All areas within the site have a clear function and meet the needs of users; 4. The scale and design of buildings relates well to the spaces they enclose or

face; 5. Landscape schemes are integrated into the development and provide

sufficient space to allow existing and proposed trees, shrubs and other planting to flourish and mature;

6. All public spaces are of sufficient size to comfortably accommodate any planting, street furniture, public art or signs without impeding pedestrian movement;

7. Avoids small leftover areas of public space with no clear functional use; 8. Landscape schemes take up any opportunity for linkage to existing and

neighbouring planting thus creating routes and habitats for wildlife; 9. The routes and spaces for pedestrians, cyclists and people with disabilities

are safe, secure, convenient and suitable for use at all times; 10. All ancillary facilities, such as bin stores are integrated unobtrusively into

the design; 11. There will be adequate daylight and sunlight into and between buildings.’

Policy BE7 Architectural Design

‘In order to reflect the local character of particular areas, the following criteria will be used to assess the appropriateness of development proposals: 1. The developer should provide a brief summary of any distinctive local

characteristics of scale, layout, style, appearance, materials or details and show how these are to be used to lend a local character to the design and appearance of the proposed development;

2. All new buildings should be designed with attention to detail and be harmoniously composed, and to be constructed of high quality materials and finishes;

3. Where appropriate, vertical emphasis in the design, including features and additional storeys, may be encouraged in order to emphasise key corners or the entrances to buildings;

4. New development should respect and protect the setting of the city’s historic built environment, natural landmarks and important features;

5. New development should use high quality materials which are sympathetic to the existing character and appearance of the city;

6. New development should avoid the use of light coloured or reflective roofing materials so that the development doesn’t have undue prominence when viewed from the surrounding hills;

7. The building line, plot widths and depths, and the visual rhythm of the proposed elevations should respect the existing character of the area.’

Policy BE17

Design Criteria for Large Scale Residential Development

‘The City Council will permit development if it satisfies the following criteria or a variation is agreed: 1. There is a clearly articulated design concept demonstrating that the

development will complement the existing positive character of the area or create a distinct identity which contributes to the character of the city;



2. The average density is at the maximum that is feasible given the site constraints, need and impact on the local area, Criterion 4 below and the density policy (Housing policy H.7);

3. In addition to housing there is a mix of other uses that support sustainability;

4. A range of housing types and tenures are provided, suitable to the size of the site and its location;

5. All dwellings have an attractive outlook and receive adequate daylight and sunlight, and all existing or proposed dwellings are not subjected to unacceptable overlooking effects or overbearing massing effects;

6. Private rear gardens should back on to each other and wherever possible dwellings shall face onto public places;

7. The front of properties are enclosed by low walls, railings, fences, hedges or gates or an appropriate combination of these to provide defensible space;

8. Private external spaces have gates to prevent unauthorised access; 9. Service access and refuse storage/ collection points are located to minimise

nuisance to occupiers of nearby property; 10. Sufficient space is allowed for landscape schemes which include large scale

trees.

Policy BE29

Development within Conservation Areas

Proposals within conservation areas should: 1. Preserve or enhance the character or appearance of the conservation area; 2. Retain the historic street pattern and character of individual streets or

other spaces including all historic materials and components; 3. Be of a scale, form, mass, layout, alignment, elevational treatment and

overall character that harmonises with those buildings and features that contribute positively to the character of the conservation area;

4. Ensure that important views into and out of the conservation area are retained or enhanced;

5. Protect and, where appropriate, add to the supply of distinctive trees within the urban area.

Policy BE31-37

Preserving Sites of Archaeological Interest, Assessment, Field Evaluation and Recording and Preserving Archaeology.

‘Throughout the city there are archaeological sites which are of such importance that they are considered to be part of our national heritage. Given the recognised importance of such sites, it is appropriate that any development on or near these sites should be strictly controlled. The noted policies seek to control such development.’

Policy H7 Housing Density and Layout

‘The City Council will expect housing layouts to make best use of land and will seek densities that: 1. Are consistent with the mix of dwelling types appropriate for a site and the

character of the locality; 2. Protect the amenities of adjoining properties; and 3. Create high quality environments for residents. A variety of densities within large sites will be permitted to create good design, but higher densities will be expected on sites or parts of large sites that are close to high frequency bus routes or are in or adjacent to local and district centres or the city centre. In these locations reduced car parking provision will be acceptable provided on street parking would not adversely affect highway safety or unreasonably affect the amenities of the locality. Layouts that fall below a net density of 30 dwellings to the hectare will be refused. In layouts which include dwellings without private gardens, good quality shared space will be expected of a suitable size and design, to include where appropriate, Private Space for Play for infants.’



Policy CL1

New Major Commercial Leisure Development

‘New major commercial leisure developments on sites other than those proposed at Blackfriars and the Docks will only be permitted where the developers are able to demonstrate that they have met all of the following criteria: 1 There is a quantitative and qualitative need for the development; 2 The development would not by itself, or with other developments, have an

unacceptable impact on those proposed at Blackfriars and the Docks; 3 The development would be genuinely accessible by a choice of means of

transport; 4 The development would help to achieve the overall aim of reducing travel

by car.’

Supplementary Planning Guidance (SPG)

SPG1: Sustainable Urban Drainage Systems (interim adoption November 2004)

4.20 The guidelines within the SPG relate to policy FRP.6 of the Local Plan. The document provides a background to the SUDS philosophy, and sets out detail and information as to how the policy

may be implemented.

SPG2: Travel Plans (interim adoption November 2004)

4.21 The SPG explains, in detail, the circumstances in which Travel Plans will be required to

accompany planning applications, as well as the issues that Travel Plans need to tackle. This Guidance is intended to apply to schemes that generate significant amounts of travel. It will be

taken into account as a material consideration in determining planning applications comprising

jobs, shopping, leisure and services (including educational establishments).

4.22 The SPG explains how the policies will be implemented and provides practical advice on how travel plans could be prepared. This set of procedures will assist developers in making

applications that should minimise any unnecessary delays in the planning process.

SPG6: New Housing and Open Space (interim adoption November 2004)

4.23 The SPG is intended to guide developers of new housing schemes on the provision of public

open space and the commuted sum for its future maintenance or financial contribution in lieu of on-site provision.

4.24 The SPG explains how the policies will be implemented whilst providing practical advice on where the public open space should be sited and designed. The guidance sets out that it is the

Council’s intention to use the SPG to establish a set of procedures that will assist developers in making applications that should minimise any unnecessary delays in the planning process.

