PROPOSED CHANGE OF USE FROM HOTEL TO STUDENT ACCOMMODATION

Transcription

1 PROPOSED CHANGE OF USE FROM HOTEL TO STUDENT ACCOMMODATION Travelodge Hotel Broadgate Coventry BIC Project Limited PLANNING APPLICATION No P/2014/0833 PLANNING STATEMENT Revision B: PLANNING POLICY CONTEXT National Planning Policy National Planning Policy Framework 2012 The National Planning Policy Framework (NPPF) published in March 2012 sets out the Government's planning policies for the planning system to ensure that the planning system helps to achieve sustainable development. The NPPF provides a framework against which development plans and planning applications are prepared and determined. Following adoption, the suite of Planning Policy Guidance notes and Planning Policy Statements were replaced by the NPPF. In this respect, the NPPF forms the new relevant policy framework set out by Government against which planning applications should be considered. The NPPF reaffirms the requirements of Section 38 (6) of the Planning and Compulsory Purchase Act 2004 where applications for planning permission must be determined in accordance with the Development Plan, unless material considerations indicate otherwise. At Paragraph 10 it states that "plans and decisions need to take local circumstances into account, so that they respond to the different opportunities for achieving sustainable development in different areas." Paragraph 14 confirms that "a presumption in favour of sustainable development is at the heart of the NPPF and for planning applications this also means proposals for development confonning with the Development Plan. For decision-taking this means: approving development proposals that accord with the development plan without delay; and where the development plan is absent, silent or relevant policies are out.of. date, granting pennission unless: - any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or -specific policies in this Framework indicate development should be restricted." The proposals to convert an existing hotel into student living accommodation in the heart of the City Centre is considered to be a wholly sustainable development. Local circumstances, in that the current hotel operator has gone into liquidation with the premises shortly to be vacated, have allowed an opportunity to provide much needed student living accommodation in a sustainable location in walking distance to Coventry University and its other faculties in the City Centre. How the proposals conform with the development plan will be examined later in this policy context statement.

2 At Paragraph 23 in relation to "Ensuring the Vitality of Town Centres" it states that"... in drawing up Local Plans, local planning authorities should 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... Whilst the application site is not allocated in the Local Plan and there are policies to encourage residential development in appropriate locations within the City Centre there are indeed no local policies that would conflict with the proposals. In relation to "Promoting Sustainable Transport" at Paragraphs the NPPF states that "plans and decisions should ensure developments that generate significant movement are located where the need to travel will be minimised and the use of sustainable transport modes can be maximised... " Further, it states that". developments should be located and designed where practical to give priority to pedestrian and cycle movements and have access to high quality public transport facilities". The NPPF advocates that "a key tool to facilitate this will be a Travel Plan". Whilst there is no dedicated parking to serve the application premises there is an adjacent public car park. Indeed, the existing hotel does not have any dedicated car parking and relies on this public facility. Given, its City Centre location with dedicated pedestrian routes, excellent public transport links and proposals to provide secure cycle storage for students the proposals fully comply with the NPPF. A Travel Plan has been submitted with the planning application as a supporting document which gives further details on how the student living accommodation will be managed in relation to student modes of transport etc. At Paragraphs 109 and 123 of the NPPF, in relation to "Conserving and Enhancing the Natural Environment", it states "The planning system should contribute to and enhance the natural and local environment by.. preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of soil, air, water or noise pollution or land instability.. planning policies and decisions should aim to avoid noise from giving rise to significant adverse impacts on health and quality of life as a result of new development... mitigate and reduce to a minimum other adverse impacts on health and quality of life arising from noise from new development, including through the use of conditions..." A noise assessment has been carried out at the site in order to measure the existing ambient noise levels from inside and outside of the building for the purpose of assessing the site for suitability for residential development. Results of the noise survey have been assessed having reference to BS 8233:1999 Sound insulation and noise reduction for buildings - Code of Practice, and the requirements of the Environmental Health Department of Coventry City Council. Noise ingress calculations indicate that; internal noise levels will generally satisfy the noise criteria set out in Coventry City Council's planning guidance provided that attention is paid to noise ingress at the Southern end of the building, as detailed in section 7.0 and 8.0. The Noise Assessment Report demonstrates compliance with the NPPF and the City Council's local requirements and is submitted with the planning application as a further supporting document. Local Planning Policy Coventry Development Plan 2001 The Coventry Development Plan was adopted in 2001 with saved policies agreed by the Sec of State in The application site is located within the Central Shopping Area (Policy C13) and is not allocated in the development plan for any specific use as shown on the City Centre Inset Plan. Whilst the site is not allocated there are a number of policies in the development plan which are relevant and indeed support the proposals. OS 4 : Creating A More Sustainable City "The developing concepts and techniques of sustainability will be applied through policies in this Plan to: ensure the efficient use and re-use of land and buildings; encourage rational modes and patterns of travel; and promote the good stewardship of the natural and built environment"

