Agenda and draft minutes

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Items
No. Item

52.

Declarations of Interest

To receive from Members, declarations of the existence of any disclosable pecuniary, or non-pecuniary, interests and the nature of those interests in relation to any agenda item. Please see Agenda Notes.

Minutes:

Councillors D. Brown, Dee and Toleman declared a non-prejudicial interest in agenda items 5 (Downings Malthouse, Merchants Road, Gloucester – 22/00628/FUL) and 6 (Downings Malthouse, Merchants Road, Gloucester – 22/00563/LBC) owing to their appointments as Councillor representatives on Gloucester Historic Buildings Limited.

53.

Minutes pdf icon PDF 170 KB

To approve as a correct record the minutes of the meeting held on Tuesday, 7th March 2023.

Minutes:

RESOLVED – That the minutes of the meeting held on Tuesday 7th March 2023 were approved and signed by the Chair as a correct record.

54.

Late Material pdf icon PDF 178 KB

Please note that any late material in respect of the applications detailed below will be published as a supplement on the Council’s website in the late afternoon of the day before the meeting. Additional late material will be uploaded as a supplement on the Council’s website on the day of the meeting, should further relevant representations be received thereafter.

Additional documents:

Minutes:

Late material had been circulated in relation to agenda item 5 – Downings Malthouse, Merchants Road, Gloucester (22/00628/FUL) agenda item 6 – Downings Malthouse, Merchants Road, Gloucester (22/00563/LBC) and agenda item 7 - 63-65 Denmark Road (22/00807/FUL).

55.

Downings Malthouse, Merchants Road, Gloucester - 22/00628/FUL pdf icon PDF 469 KB

Application for Determination:

 

Alteration, including partial demolition, restoration, development and extension of Downings Malthouse and the High Orchard Street Warehouse, plus the creation of a new basement level in Downings Malthouse accessed from Merchants Road to provide car parking, together with an extension and bridge link to Downings Malthouse Extension to provide 49 residential units on the ground and upper floors and 60 sq.m of commercial floorspace for use for Class E purposes on the ground floor.

 

The development of a new building comprising basement ground and nine upper floors on the site of the former Silo and the retention of the remaining portion of the High Orchard Street Kiln containing basement car parking, a ground floor plaza, reception and ancillary accommodation linking the building to Downings Malthouse, and 68 residential units on the ground and upper floors together with additional ancillary parking to the south of Downings Malthouse Extension, access, turning and landscaping all at Bakers Quay Merchants Road/High Orchard Street Gloucester.

Minutes:

The Senior Planning Officer presented the report detailing an application for alteration, including partial demolition, restoration, development and extension of Downings Malthouse and the High Orchard Street Warehouse plus the creation of a new basement level in Downings Malthouse accessed from Merchants Road to provide car parking, together with an extension and bridge link to Downings Malthouse Extension to provide 49 residential units on the ground and upper floors and 60 square metres of commercial floorspace for use for Class E purposes of the ground floor.

 

He further outlined the proposal to develop a new building comprising basement ground and nine upper floors on the site of the former Silo and the retention of the remaining portion of the High Orchard Street Kiln containing basement car parking, a ground floor plaza, reception and ancillary accommodation linking the building to Downings Malthouse, and 68 residential units on the ground and upper floors together with additional ancillary parking to the south of Downings Malthouse Extension, access, turning and landscaping all at Bakers Quay Merchants Road/High Orchard Street, Gloucester.

 

The Director of Rokeby Merchant Developments Ltd addressed the Committee in favour of the application.

 

He stated that the application should be granted on the following grounds:

 

-       The application would be the last opportunity to restore Downings Malthouse.

-       The developer had taken into account pre-application advice and conditions set by Gloucester City Council.

-       A landscape impact assessment had taken place which had confirmed that there would be limited views of the tower block building throughout Gloucester City.

-       There had been five attempts to find a viable scheme to develop the Downings Malthouse and the developer believed that they had now done so through this proposal.

-       The proposal was for a landmark building which would be the first low energy and carbon neutral building in the city, with provision for 100% electric vehicle charging.

-       All other options had been exhausted.

 

Members’ Questions

 

The Senior Planning Officer responded to Members’ questions concerning the café location, the purpose of the proposed bridge link, S106 contributions other than affordable housing, whether the proposal for a tower block was included in the original 2016 application, compliance with the Gloucester City Plan’s B4 policy and net biodiversity gain, the proposed building materials for the tower block, whether Officers were confident that the listed building conversion would take place, the possibility of further s106 contribution, the height of the tower block and whether it would restrict views of Gloucester Cathedral, trees and landscaping, whether there were proposals to include solar panels or a roof garden, bin location, access arrangements, the impact on local businesses and whether engagement had taken place with local businesses and residents as follows:

 

-       The proposal was for the café to be situated on the ground floor of the development.