Development Affecting Sites of the Historic (Archaeological) Environment (interim adoption August 2008)

4.25 This document sets out the Council's planning policy approach to development that would affect

sites of the historic (archaeological) environment in Gloucester and forms a part of the emerging Local Plan for Gloucester. The document, was subject to two periods of public consultation and

has now been adopted as ‘interim planning guidance for the purposes of development control.


Designing Safer Places (interim adoption August 2008)

4.26 This document sets out the Council's planning policy approach to designing safer places in

Gloucester and forms a part of the emerging Local Plan for Gloucester. The document was

subject to two periods of public consultation and has now been adopted as ‘interim planning guidance for the purposes of development control.

Heights of Buildings (interim adoption August 2008).

4.27 This document sets out the Council's planning policy approach to the heights of buildings in

new development in Gloucester and forms a part of the emerging Local Plan for Gloucester.

The document was subject to two periods of public consultation and has now been adopted as ‘interim planning guidance for the purposes of development control.

Central Area Action Plan

4.28 The Central Area Action Plan is intended to steer the future growth and regeneration of Central Gloucester. It sets out a number of key issues and translates these into a vision, strategic

objectives, and planning policies. In light of the decision to progress a Joint Core Strategy, the Central Area Action Plan is now on hold.

4.29 It should be noted that the Central Area Action Plan proposed a comprehensive mixed-use development including residential, hotel, bars and restaurants, small-scale retail, employment,

leisure and open space and cultural facilities for the area known as Blackfriars, which includes the application site.

4.30 Additionally, the Plan also proposed that the existing surface level car park between Barbican Road and Ladybellegate Street i.e. the application site, would be replaced with a new 4* hotel

and new office development. Further provisions include a new public space to be created to the north of the Blackfriars Priory, with the Priory and adjoining buildings being used for leisure

and cultural uses, A3 and A4 uses, offices and small-scale retail /showroom / gallery space.

Gloucester Local Development Framework Interim Adoption Supplementary Planning

Document: Greater Blackfriars Planning Brief (November 2009)

4.31 This Planning Brief sets out the Council's preferred approach for the development of the 'Greater Blackfriars' area of the City, and forms part of the emerging City Plan for Gloucester.

The Planning Brief has now been adopted by the Council as 'interim planning guidance' for the

purposes of development control. The Planning Brief states that new development will be expected to be of the highest architectural and environmental quality.

4.32 The Planning Brief is intended to guide the future redevelopment of the wider area of

Blackfriars, the Prison and The Quay. The fundamental objective of the Planning Brief is to

create a new ‘destination’ within the city centre. It considers that Blackfriars has the potential to function as the ‘creative’ and ‘cultural’ quarter of Gloucester, building on its strategic location

between the Cathedral and the Docks, its proximity to the core retailing on the gate streets, its built heritage and historic character, and its proximity to the waterfront.


The Barbican Conservation Area and Management Proposals (September 2007)

4.33 This document sets out the key characteristics and management recommendations for the

Barbican Area. Conservation areas are designated under the provisions of Section 69 of the

Planning (Listed Buildings and Conservation Areas) Act 1990. A conservation area is defined as “an area of special architectural or historic interest the character or appearance of which it is

desirable to preserve or enhance”.

4.34 The conservation area is an example of the City’s unique and varied heritage and therefore the designation seeks to protect the whole area and not just the buildings within it. Thus these

areas are important parts of the City’s heritage, which the Council is committed to preserving

and enhancing. The Barbican Conservation Area Appraisal and Management Recommendations is adopted as ‘interim planning guidance’ for the purposes of development control.

4.35 The Conservation Area and Management Proposals recommends, amongst others, the

redevelopment of sites, as identified in the Townscape Appraisal Map, which make a negative

contribution to the character or appearance of The Barbican Conservation Area. As noted in section 2 of this Statement, the Townscape Appraisal Map identifies that the proposed site is

an ‘area in need of enhancement’.

Gloucester Public Realm Strategy (current draft)

4.36 The Draft Public Realm Strategy has been developed due the emergence of recent public realm

projects, and has highlighted the dated nature of some of the existing public realm provision within the City Centre, and also the need to provide guidance for new public realm proposals

as they emerge. The strategy states that it is important to support the emerging public realm projects with specific guidance on appropriate materials, areas for improvement and broad

design principles.

4.37 The Public Realm Strategy will be used to support the regeneration of the city centre and will

form part of the evidence base for the City Plan in due course. Moreover, the strategy will and be used in the Development Management process as interim planning guidance to ensure

schemes are of a high quality, and so that they preserve and enhance the character and

appearance of the historic environment.

Draft Greater Blackfriars Masterplan (October 2009)

4.38 In response to the Blackfriars SPG, the Gloucester Heritage Urban Regeneration Company has produced, in conjunction with consultants, a Masterplan for the eastern part of the Greater

Blackfriars area. This Masterplan has now been endorsed by the City Council and will form a

material consideration when determining future proposals in the area.

4.39 The aim of this Masterplan is to regenerate the Greater Blackfriars area in a comprehensive and economically viable manner that will enhance Gloucester City Centre. There are seven key

principles that lie behind the Masterplan:

1 To re-create and enhance routes from the Docks to the Cathedral;

2 To re-create and enhance routes to the River, and Alney Island; 3 To create a new Blackfriars Square;

4 To create a Cultural and Creative Quarter;

5 To create riverside residences; 6 To create acceptable and efficient car parking to serve the site and part of the city;

7 To achieve an exemplar scheme in terms of energy provision and energy use.


Housing Zones

4.40 Housing Zone Status was awarded to Gloucester as one of 20 pilot areas outside London in

March 2015, to accelerate the delivery of new homes on brownfield sites. LDOs are one of the

planning tools that Local Authorities can use to help accelerate housing delivery. The LDO is one of the key sites for the delivery of additional homes within the Gloucester Growth Housing

Zone.

Heritage Action Zone

4.41 Gloucester City Council has been invited by Historic England to submit a proposal for a Heritage

Action Zone (HAZ) within the City. The aim of the HAZ is to achieve economic growth by using the historic environment as a catalyst. The overall aims and objectives of a HAZ for Gloucester

are to work in partnership with the Housing Zone work to deliver high quality residential and commercial properties within its historic core. Gloucester City Council has not yet designated a

HAZ.

Emerging Policy

The Joint Core Strategy

4.42 The emerging Development Plan for Gloucester is the Joint Core Strategy (JCS) (prepared in partnership between Gloucester City Council, Cheltenham Borough Council and Tewkesbury

Borough Council) and the Gloucester City Plan, (prepared by Gloucester City Council). The JCS will set out a strategic planning framework for the three areas and establish the amount of

development, and broad principles for how it should be accommodated, up to 2031. The Gloucester City Plan will sit underneath the JCS and provide more detailed policies for

Gloucester City.