3 The application premises have been vacated by the hotel operator, which has gone into liquidation. Without an appropriate alternative use, this building would become vacant to the detriment of the continued vitality of the City Centre. This proposal would entail minimal alterations to the building making full use of the existing internal arrangements to provide an additional 28 student bedsits. The proposed use would attract less car movement in the area than the current use as a hotel and with specific occupation by students the main sustainable modes of transport would be on foot and by cycle. OS 6 : Change of Land Use "Except where specific proposals are shown on the Proposals Map, the general policies of the Plan will apply and developments should be compatible with nearby uses". As previously stated the application site is not allocated for a particular proposal or use in the development plan. The premises form part of the Broadgate Shopping Centre and there are a mix of retail and commercial units adjoining the site. The proposed living accommodation for students is an appropriate use and in our view totally compatible with nearby uses. A supporting noise assessment demonstrates that residential accommodation is appropriate in this City Centre location. OS 7: Mixed Land Use "In order to encourage diversity and vitality within the City, and minimise the need to travel, a mix of uses will be encouraged in appropriate locations, provided that the amenities and functional needs of existing and nearby uses will be protected". The proposals will add to the mix of uses in this location and will encourage diversity and vitality within the City. The amenities and functional needs of existing and nearby uses will not be unduly affected, indeed, it is expected that the students in residence will add to the local trade both mid-week and at weekends. CC 1: City Centre Strategy "The development of the City Centre will be promoted and encouraged as an attractive, vibrant and accessible focus to meet the needs of all the community and to fully develop its sub-regional role. This will be achieved in partnership with a wide variety of public, private and voluntary agencies. Special attention must be paid to the needs of disabled people". The City has a large University with its significant student population. There is an on-going need to provide appropriately located student living accommodation. Private agencies such as student management companies are crucial to providing this accommodation. More details of the student management company(s) and the developers will be submitted separately. The proposed use will comply with all legislative requirements for people with disabilities. At Paragraph in relation to the City Centre Strategy it states that "the wider City Centre Audit also considered employment, housing, culture and the evening economy. It found that for housing there are fewer people living in the City Centre than in other comparable cities and the quality of the residential environment is not good; there are not many "stylish singles" people in the City who favour City Centre living; the key to attracting investment is the ability to create a safe and attractive environment. Current opp01tunities are limited so environmental improvements will be essential. Coventry University residences should be focused in and around the City Centre... it found for employment... the Coventry University is a major source of income for the City Centre through direct employment and the student market for night-life". The City Centre Strategy therefore encourages student living accommodation in the City Centre and all the direct and indirect benefits it would bring to the area. CC 2: A Vibrant and Entertaining Market Place "The development of the City Centre will be promoted and encouraged as the major focus for new shopping and social, community, leisure and tourism schemes. This will be achieved through a combination of redevelopment, refurbishment and extension". As previously stated the occupation of the application premises as student living accommodation will add to the vibrancy of the City Centre. As a result of the proposals there will be more activity in the central shopping area, particular in the evenings and at the weekends.

4 CC 3: A Living Heart "The development of the City Centre will be promoted and encouraged to provide a living heart for the City through the identification and promotion of a mix of housing, employment and education sites and areas. Housing schemes will be of a variety of types and tenures.. In order to fulfil the City Centre Strategy, the development of a "living heart" where people want to live, work and be educated at all hours of the day and night is required" The proposals whole heartedly comply with this policy and the application premises could be considered to be a "windfall" site providing an unexpected opportunity for additional student living accommodation to support Coventry University. Delivering a More Sustainable City (SPD) As part of the Local Development Framework this supplementary planning document was adopted in January 2009 to set out Coventry City Council's commitment to achieve greater levels of sustainable development through the planning process. The purpose of this SPD is to: Explain the implementation of Coventry development Plan Policy OS4 Indicate how sustainability requirements can be met Help those submitting planning applications to determine how the sustainability of their proposals might be improved. A separate Sustainability Assessment of the proposals has been submitted as a supporting document for the planning application which demonstrates that the proposals meet the requirements of the SPD. Conclusions The proposals comply with national and local planning policies guidelines. The application site is not allocated in the development plan and the proposed change of use from hotel to student living accommodation is appropriate in this City Centre location. This planning policy context report should be read in conjunction with all other supporting documents and reports submitted with the planning application. The applicant therefore respectfully requests that favourable consideration is given to the proposals and planning permission is granted.