-       The bridge would be a feature bridge and a modern reinterpretation of a previous feature.

-       The original independent review of the scheme recommended that affordable housing contributions of £65,000  ...  view the full minutes text for item 55.

56.

Downings Malthouse, Merchants Road, Bakers Quay, Gloucester - 22/00563/LBC pdf icon PDF 215 KB

Application for determination:

 

Listed building consent for the alteration, including partial demolition, restoration, development and extension of Downings Malthouse and the High Orchard Street Warehouse, plus the creation of a new basement level in Downings Malthouse accessed from Merchants Road to provide car parking, together with an extension and bridge link to Downings Malthouse Extension to provide 49 residential units on the ground and upper floors and 60 sq.m of commercial floorspace for use for Class E purposes on the ground floor.

 

The development of a new building comprising basement ground and nine upper floors on the site of the former Silo and the retention of the remaining portion of the High Orchard Street Kiln containing basement car parking, a ground floor plaza, reception and ancillary accommodation linking the building to Downings Malthouse, and 68 residential units on the ground and upper floors together with additional ancillary parking to the south of Downings Malthouse Extension, access, turning and landscaping all at Bakers Quay Merchants Road/High Orchard Street Gloucester.

Minutes:

The Chair moved and the Vice-Chair seconded the Officer’s recommendation as amended in the late material.

 

RESOLVED that: - Planning Permission is granted subject to the conditions outlined in the report as amended in the late material.

57.

63-65 Denmark Road - 22/00807/FUL pdf icon PDF 644 KB

Application for determination:

 

Change of use from 28 bed HMO (sui generis) to 10 x self contained one bed flats (C3). Two storey rear extension and associated landscaping.

Minutes:

The Principal Planning Officer presented the report detailing an application for a change of use from a 28 bed HMO (sui generis) to 10 x self-contained one bedroom flats, a two storey rear extension and associated landscaping.

 

A representative from BTS Trading Ltd addressed the Committee in favour of the application.

 

He stated that the application should be granted on the following grounds:

 

-        The proposals had been subject to detailed discussions with Officers and the principle of the development had their support.

-        The design had taken into account space and accessibility considerations.

-        The site was most recently used as a large 28 bedroom HMO which had been closed due the management struggling to deal with issues which were occurring at the building. The proposals would bring a vacant building back into use and provide housing for the City which was much needed.

-        The area had a high concentration of HMOs and the change of use would benefit the housing mix in the area and improve the quality of the accommodation.

-        The proposals improved and enhanced a conservation area and the developer had looked at all options to make the proposal policy compliant.

-        The County Council’s Highways service had no objections to the proposals.

-        In respect of the on-street parking, there was recognition that the site was in a very sustainable location with city centre walking opportunities and public transport provision.

 

Members’ Questions.

 

The Principal Planning Officer responded to Members’ questions concerning highways and parking considerations, the existing use of the building, the location of the bin area, the number of people likely to be resident at the property, and whether any of the flats were reserved for social housing as follows:

 

-        The County Council Highways Service had been consulted and were satisfied that car parking to the rear of the site for 5 cars was sufficient. There would also be cycle storage.

-        The most recent use of the building was a 28 bedroom HMO and the proposed change of use would be for 10 self-contained flats.

-        The bin storage space would be to the rear of the property towards the left-hand side.

-        The flats were one bedroom flats but the report outlined that they could accommodate a mix of one and two persons.

-        The proposal was for market housing rather than social housing.

 

Members’ Debate

 

Councillor Finnegan noted that she had previously lived in the area, which was well known for heavy traffic during school term-time. However, she observed that the proximity to the rugby ground and to the Royal Gloucester Hospital could make it an attractive residence for local doctors and nurses.

 

The Chair commented that the proposal would bring extra homes for residents and would bring a vacant building back into use.

 

Councillor Conder stated that she understood concerns around parking provision, but acknowledged that no scheme was perfect and that the proposal would benefit the community. It was her view that the proposal was preferable  ...  view the full minutes text for item 57.

58.

Delegated Decisions pdf icon PDF 257 KB

To consider a schedule of applications determined under delegated powers during the month of February 2023.

Additional documents:

Minutes:

The schedule of applications determined under delegated powers during the month of February 2023 was noted.

 

RESOLVED that: - the schedule be noted.

59.

Date of Next Meeting

Tuesday 2nd May 2023

Minutes:

Tuesday 2nd May 2023.