4.43 The JCS was submitted to the Government for inspection on 20 November 2014. Further to

extensive hearing sessions the Inspector’s Interim Findings were published in May 2016. The JCS Councils are now working towards a Main Modifications Public Consultation from mid-

November to Christmas 2016.

4.44 The Inspector’s Interim Report addresses the matter of student accommodation, and refers to

the Strategic Housing Market Assessment which indicates that additional growth in student numbers is estimated to result in about 450 new private dwellings in the private rented sector

over the Plan period. Furthermore, there is an additional need for campus accommodation over and above the Objectively Assessed Housing Numbers figure.

4.45 The Inspector has recommended that the JCS should reflect this by setting out the potential additional units of accommodation required, and how and where it is envisaged this

accommodation will be provided.

4.46 Having regard to paragraph 216 of the NPPF, limited weight can be given to the draft policies

of the JCS given the stage that the Plan is at. Nonetheless it is clear that there is still a considerable residual housing requirement that needs to be met. The substantial housing

requirement in Gloucester is a significant material planning consideration in respect of the

application proposals.


The City Plan

4.47 The City Plan will sit underneath the JCS and will allocate sites for residential and employment

development within the administrative area of the City, including those areas where major

regeneration schemes are expected to come forward.

4.48 A Draft City Plan which encompasses previous rounds of City Plan consultation will be published after the close of the JCS Main Modifications consultation. The Draft City Plan will include an

updated vision, draft allocations for development and a suite of development management policies.

4.49 The City Plan will help to shape the future development in Gloucester up to 2031. The plan is not yet adopted and therefore does not carry significant weight in planning terms. The aim of

the City Plan is to identify where and how growth will come forward within the City boundary to deliver the City vision and the housing and employment requirements set out within the JCS.

4.50 The City plan will also provide a framework for managing and enhancing the City’s historic and natural environment including open spaces, areas of recreation, leisure and environmental

protection. It is important that the plan’s strategy and identified sites all work towards delivering the benefits associated with a growing City and supports its on-going regeneration.

4.51 To date, two consultation documents have been issued by Gloucester City Council on the City Plan, whilst two more consultation documents will be prepared and issued once the JCS is

adopted. Part One of the City Plan includes 13 key development principles to deliver the strategy of the City Plan. It is considered that the principle of student accommodation within Gloucester

City Centre accords with the following key development principles:

To ensure development contributes to deliver a transforming City which brings regeneration

benefits, promotes sustainable development and reduces the need for greenfield

development by making the most efficient use of previously developed land and buildings; To deliver a City to live in that provides for the growth of sustainable communities where

the right choice, balance and mix of housing types is provided to meet the range of needs

and aspirations of local people, including those in need of affordable housing and more traditional sized family housing. To provide for this within the current target of delivering

at least 325 new dwellings within the City every year;

To improve educational attainment by ensuring that all residents have good access to

learning establishments; To improve the health of Gloucester’s residents by improving access to informal and formal

green spaces thereby providing opportunities for people to pursue healthy activities and

lifestyles; and To deliver a connected City and ensure that all new development achieves a high standard

of design, which reflects the local context and takes advantage of any opportunities to

improve the character and quality of an area and is well integrated with the City and its

surrounding countryside.

4.52 The Draft City Plan, which consolidates previous rounds of consultation, will be published after the close of the JCS Main Modifications consultation. It includes an updated vision, draft

allocations for development, and a suite of development management policies. Greater Blackfriars (Site SA16) is identified as a mixed use site allocation.

4.53 Part Two of the City Plan includes a vision for the City Centre to 2031, as well as objectives and a strategy for the city centre. All of the sites are within the city centre ward of Westgate. It is

considered that the following objectives accord with the principle of developing student accommodation within the city centre:


To maintain and improve the vitality and viability of the city centre;

To draw on Gloucester’s strengths as an historic City to create a hub for culture, tourism

and leisure;

To maintain and enhance the city centre as a location for business, skills and learning;

To deliver a sustainable mix of complementary city centre uses which ensure vibrancy

throughout the day and evening; and To improve linkages within the city centre, encouraging the use of sustainable modes of

transport whilst providing well located car parking.

4.54 The City Plan is expected to be adopted in Autumn 2017. Once adopted, the JCS and the City Plan together will replace the 1983 and 2002 Local Plans currently used for Development

Control purposes.

Local Development Order

4.55 The Quayside & Blackfriars area is a key regeneration priority for Gloucestershire County

Council and Gloucester City Council. This commitment is reflected in the commissioning of consultants Peter Brett Associates by the County Council to prepare a LDO for the site.

4.56 The use of LDOs is supported by Central Government as an effective means of simplifying and

streamlining the planning porcess for certain sites and types of development specified by the

LPA. LDOs are considered to be a useful tool which can attract investmenet and stimulate regeneration.

4.57 The extract below is taken from the draft Design Guide which accompanies the LDO:

‘The sustainable and attractive location of the site lends itself to a diversity of residential types

including student living, sheltered and close care provision, and apartments of various size and

situation. All of which can be achieved to high quality given the design opportunities afforded

the site by its location and setting as outlined in this guide.’

4.58 The LDO seeks to achieve (amongst other things) the following key objectives, with regard to

the application site:

To facilitate the redevelopment of the Barbican site, which is considered to detract from

the visual amenities of the Barbican Conservation Area and to provide a development which positively contributes to the character of the surrounding area;

Use the development to ‘repair’ both Ladybellegate Street to the east and Barbican Road

top the west; Reflect the City’s adjacent character of a continuous perimeter elevation, which encloses

private and service areas to the rear, and creates an overlooking relationship with the

streets around the perimeter;

The improvement of permeability through the site, by the creation of Blackfriars Street,

which would run from East to West through the centre of the site; The provision of quality public realm.

4.59 The draft Design Guide identifies that the potential use of the site for student accommodation is considered to have a ‘very high’ demand and market appetite for such a use and is considered

to be a highly viable use in this location that would generate a return for an investor.


Draft LDO Design Guide

4.60 It is important to note that development proposals that do not fall within the prescribed criteria of the LDO may still be acceptable in planning terms. In such circumstances, proposals that do

not conform to the LDO will need to secure planning permission through the normal planning process. Accordingly, such proposals would be considered in the context of local and national

planning policies.