5 ADDITIONAL INFORMATION Student rooms A total of 28 by means of conversion of existing hotel rooms and unused space, in addition to the 120 rooms already with permission. Each room is self-contained with a bathroom, and include the following:- Kitchen pod unit with sink, microwave/oven, fridge, ceramic hob and storage cupboards Bed Work desk and chair Wardrobe Cupboards/shelving Pin board TV aerial connection and internet access Market Primarily aimed at the Coventry University. Though Warwick University is within reasonable travel distance, it is unlikely we would receive applications from many students attending this University due to on campus and closer alternative accommodation options. Management Arrangements Marked on drawings are the reception area; front desk and office. The site will be managed by a 3rd party student management company Communal Areas The site will benefit from approx 40 hrs per week on-site presence Man to Fri office, 8 hrs per day Out of hours access to the building via reception area will be via key (or key card) The site will have 24/7 emergency cover via callout to the student management company The site has a reception area and office in situ, which will be utilised by the student management company staff. There is no plan for student management company staff to sleep on site There is a proposal to use student wardens to supplement the student management company's staff, especially for out of hours activities such as Fire Warden, Key Holding, Emergency Contact etc Basement Ground Floor Linen room wi!l become secure cycle store Adjacent mothballed area will become refuse bin area Mothballed communal toilet will remain mothballed Existing Service Entrance will be retained Kitchen will be mothballed The adjoining storage area (currently mothballed) will remain mothballed Bar will not be used for selling of alcohol The area will be of use solely for the residents as part of tea/coffee making facilities Coffee area will be retained as a student lounge with drinks making facilities/vending machines etc

6 Communal toilets will be retained for general use The Function Room will be used as a break-out room for students to book for studying purposes (i.e. group projects) and will have hardwired internet access The Meeting Room will be used as a break-out room for students to book for studying purposes (i.e. group projects) and will have hardwired internet access First Floor Second Floor Third Floor Fourth Floor Fifth Floor No communal areas The function room is currently mothballed and will not be included in the Change of Use application The service lift will be retained and used as part of moving furniture/larger objects around the building Duct room remains as the duct room Staff Rooms will be mothballedincl. staff toilets Communal toilet/bathroom is currently mothballed and will remain so Linen room will be mothballed Storage rooms will remain as general storage Linen room will be mothballed Service room will be mothballed Storage rooms will remain as general storage Linen room will be mothballed Service room will be mothballed Storage room will remain as general storage Linen room will be mothballed 3 Spire suite will remain mothballed Access to building There will be a managed reception area, utilising the current hotel facilities, for 40hrs per week Mon to Fri (see Management Arrangements). Outside of manned reception desk the building will be accessed via key/key fob Adjoining uses of the site Adjoining units are retail, part of the Broadgate Shopping Area Directly adjoining units are Sports clothing shop and Hot Food/Sandwich bar The change of use from hotel accommodation to student accommodation is not expected to have any adverse impact on either the direct neighbours or the larger Broadgate Shopping Area. It is expected that the students in residence will add to the local trade both mid-week and at weekends. Wheel bound students The building is currently fully DDA compliant incl; level and ramp access lifts disabled accommodation During fit out, the DDA access points will be retained

7 The DDA compliant bedrooms will be retained and further enhanced with appropriate socket positions and kitchen facilities. External Alterations There are no alterations to the external parts of the building Noise Assessment An enhanced Noise Assessment has been completed and has been submitted separately. Travel Plan An amended Travel Plan has been completed and has been submitted separately. Plans These have been updated as requested and are attached as separate documents. Balconies and Roof Areas None of these will be accessible to students, and will only be accessible via locked doors for maintenance purposes.