Agenda item

Members considered a major full application by Miranda Lam for the change of use of offices (use class E) to 25no. bed purpose-built student accommodation, erection of a single storey extension to The Hive and associated external works.

The Development Manager gave a presentation on the plans and noted that the application had been deferred at committee in March 2025.  Since then, the Local Plan proposal’s map had been published showing the site to be within the university campus.  Therefore, the application had been re-appraised and considered in accordance with policy ED1 and ED2 of the adopted Local Plan.  

An update to the published report was provided by the Principal Officer, Development Management, this covered further representations from Heslington Parish Council and Heslington Village Trust and the officer’s response to these, further information on the reason for deferral and an explanation of policy ED2: Campus West.

In response to questions on the plans, officers showed the location of the pub in relation to the site, the distance was approximately seventeen metres.

Public Speakers

David Blacketer spoke on behalf of the Parish Council in objection to the application, stating that the 24/7 operation of the proposed student housing would have a detrimental effect on residential amenity and the character and setting of the conservation area. He asked the committee to refuse the application.

In response to questions, he stated that the village was quiet at evening and weekends, the benefit would not outweigh the harm.

Nicholas Allen spoke on behalf on the Heslington Village Trust also in objection to the application, he stated that the site being within the university campus was not correct and he believed that policy EC2 applied in this instance; the application should be judged on the loss of employment land.

Janet O’Neill, the agent for the applicant, spoke in support of the application.  She noted the difficulties associated with working in a listed building, which was in a poor condition. She highlighted the user rights for university use and that a change of ownership did not remove those rights.

She responded to questions from Members and gave an indication of demand for student accommodation, reporting that there were two students for every student bed.  It was not the intention to remove the Hive, although its condition had worsened recently, and this would be re-evaluated in due course.

In response to questions from Members, officers reported that the policy referred to the proposals map and campus, the sale of the land by the University did not affect its lawful use. It covered a range of uses including housing, sports and education and did not rule out other use.  Ownership was not a material planning consideration.  The adopted local plan has the full weight of Planning Act behind it.  It was confirmed that the number of parking spaces would be reduced from nine to three.  It was not considered reasonable to condition the construction management plan, however the working hours could be considered for a condition.  A noise assessment had been addressed in condition 7.

Following debate, the Chair proposed the officer recommendation to approve the application, subject an amendment to condition 9 to specify swift boxes and the inclusion of an additional condition concerning the hours of demolition, construction, and deliveries to be included and an amendment to the positive and proactive approach informative regarding the committee’s consideration of the loss of employment use.  This was seconded by Cllr Cullwick.

On being put to a vote, with eight members in favour and one against it was:

Resolved:             That the application be approved.

Reason:                In principle the scheme is regarded policy compliant.  The site is designed as part of the university campus in the adopted Local Plan and the relevant policy ED1 advises student housing will be permitted on campus.  The scheme also has the following benefits:  

It involves re-use of what were redundant university buildings to contribute towards meeting evidenced student housing need, in a sustainable location.  The scheme accords with the sustainable development and environmental objectives of the Local Plan and NPPF; the reuse and environmental improvement of existing buildings is aligned with the objective to minimise waste and pollution, and mitigating and adapting to climate change, including moving to a low carbon economy.  

The proposals preserve and better reveal the significance of a listed building and would bring it into a sustainable new use, consistent with its conservation, improving its environmental performance and addressing defects which are causing the building to deteriorate.  The proposals are beneficial in respect of the impact on the listed building.  The scheme (as revised) does not harm the significance of heritage assets.