Regeneration and Economic Development Strategy

4.61 The City Council has set out its objectives for Gloucester over the next five years in terms of

regeneration and economic development in its draft Regeneration and Economic Development Strategy 2015 – 2020, published as part of the submitted documents to the Inspector for the

JCS.

4.62 The strategy includes objectives for delivering major development sites, including the

‘Blackfriars Project’, which includes the Barbican Car Park. The objective is to regenerate this brownfield site to provide vibrant mixed use of employment, residential, leisure, open space

and parking development, thereby creating a seamless linkage between the historic docks and the city centre.

4.63 The City’s development aspirations for the site are categorised as a ‘Priority Project’ over the period to 2019.


Summary

4.64 The comprehensive review of the planning policy context for the site and the development

proposed, presents a number of clear conclusions, which can be summarised as follows:

Delivery of student accommodation within the City Centre will provide sustainable

development and provide a catalyst for further regeneration;

Development of the site will accord with the regeneration aspirations of an identified

strategic site for an overall mix of uses; Development of the site is also considered appropriate in light of emerging policy, namely

the LDO.

4.65 The policies and documents noted above comprise of the key strategic messages stemming

from planning policy at both the national and local level – which promote the regeneration of

brownfield sites, the delivery of a mix of uses, and specifically the regeneration of sites / buildings within Gloucester City Centre. It is accordingly considered that the assessment of this

application should be undertaken in this context.


5.0 KEY MATERIAL PLANNING CONSIDERATIONS

Introduction

5.1 The planning policy context described in the preceding section of this Statement provides a framework for the proposals to be assessed against. Significant progress has been made with

the proposals for the site (through dialogue, and in collaboration, with the both the City and County Councils).

5.2 Notwithstanding this, this Section reviews the merits of developing the land (i.e. the principle of development) as well as the form that the development should take, and how it should be

delivered. This assessment addresses ten key factors (which are considered to be those of key material significance to the acceptability of the proposals):

(i) The Principle of the Development; (ii) Archaeology;

(iii) Impact on Historic Setting; (iv) Design;

(v) Flood Risk and Drainage; (vi) Noise;

(vii) Arboriculture;

(viii) Accessibility; (ix) Contamination; and

(x) Ecology.

5.3 This section covers each of these factors to enable a clear conclusion to be made on the overall

merit of the proposals.

The Principle of Development

5.4 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires local planning

authorities to determine planning applications in accordance with the development plan unless material planning considerations indicate otherwise.

5.5 It is considered that the proposed development aligns with planning policy within the NPPF,

notably paragraphs 23, 49 & 50 relating to the vitality of town centres and housing, respectively. The development of this site and provision of student accommodation will play an

important role in ensuring the vitality of Gloucester city centre where the provision of residential

development will encourage footfall, vibrancy, and in turn economic activity. Similarly, the delivery of residential accommodation will widen opportunities for home ownership and help to

enhance the city centre.

5.6 A major component of the development plan for the site – the 1983 City of Gloucester Local

Plan where policies have been saved – is now over 30 years old and should be regarded as being dated accordingly. Policies contained within the later Revised Deposit Draft Local Plan

(2002) are therefore being applied by the City Council to new development proposals.

5.7 The application site is allocated for a major commercial leisure development in the Revised

Deposit Draft Local Plan - policy CL.1. The supporting text to the policy identifies that Blackfriars is suitable for a multiplex cinema, cafes, bars and restaurants. Similarly, policy S.2 Blackfriars

identifies the site as a priority location for new major comparison high street retailing.


5.8 Similarly, the site is located within the Western Waterfront as part of the Central Area identified

for regeneration in Policy ST12 of the Local Plan (2002). The policy notes that there are large areas of under-used land, and great unfilled potential. The Policy goes on to identify that the

regeneration of the Central Area is the top priority for new development, moreover the greatest

opportunity to regenerate the Central Area is the Western Waterfront.

5.9 The Western Waterfront comprises a broad strip of under-used land which includes the Blackfriars site. The supporting text to Policy ST12 identifies the Blackfriars site for retail

purposes (the policy and such proposals are considered out of date in this context). However, it is considered that the proposals accord with other aspects of the policy and supporting text

in that the development will provide good pedestrian and other linkages with the surrounding

area.

5.10 The redevelopment of this site fulfils the potential of the site outlined in the Local Plan, in so

far as it will re-populate and revitalise the Central Area, thereby improving community safety and transforming attitudes and perceptions of the area.

5.11 As noted in Section 4 of this statement, Gloucester City Council have produced and adopted a

number of supplementary planning documents with a view to bringing forward the development of the Greater Blackfriars area of the city centre. These documents include, but are not limited

to, planning briefs, action plans, management proposals and masterplans, all of which assess

the application site as a negative feature within Gloucester and identify proposals for the redevelopment of the site.

5.12 The Central Area Action Plan proposes a comprehensive development of Greater Blackfriars

including proposals to replace the existing surface level car park i.e. the application site with

new built form. The Conservation Area and Management Proposals recommends the redevelopment of sites which make a negative contribution to the character or appearance of

the Conservation Area. As noted previously in section 2 and 4, the application site is identified as an area that should be developed.

5.13 The Greater Blackfriars Masterplan aims to regenerate the area in a comprehensive and economically viable manner that will enhance Gloucester City Centre, including objectives to,

amongst others, re-create and enhance routes to and from the Docks and Cathedral, creation of a new Blackfriars Square, and the provision of acceptable and efficient car parking to serve

the site.

5.14 Given the location of the application site and the credentials of the proposed development, it

is considered that the scheme accords with the narrative, and numerous aims and objectives, of the supplementary planning documents, planning briefs, action plans etc. The

comprehensive redevelopment of the existing surface level car park will regenerate the

application site, with positive effects on the surrounding area, address an identified negative space within Gloucester City Centre, and provide much needed redevelopment and

enhancement of the public realm.

5.15 In addition, it is considered that the proposal should also be considered in light of emerging

planning policy - the Quayside and Blackfriars LDO (as set out earlier in this Statement). Gloucester City Council are intending to adopt the LDO in January 2017.


5.16 The site forms one part of the LDO i.e. the Blackfriars element. It is considered that the

proposed development is in accordance with the draft LDO which sets out in schedule 2 the permitted uses allowed as part of the LDO, which includes student accommodation.

Additionally, the design and layout of the scheme, as noted in Impact on Historic Setting,

accords with the masterplan and design guidance accompanying the LDO.

5.17 Accordingly, it is considered that the proposed development accords with the LDO and supports the purpose of the LDO – to attract investment and stimulate regeneration. As such, the

principle of the proposed development accords with National Planning Policy and emerging

Local Policy.

