The Nottingham City Council Planning Committee met on 23 April 2025 to discuss two planning applications. Councillors granted planning permission for a purpose-built student accommodation on Rick Street, and outline planning permission for a dwelling on Ruddington Lane.

Rick Street Student Accommodation

Planning permission was granted for application 22/00735/PFUL3, submitted by PMI Developments Ltd And Harcourt Land And Development, for the demolition of a warehouse north east of a vehicle servicing centre on Rick Street and the construction of purpose-built student accommodation.

The development will consist of a building ranging from ground plus three to nine storeys, including ancillary facilities, landscaping, drainage, access and engineering works. The application was brought to the committee because planning obligations were proposed to be waived on viability grounds.

The development proposes 247 student accommodation units, with 37 cluster flats (197 bedspaces) and 50 individual studio flats. 80% of the beds will be in cluster flats and 20% in studio flats. There will be 516.5 sqm of indoor amenity space and a secure, sheltered bike store along the Rick Street elevation. Internal amenity space will include a common room, study room, games room, cinema room and laundry room.

The main pedestrian access will be from Rick Street, with a new area of public realm outside the entrance. The existing four vehicle entrances will be replaced with footways. A bin storage area, including recycling bins, will be provided on the ground floor fronting onto Howard Street.

The committee noted that the scheme had significantly changed since the application was first submitted, with the height of the building being reduced.

Objections and Support

During consultation, the council received seven representations from neighbouring residents, six objecting and one in support. Objections included:

• Over-concentration of purpose-built student accommodation (PBSA) in the city centre, with limited provision of social housing
• Disruption from construction
• The development would be of no benefit to existing city centre residents
• The height of the building would obscure views and block light
• Noise pollution from student accommodation

The letter of support stated:

• The development would tidy up a run-down area of the city
• New buildings in the area look great and have improved the look of the area
• Housing students in the city centre will free up homes for families on the outskirts of the city

The Nottingham Civic Society objected to the original scheme, stating that its height and bulk would harm the setting of the adjacent Grade II listed former Barton's Bus Garage¹ and would interrupt key views.

Policy Considerations

The committee considered the application against several policies, including:

• Aligned Core Strategies (ACS) policies A, 5, 7 and 8
• Land and Planning Policies (LAPP) policies EE3, RE1, HO1, HO5 and HO6
• Eastside Supplementary Planning Document (SPD)

The committee found that the proposal aligned with these policies, as it would assist in the regeneration of a brownfield site, meet the demand for PBSA, and provide a mix of housing tenures, types and sizes.

Planning Obligations

Although a policy-compliant planning obligation would normally be expected, the applicant submitted a viability appraisal which was independently reviewed by an assessor appointed by the council. The assessor concluded that the scheme was not viable to pay any Section 106 ² contribution.

However, it was agreed with the applicant to include a review mechanism whereby if there is no commencement of development within 24 months of the permission being issued, then there would be a further viability appraisal carried out. Any contribution arising from this, if less than policy compliant, would be allocated proportionally towards affordable housing and public open space.

A Student Management Plan is also to be included as part of the Section 106 Planning Obligation. This would include contact details for those responsible for managing the behaviour of future residents, provisions to prevent students from keeping a motor vehicle in the City whilst in occupation at the accommodation, and arrangements for waste and litter management.

Conditions

The committee granted planning permission subject to the prior completion of a Section 106 Planning Obligation and the indicative conditions listed in the draft decision notice. Power to determine the final details of the conditions of planning permission was delegated to the Director of Planning and Transport, Paul Seddon.

Ruddington Lane Dwelling

Outline planning permission was granted for application 21/01724/POUT, submitted by Jonathan Barlow on behalf of M.Roshan, D.Barlow, E.Barlow, for the erection of one dwelling following the demolition of existing outbuildings on land north of 3 Firmin Way and 101 Ruddington Lane.

The application was brought to the committee because it had generated significant public interest that was contrary to the officer recommendation.

The new dwelling would be two storeys with accommodation in the roof space. The design would broadly reflect that of 1 Firmin Way and have a ridge height comparable to No.3. It would provide four bedrooms and meet Nationally Described Space Standards. A driveway is shown to the side of the new dwelling which could accommodate at least two cars.

The dwelling would be set approximately 1.2m from the boundary with 3 Firmin Way and between 5.2m and 2.4m from the boundary with the Ruddington Lane Recreation Ground.

Objections

During consultation, the council received letters of representation raising the following matters:

• Increased traffic and exacerbation of parking issues if Firmin Way is used for access
• Loss of light and privacy for neighbouring properties on Firmin Way
• Firmin Road is a private road and the applicants have no right of access
• The proposed development would be out of keeping with Firmin Way development
• The access track is not owned by the applicant, and they have no right to fence or gate it off
• Other properties along the row, 101 to 163 Ruddington Lane, use the track to access their rear gardens and garages
• The track is in poor condition
• Loss of wildlife
• Track is used for parking
• Track is used as a public footpath

Policy Considerations

The application site is located within Flood Zone 3, and therefore the committee considered the application against the Sequential Test and Exception Test³ for flood risk. The committee found that the proposal passes both tests.

The committee also considered the application against several policies, including:

• Aligned Core Strategies (ACS) policies A, 1, 8 and 10
• Land and Local Planning Policies (LAPP) policies CC3, HO1, DE1, DE2, EN6 and EN7

The committee found that the proposal aligned with these policies, as it would provide an additional family dwelling, respond appropriately to the local townscape, and secure an appropriate level of amenity for both occupants of neighbouring dwellings and future occupants of the proposed dwelling.

Conditions

The committee granted outline planning permission subject to the indicative conditions listed in the draft decision notice. Power to determine the final details of the conditions was delegated to the Director of Planning and Transport, Paul Seddon.