The Planning and Development Control Committee of Leicester Council was scheduled to discuss a planning application for the change of use of a property on Regent Road to student accommodation. The committee was also due to consider general planning policy and guidance.

Planning Application for 94-98 Regent Road

The committee was scheduled to consider a full planning application for the change of use of the buildings at 94-98 Regent Road from educational use (Class F1) to student accommodation, comprising 16 cluster flats with 98 bedrooms. The proposal also included the construction of a single-storey extension at the front, infill extensions at the rear, landscaping, and parking. Amended plans had been received during the application process, including the removal of a proposed fourth-floor extension and enhancements to communal areas.

The report pack indicated that the application was brought to the committee due to an objection from ward councillor Councillor Patrick Kitterick regarding living conditions and insufficient outdoor amenity space. Key considerations for the committee were to include the principle of development, design, and the impact on neighbouring residential amenity and living conditions.

The report pack outlined that the proposal would not result in the loss of existing office space, as this had already occurred when the buildings were changed to educational use. It also noted that the site is within the New Walk Conservation Area and a strategic regeneration area. The report pack recommended granting conditional approval, subject to a Section 106 agreement for contributions towards NHS services and open space improvements.

The report pack detailed various policy considerations, including the National Planning Policy Framework (NPPF), the Core Strategy, and the emerging Local Plan. Specific emerging policies mentioned included those relating to sustainable design, flood risk, character areas, developer contributions, design principles, and student residential accommodation.

Consultations with various bodies were noted, including no objections from Noise Pollution, Air Quality, Better Buildings, the Conservation Advisory Panel (after amendments), the Local Highways Authority, and the Lead Local Flooding Authority. However, the Leicester, Leicestershire & Rutland Integrated Care Board (LLRICB) had requested a contribution of £39,200.00 for General Practice services, and the Parks/Green Spaces service had requested £60,597.00 for open space improvements.

The report pack addressed living conditions for future student occupants, stating that the proposed bedrooms and communal areas would exceed minimum space standards. It also noted that approximately 65sqm of usable outdoor amenity space was provided, exceeding the requirement. The report pack also discussed the potential for future conversion to standard residential use, clarifying that this would require a new planning application.

Regarding residential amenity for neighbouring occupiers, the report indicated no significant impact on nearby flats at 79 Princess Road East. The design and heritage section noted that the proposal would not result in a detrimental impact on the character and appearance of the New Walk Conservation Area, subject to the approval of external materials.

Sustainability considerations were addressed, with the Sustainability Officer confirming the approach outlined in the Sustainable Energy Statement was acceptable, subject to further details being conditioned. Highways and parking aspects included the provision of 61 cycle parking spaces and a car-free development approach, with conditions proposed for a revised Student Management Plan and Travel Plan.

The report pack also covered flood risk and drainage, noting the site is in Flood Zone 1 and a Critical Drainage Area, with a Drainage Strategy proposing rainwater harvesting and permeable paving. Developer contributions for the LLRICB and parks/green spaces were to be secured via a Section 106 legal agreement.

The report concluded by recommending conditional approval, subject to the completion of a Section 106 agreement. A comprehensive list of conditions was provided, covering aspects such as the commencement of development, occupation restrictions for students, construction hours, Sustainable Drainage Systems (SuDS), foul drainage, noise insulation, ventilation, refuse storage, external materials, energy efficiency measures, highway access, cycle parking, travel plans, student management, landscaping, and waste management.

General Planning Policy and Guidance

The report pack also included a section on general planning policy and guidance relevant to all planning applications considered by the committee. This section detailed considerations such as:

• Planning Policy and Guidance: Applications must be decided in accordance with national policy, the Development Plan (including the Core Strategy and saved policies of the City of Leicester Local Plan), and any future Development Plan Documents, unless other material considerations outweigh them.
• Sustainability and Environmental Impact: The sustainability implications of each recommendation, including any Environmental Statement, are examined. Policies addressing climate change and flood risk are relevant, as are requirements under the Town and Country Planning (Environmental Impact Assessment) Regulations 2017.
• Equalities and Personal Circumstances: While data on ethnicity is monitored, individual applicants are not identified due to data protection. The council must have regard to the need to eliminate discrimination, advance equality of opportunity, and foster good relations under the Equality Act 2010. The identity or characteristics of an applicant are not normally material considerations.
• Crime and Disorder: Issues of crime prevention and personal safety are material considerations.
• Finance: The cost of the development management service is met from the Planning service budget. Development management decisions can lead to appeals or legal challenges with cost implications. Local finance considerations may be material under the Localism Act 2011.
• Planning Obligations: Developers may be required to contribute to mitigating impacts through planning obligations, which must relate fairly and reasonably to the development and its impact, and arise from adopted planning policies.
• Legal: Recommendations are made under powers in the Planning Acts. The Human Rights Act 1998, including Article 8 (right to respect for private and family life) and Article 1 of the First Protocol (protection of property), are material considerations.
• Background Papers: Individual planning applications and representations are available for inspection online.
• Consultations: Consultations with other services and external organisations are referred to in individual reports.
• Report Author: Details of the officer responsible for the report were provided.