Archaeology

5.18 In June 2016 an archaeological evaluation of the site was carried out as part of an assessment

of the wider site being brought forward through the LDO by Gloucester City Council and Gloucestershire County Council. The objective of the evaluation was to provide information

about the archaeological resources within the site.

5.19 The information collated in the archaeological evaluation will enable Gloucester City Council and Gloucestershire County Council to identify and assess the particular significance of any

heritage asset, consider the impact of the proposed development upon it, and to avoid or

minimise conflict between the heritage asset’s conservation and any aspect of the development proposal.

5.20 The site lies within an area of high archaeological potential. This has been evidenced by

previous archaeological potential for, amongst others, the Roman town houses, a Roman river

frontage and quay. The site contains archaeological remains of national and regional importance, reflected in the scheduled status of parts of the site.

5.21 The site contains two scheduled monuments, namely Glevum Roman Colonia and there are

known extensive Roman, possibly Saxon and medieval archaeological remains within the site.

However, none of these remains are visible above ground and, as such, not experienced on site.

5.22 The evaluation results, detailed summaries of the recorded contexts, finds, environmental

samples and relative heights of the principal deposits and features can be found within the submitted Archaeological Evaluation.

5.23 It is considered that the evaluation was successful in establishing the extent, quality, character and date of archaeological remains encountered. The results from the trenches provide valuable

additional information on the Roman, medieval and later development of the site.

5.24 It should be noted that in response to the pre-application enquiry for the development, the

LPAs Archaeologist noted that the proposed development has the potential to proceed with limited impact on archaeological remains.

Impact on Historic Setting

5.25 A Historic Environment Statement of site was commissioned, to assist in the development of the proposals for the site. The Historic Environment Study includes a detailed examination of

the composition of the character of the Barbican Conservation Area and identifies any potential non-physical impacts arising from the proposed development within the site.


5.26 The Study states that the site does not contribute highly to the architectural or historic

significance of the area, noting that the area actively detracts from the significance of the Conservation Area with the site representing an expanse of negative open space and negative

buildings which detract from the experience of this part of the Barbican Conservation Area and,

as such, actively detracts from the special interest of the Barbican Conservation Area, as well as negatively contributing to the surrounding Conservation Areas of The Docks and City Centre.

5.27 The Study also assesses the setting which contributes to the significance of relevant designated

heritage assets within the locality of the site, notably the two parts of Glevum Roman Colonia

Scheduled Monument which falls within the site. The Study considers that the site does not form a part of the setting of the Scheduled Ancient Monument which positively contributes to

its significance, due to (in part) a lack of above ground street form.

5.28 An initial desk-based assessment of the view corridors identified in the Height of Buildings SPG

identified that views 20 and 21 as potentially sensitive to development within the site. It was noted that, whilst the site features in views 20 and 21, and new buildings of less than 5 storeys

would lead to very minimal changes to these views – notably, the cathedral tower will not be obscured from either of these views.

5.29 Separate to any physical effects upon the significance on the Glevum Roman Colonia Scheduled Ancient Monument, the Historic Environment Study considers that re-development of the site

would not harm the significance of the scheduled ancient monument as derived from any ‘setting’, as it would retain the significance derived from its evidential and historical values,

despite remaining obscured and not readily visible i.e. underground. The study considers that

development within the site has the potential to result in a positive contribution towards the significance of the Scheduled Ancient Monument and offer a beneficial development effect.

5.30 It is considered that the proposals and redevelopment of the site have the potential to lead to

an overall beneficial effect on the significance, including enhancing the character and

appearance of the Barbican Conservation Area, as well as The Docks Conservation Area and City Centre Conservation Area.

5.31 Additionally, it is considered that the proposals will include the provision of public views which

will reveal and frame the designated heritage assets surrounding the site, notably Blackfriars,

and the removal of negative open space, the car park. Such development is considered to be in accordance with paragraph 137 of the NPPF regarding new development in conservation

areas, in that new development within Conservation Areas can enhance or better reveal their significance through development.

5.32 It is considered that in regard to the overall effects of the proposed development upon the Barbican Conservation Area, as well as to a lesser degree the City Centre Conservation Area

and the Docks Conservation Area, the positive effects of the proposals towards the special historic and architectural significance will outweigh any negative effects identified.

5.33 The site, in its current condition, is considered to be a negative space and contributes negatively to the significance of the Barbican Conservation Area. Development of the site, as per the

proposals, would lead to heritage benefits and reduce the negative effects of the site as currently experienced – the heritage benefits will outweigh the harms.

5.34 It should be noted that any reference to ‘harm’ within the study is made in regard to the identification of heritage influences in or around the site which have not been utilised. The level

of harm to the significance of the Conservation Area is considered to be very limited, and the benefits to be much more tangible and of greater weight.


5.35 The Historic Environment Statement concludes that the character and appearance of the

Barbican Conservation Area will be enhanced by the proposed development. The assessment also finds that the proposals would preserve Listed buildings and their settings in the locality.

Similarly, the proposals would not lead to harm to designated heritage assets through alteration

to their setting. As such, it is considered that the proposals accord with Policy BE.23 and Policy BE.29 of the Gloucester City Council Revised Deposit Local Plan (2002).

Design

5.36 As indicated within the Pre-Application Process section, including Statement of Community

Involvement and LPA Engagement, of this Statement, the design of the proposed scheme has

been developed in close consultation with the LPA. Extensive dialogue has taken place with, amongst others, the: Planning Case Officer; Urban Design Officer, Conservation and Design

Officer and other Officers at both Gloucester City Council and Gloucestershire County Council.

5.37 The design of the scheme has sought to both conserve and enhance the character and specific

qualities of the Barbican Conservation Area, drawing upon the opportunities and recommendations identified within the Appraisal and Management Proposals document for the

Conservation Area.

5.38 The long sought redevelopment of this site will first and foremost enhance the setting of the

Conservation Area through the removal of the large open area of car parking, which is within the heart of the Conservation Area. The proposal will enable the restoration of strong street

frontages, of buildings of a quality design and material finish. Furthermore, the development will enable the provision of new public realm in the form of a new pedestrian street, extending

east to west through the centre of the site, achieving permeability through the site and better linking the City Centre with the Docklands.

5.39 A more detailed description of the proposals is contained in the Design and Access Statement

which accompanies the planning application.

Flood Risk and Drainage

5.40 In support of this application, a Flood Risk Assessment was undertaken to assess the potential flood risk that may affect the proposed development. The Flood Risk Assessment, included as

part of this planning application, investigates the potential risks of current of future flooding to

the site, the impact the development may have elsewhere with regards to flood risk and any design proposals to mitigate any potential risk of flooding, if appropriate.

