Agenda item

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. [Fulford and Heslington Ward]

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 provided an update to the officer report noting an additional condition as follows:

The first-floor windows on the northwest facing elevation, on the rear wing of no.5 Main Street (to the corridor and bedroom 33 as shown on the approved floor plans) shall be obscure glazed at all times. 

Reason: to avoid undue overlooking of neighbouring gardens, in accordance with Local Plan policy D1: Placemaking.

Public speakers

Nicholas Allen spoke in objection to the application on behalf of the Heslington Village Trust.  He referred to the Village Design Statement which provided supplementary planning guidance and Neighbourhood Plan, which was yet to be adopted, noting that affordable housing for local residents was considered a priority.  He stated that student housing would be detrimental to resident amenity.

In response to Member questions, he stated that the Parish Council withdrew the Neighbourhood plan, and it was being redrafted.

David Blacketer, also spoke in objection to the application, on behalf of Heslington Parish Council. He spoke about the village atmosphere and high street landscape noting it had been unchanged for hundreds of years.  He raised concerns about the development not contributing to public benefit and the level of harm it would bring to Main Street.  He urged the committee to refuse the application.

Miranda Lam, the applicant, spoke in support of the applicant and explained that they were experienced in providing safe student accommodation, there would be a student management plan in place to manage behaviour and complaints, with two property managers, cleaners and welfare officers.  She stated that there was a serious shortfall in university accommodation.

In response to questions from Members, she stated that 18 months marketing of the site was not mandatory but that in addition to the seven months stated in the officer report, there had been two previous unsuccessful marketing exercises prior to this one.  She also confirmed that they ran similar student accommodation in other parts of the country as well as for fifteen years on Hull Road.  There had been no management issues in this time.

Officers responded to Member questions and reported that, given the context of a commercial site, the marketing period had been judged to be reasonable; there had been no serious interest in or offers on the site.   Officers had no knowledge of prior marketing activity. There was a different policy relating to marketing which covered the loss of a pub.  The Neighbourhood Plan had been withdrawn and there was no resubmission date.  As the building was vacant there was no requirement for affordable housing or for s106 funding.  Officers identified, in terms of applying policy H7, there was a strong need in providing student accommodation for future growth.  There were no planning applications coming through from the University.

Following debate, Cllr Cullwick proposed the officer recommendation to approve the application.  This was seconded by the Chair and on being put to a vote, Members voted unanimously against the proposal.

Following further debate, Cllr Warter proposed deferral to allow further information to be provided in relation to marketing and regarding the provision of student accommodation on campus in accordance with Student Housing Policy H7 (i).  This was seconded by Cllr Orrell.  Members voted in favour of the proposal to defer the item, and it was therefore:

Resolved:             That the application be deferred.

Reason:                To provide the committee with further information relating to the marketing that had been undertaken and the provision of on-site student accommodation in accordance with Student Housing Policy H7(i).