5.41 The Environment Agency’s Flood map for Planning (Rivers and Seas), an extract of which is

provided below, identifies the site as being outside of any known flood risk zones. The nearest

surface water feature is the Gloucester Docks, located approximately 140m to the south west of the site. A feeder channel / lock for the Gloucester Docks from the River Severn is located

160m to the west of the site. The culverted River Twyver flows through the centre of Gloucester, approximately 875m to the east of the site.

5.42 The Environment Agency mapping indicates that the site is wholly located within an area with

an undefended risk of flooding from rivers and the sea of less than 0.1% (or the 1 in 1,000-

year event). Therefore, the site should be classified as Flood Zone 1. The proposed residential use of the site has a classification, according to the Flood Risk Vulnerability Classification Table

in the NPPF, of more vulnerable. However, as a result of the classification and location of the site, the proposed future use of the site is appropriate, as per table 3, Flood Zone and Flood

Risk Vulnerability Compatibility, of the NPPF.


5.43 Accordingly, the site has been determined to be located entirely within Flood Zone 1 and, as

such, the risk of surface water flooding is considered to be low given the sites topography, geology and the use of managed storm water systems. The flood risk to the proposed

development and from the development to the surrounding area is thus considered to be low

from all sources.

Environment Agency Flood Map Extract

Noise

5.44 A Noise Assessment has been produced to accompany the submission of this planning application. A baseline noise survey has been undertaken to quantify the existing sound levels

in the area of the site. The results of this baseline surveys have been used to assess the site and proposed development for residential suitability.

5.45 Prior to carrying out the noise survey, contact was made with the Environmental Health Officer at Gloucester City Council in order to seek agreement on the proposed assessment and survey

methodology to be undertaken. It was agreed that the proposed approach and methodology was satisfactory.

5.46 The assessment of noise arising from road traffic from the local highways surrounding the site

has shown that BS 9233:2014 internal noise level criteria can be achieved throughout the

development. Acoustic trickle ventilators are required for the facades of the residential blocks adjacent to Commercial Road and Ladybellegate Street.

5.47 A further assessment of noise levels within external amenity areas has shown that existing

ambient noise levels across the site currently exceed the BS 8233:2014 upper guidance value

for outdoor amenity spaces. However, through the correct siting of external amenity areas, fencing, and the screening effect from local buildings within this urban area, it will be possible

to reduce the ambient noise level within these spaces.


5.48 On the basis of the above, and the submitted Noise Impact Assessment, it is considered that

the development accords with the requirements of British Standards and national and local planning policy, including Policy FRP.10 of the Gloucester City Council Local Plan. Therefore, it

is considered that the proposed development is acceptable with regards to noise.

Arboriculture

5.49 The Arboricultural Impact Assessment (AIA) undertaken to support this Planning Application

identifies that most of the trees relating to the site are off-site, third party trees with high amenity value. The trees within the site boundary, however, are mostly of low quality and

landscape value. However, there are some trees of modest to high amenity value located off-

site on Ladybellegate Street.

5.50 The AIA identified 18 individual trees, two groups of trees, two shrubs and two groups of shrubs either on-site or immediately adjacent to the site boundary. In line with BS 5837:2012

Categorisation, it was considered that there are nine Category B trees, six Category C trees

and five Category U trees. It is suggested in the AIA that Category U trees, which were identified as being in poor condition or dead / in decline with less than ten year’s useful life

expectancy, should be felled and replaced regardless of any impact of the development proposal.

5.51 It is considered that the trees on the eastern boundary of the site, including eight Category B trees, two Category C trees and one Category U tree, all contribute to the street scene from

Ladybellegate Street. Similarly, it is considered that the trees on the western boundary, including two Category C trees and four Category U trees, contribute to the street scene from

Barbican Road. The remaining seven Category C trees are deemed to have an internal

contribution only.

5.52 The site is located with The Barbican Conservation Area and, as such, the trees are subject to statutory protection by the provisions in section 211 of the Town and Country Planning Act

1990. These provisions require people to notify the LPA six weeks before carrying out certain work on such trees. This notice period gives the LPA an opportunity to consider whether to

make a Tree Preservation Order (TPO) on the tree or allow work to proceed.

5.53 In considering whether a tree in a conservation order merits a TPO, the LPAs main consideration

should be the amenity value of the tree. Additionally, the LPA must pay attention to preserving or enhancing the character or appearance of the Conservation Area.

5.54 The AIA suggests that 14 trees are removed to facilitate the development, comprising nine Category C trees and five Category U trees. Every effort has been made to reduce the removal

of trees form the site. The majority of the works are, however, of low landscape significance

and can be adequately mitigated as part of the overall landscaping of the site.

5.55 It should be noted that four trees recommended to be removed are off-site trees, which appear to be the responsibility of the Local Authority. Where off-site trees are categorised as ‘U’ and

within third party ownership and management, it is the tree owner’s responsibility to confirm their poor condition and arrange for their removal.


Tree Protection Plan

5.56 The AIA recommends that’s the ten trees to be retained on site should be subject to root protection areas (RPA). The AIA recommends that where existing hard surfaces within the RPAs

of trees to be retained are to be replaced, they should be removed by controlled methods to avoid compaction of the underlying ground and avoid direct damage to roots.

5.57 The AIA considers that, overall, subject to the appropriate controls and recommendations that the development can be implemented without undue impact on trees.

Accessibility

5.58 The Transport Statement, including Parking and Access Arrangements, submitted as part of this planning application provides an assessment of the traffic, transport and highway

implications associated with the proposed development.

5.59 Gloucester Bus and Railway Stations are located approx. 675m and 950m, respectively to the

east of the site. The Oxstalls Campus of the University of Gloucestershire is located approx. 2km to the north east of the site. Additionally, the primary shopping centre in Gloucester is

accessible within approx. 375m east of the site, with a wide variety of shopping, eating and entertainment available.


5.60 The proximity of the site to key travel nodes, as well as the likely primary travel destination,

suggests that the principle of the development in this location accords with sustainable transport and planning policies at both a national and local level.

5.61 Vehicular access to the proposed development will be provided via two access points off of Commercial Road and Barbican Way. The proposed development intends to use the existing

secondary access to the public car park via Barbican Way as the main point of vehicular access to the new public car park. The existing primary access to the site from Ladybellegate Street

will be replaced with a crossover access from Commercial Road for light use into the site.

5.62 All other residents shall be subject to a non-car policy, outside of the marked disable parking

bays on site. This will be stipulated within the terms of their tenancy agreement, which shall require that all residents do not operate a vehicle. Temporary arrangements are proposed to

cater for the start and end of term drop-offs and collections, which typically involve a car trip.

These arrangements will form part of the Travel Plan for the development.

2km Walking Catchment for the site

5.63 In light of the above, increased efforts have been made to ensure that the development

provides a high quality, walkable environment that will passively encourage sustainable travel.

The design and location of the development aims to create a walkable community and encourage sustainable transport and travel to destinations.

5.64 The primary points of pedestrian access onto the site will be from Barbican Way on the site’s

north-western boundary and Ladybellegate Street on the site’s south-eastern boundary. The

footways within the site will be enhanced and upgraded so to complement, and adhere with, the initiatives within the forthcoming LDO. Such upgrades are considered to create a shared

use environment within and around the site that will enhance permeability with the surrounding area and improve levels of public amenity.


5.65 The proposed developments provide a new public thoroughfare through the site, providing

pedestrian access between Ladybellegate Street and Barbican Way. This will allow the development to function as an important route which will serve the wider area and integrate

the development into its surroundings.

5.66 In a similar approach, cycle connectivity has been an integral part of the design process, with

the proposed development including cycle parking facilities at the heart of the development, so to be accessible to all residents and relate well to the communal areas within the site. Circa

100 cycle parking spaces will be provided on site in a secure storage area. Walking and Cycling

will be considered first tier modes of travel within the Travel Plan for the site.

5km Cycling Catchment for the site

5.67 Any vehicles required to access the site will be able to utilised the car parking spaces on site. The internal courtyard has been designed to allow a refuse vehicle to access the internal bin

store – the layout of the courtyard has been designed so that a refuse vehicle can enter and exit the site in forward gear.

5.68 The proposed development can be considered to be car-free in that only a nominal number of car parking bays are proposed within the application site, outside of the public car park which

would be reserved for those with disabilities and for operational car parking by delivery / service vehicles. GIS modelling indicates that the site is well located in respect of providing residents

with the opportunity to travel to key destinations and amenities by a range of non-car travel,

including by walking and cycling.

5.69 Vehicular trip generation are likely to be equal to the existing land use of the site. The small number of vehicular trips generated by the proposed development and could be easily

accommodated within the existing highway network. It is considered that the increase in

pedestrian use of non-car modes of travel complements the initiatives within the forthcoming LDO for the site in regards to pedestrian accessibility.


30-minute combined bus peak catchment

5.70 In summary, it is considered that the accessibility credentials of the proposed development are

commensurate with the requirements of sustainability within current planning policy. Future residents have access to key destinations and amenities by non-car travel means, including

walking and cycling.

5.71 It is considered that the proposed development would not result in a significant cumulative

impact on the surrounding travel networks and, moreover, will likely result in a reduction of vehicular trips.

Contamination

5.72 The Phase 1 Preliminary Site Assessment submitted with this planning application provides an overview of the geo-environmental setting of the site. The Study develops a working conceptual

and ground model for the site as well as an initial assessment of any risks that could be presented to the development, including its intended end users and the wider environment.

5.73 The report identifies the previous uses of the site and potential sources of contamination from these sources. However, since 1999 the site has largely been cleared of structures and is in

use as a surface car park.

5.74 A study of the geology beneath the site indicates that there are no known faults located on the

site with 4-5m of made ground overlying sandy clay beneath the site. There is a low to no hazard from ground stability hazards on the site.


5.75 Additionally, the site is in a lower probability Radon area and, as such, no radon protective

measures are considered necessary. As noted in Flood Risk and Drainage, the site is not in an area at risk from groundwater flooding at surface and flooding from rivers or seas. Historical

mapping indicates a number of roman features, such as pottery and pavement, however this

is covered in Archaeology.

5.76 In addition to the above, a detailed Unexploded Ordnance Report has been undertaken which has assessed the sites risk rating as low to medium. Notably, there were no bomb strikes

identified on the site or in close proximity during World War II.

5.77 The qualitative risk assessment undertaken for the site determined a general moderate / low

potential for ground contamination to be present at the site. In summary, it is considered that the site presents a general moderate to low potential ground contamination to be present on

the site.

Ecology

5.78 The submitted ecological appraisal (November 2016), for the proposed development was

undertaken to identify features of ecological interest on the site, undertake a search of habitats present for evidence of use, or potential use, by protected species and to identify any other

possible ecological constraints to the development.

5.79 No evidence or record were found for any protected, rare or locally important species for any

location within or adjacent to the proposed site. None of the trees on site appeared to be suitable for bats and the potential for other protected species is considered to be low. It is

considered likely that common small mammals, including urban badgers, may pass through the

site but are unlikely to reside on site.

5.80 The habitats on site are common habitats, which are of low ecological value in terms of their vegetation. The main habitats on site are hard standing and improved grassland. The areas of

hardstanding are a mix of tarmac, concrete and unsealed surfaces, whilst the areas of improved

grassland are located in two, small areas in the south corner of the site. The grassland does not fit the criteria to qualify as UK BAP Priority Habitats.

5.81 The Report confirms the site has very limited ecological value because the majority of the site

is hard standing with two small areas of improved grassland. Furthermore, there are no

restrictive / protective designations placed on any part of the site.

5.82 In addition, no part of the site is covered by any local designation for its value or importance for wildlife. There are no Sites of Interest to Nature Conservation (SINC) covering any aspect

of the site or within 1km of the site, however there are three non-statutory designated sites

within 1km of the site.


6.0 SUMMARY AND CONCLUSIONS

Purpose of this Statement

6.1 This Planning and Affordable Housing Statement outlines the context within which the

application is made, and provides a detailed examination of the main planning considerations raised by the proposals, together with reasoned justification in support of the proposed

development. The detailed assessments undertaken and reported are considered to allow the proposals to be viewed favourably.

Development Proposals

6.2 The application seeks permission for the development of the Barbican Car Park site, which will provide:

Up to 295 student bedrooms;

Related / ancillary facilities, services and amenities;

Associated works comprising access, parking, hard and soft landscaping and public realm

works; and

Temporary surface level car parking facility.

Policy Context

6.3 The comprehensive review of the planning policy context for the site and the development proposed, presents a number of clear conclusions, as follows:

The NPPF sets out a presumption in favour of sustainable development with a view to the

economic, social and environmental role of planning and the positive role that development

can make in achieving such goals;

Mixed use development will provide the amenities and functional needs of existing and

prospective residents, which also supports the regeneration of the City Centre through, amongst others, housing and employment sites and areas;

The site has been identified as a strategic regeneration site within the adopted Local Plan

and emerging Local Development Order; The emerging Gloucestershire County Council Local Development Order identifies that the

proposed development is within an identified regeneration area allocated for a mix of uses.

This includes a significant proportion of residential development. The LDO states that

student accommodation uses / development will be supported as an appropriate form of development.

Summary of Material Considerations

6.4 In summary, on the basis of a comprehensive review of both the policy and physical context of

the application site, and considering the feedback provided by the Local Planning Authority, the

site is considered to be suitable for the development proposed and the proposals should be viewed favourably for the following reasons:

The proposed development will support the much needed regeneration of a strategic site

within Gloucester City Centre. The proposed use is compatible and complimentary to the

site’s surroundings and will encourage diversity and enhance the vitality and vibrancy of

the City Centre; The proposed development will make the edge of City Centre area more vibrant, will

increase footfall within this part of the City Centre and will increase the numbers of people

occupying the City Centre on a 24-hour basis. The proposed layout includes an east to west


public access route to enhance permeability though the site and according with urban

design principles; and The proposed development supports the identified requirement for housing, including the

need for additional student accommodation, and the now well established aspirations to

regenerate the site in emerging policies i.e. the Local Development Order;

Residential accommodation is considered to be desirable within this location, and will

provide an attractive environment for residents, and will take full advantage of the highly accessible nature of the site. Residential and Student accommodation will benefit from

accessibility to the services and facilities provided on site as well as within the City Centre; The provision of student accommodation will cater for the needs of students attending the

University of Gloucestershire. It has been assessed that student accommodation will have

a minimal impact on existing and prospective residents. The student residence element of the proposed development is of fundamental importance to the delivery of the site;

The scale of the proposed development would not appear out of character for the area.

The scale seeks to make efficient use of the available space. The scale of development is

comparable to, and responsive to its surroundings and would not appear out of context; The design of the development aims to create visual interest and provide a development

of a design standard which is befitting of the Conservation Area, and of the setting of

nearby listed buildings; The site is highly accessible by public transport, including bus and rail, with good access to

the City Centre. The proposed development should reduce the reliance on the private car

as well as encouraging journeys on foot or by bicycle; and

The site is free from technical constraints including, amongst others, ecology, noise, flood

risk, arboriculture and contamination.

Conclusion

6.5 In light of the above material considerations, it is considered that the proposed development is fundamentally sound in principle. The scheme represents an appropriate and policy compliant

scheme, which makes effective use of a sustainably located, previously developed site. This,

coupled with the provision of student accommodation (which meets the pressing and growing needs of the University of Gloucestershire), and the wider regeneration benefits are secured to

an identified strategic regeneration site within Gloucester City Centre, represents considerable and compelling support for the scheme proposals.

6.6 Having regard to the considerations outlined in this Statement, the Applicant respectfully contends that the application is acceptable, ought to be approved, and planning permission

ought to be granted accordingly.

Barbican Car Park, Ladybellegate Street, Gloucester December 2016 Cityheart Limited Appendix A – Planning History

Appendix A – Planning History


Site Planning History

A planning history search has been undertaken via the Gloucester City Council on-line planning service. This has identified that the site itself has been subject to a number of historical planning applications and there are relevant planning applications located in the surrounding area. (N.B. this is not considered exhaustive and the on-line data will need to be corroborated by more intrusive investigation if deemed necessary).

The most pertinent planning applications are outlined below:

Application ref. Proposed Development Decision Decision date

Onsite

00/00388/CON Demolition of buildings and associated boundary walling/railings at former BT repeater station Lady Bellegate Street.

Conservation Area Consent Granted

08/09/2000

05/02019/LCN Public Consultation for ‘Potential mixed use development for Local Plan and SPD’ for Greater Blackfriars

Consultation Ended

31/12/2006

06/00139/FUL Continuation of use of land for car boot sales and open market on Sundays for a temporary period of 21 months.

Approved 01/08/2006

06/00774/FUL Continuation of use of land to provide private operational car parking for a temporary period of

Approved 16/08/2016


Application ref. Proposed Development Decision Decision date

21 months.

10/01126/CON Demolition of building at 22-24 Commercial Road Conservation Area Consent Granted

09/12/2010

12/00595/FUL Use of land for car parking and associated landscaping and localised resurfacing works.

Approved 09/11/2012

16/01290/EIA EIA Screening opinion for the construction of student accommodation of circa 470 no. bedroom development in two phases. Phase 1 comprising 300 bedrooms and Phase 2 comprising 170 bedrooms. The scheme to also include associated landscaping and public realm works.

- -

16/01510/LDO A residential led Draft Local Development Order that when adopted would grant planning permission for predominantly residential uses, with other supporting uses and car parking, and that includes an Environmental Statement

- -

Surrounding the site

09/00337/COU External Works, additions and alterations to north and east ranges of priory to facilitate its use as a public venue

Approved

30/04/2009

10/0118/CON Demolition of non- listed buildings at Central Networks Substation.

Conservation Area Consent Granted

13/04/2010

10/00435/COU Change of Use of ground floor meeting room (Use Class B1) to osteopathy treatment room (Class D1) 55 Longsmith Street

Approved 27/05/2010

10/00538/FUL Alterations to existing vehicular access and erection of replacement entrance gates, at Central Networks Substation.

Approved 24/06/2010

10/01127/CON Demolition of former BT repeater station Conservation Area Consent Granted

09/12/2010

12/00011/COU Change of use of health clinic (Use class D1) to 2no. residential apartments at 57 Longsmith

Street

Approved 04/05/2012

12/00012/LBC Internal and external alterations to Grade 2-starred listed building associated with conversion to 2 no. apartments at 57 Longsmith Street

Listed Building Consent granted

04/05/2012

13/00566/LAW Use of property as office (B1) with ancillary clinic use (D1) at 41-43 Longsmith Street

Certificate of Lawfulness issued.

10/12/2013

13/00804/JPA Prior approval for change of use from offices (B1a) to flats (C3)

Prior approval approved

17/09/2013

14/00004/COU Change of Use of ground floor and part first floor from Class B1 offices to mixed use for substance misuse services (administration, counselling and clinic facilities) (retrospective).at 41-43 Longsmith Street

Approved 28/05/2014

14/00840/COU Change of Use from Probation Service office to music and performing arts tuition centre.

Approved 26/09/2014

14/01187/ADV 3no. non illuminated fascia signs at 31 Barbican Road

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18/12/2014

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