Planning – Application Comments

Consultation Date: Thu 04 May 2023

Consultation Date: Thu 04 May 2023

Consultation Date: Thu 04 May 2023

Consultation Date: Thu 04 May 2023

Consultation Date: Thu 04 May 2023

Consultation Date: Thu 04 May 2023

Consultation Date: Thu 04 May 2023

Consultation Date: Thu 04 May 2023

Consultation Date: Thu 04 May 2023

Comment Date: Thu 25 May 2023

This pre-application enquiry seeks advice on the proposed conversion and change of use of part of the lower ground floor parking area, including the construction of a mezzanine level, to form 29 new hotel rooms. The Highway Authority would not wish to raise any in-principle objections to the proposed development.

The site received planning consent for the initial change in use of the ground floor to a parking area in 2021 (planning reference 21/00702/FUL). Within the submission documents for that application, it stated that the parking area was required for operational purposes associated with the previous change in use of the upper 2x floors of the building to an ApartHotel which was approved under application 19/01789/FUL.

The original change of use to a hotel did not necessitate off-street parking provision due to the location of the site within the core of the city and it therefore being well provided for by local facilities, public car parking and transport connections. The subsequent application to provide off-street parking was submitted as the applicant identified an operational need for car parking for those visitors arriving by car. It would appear that the operational needs of the development have now changed and the off-street parking provision is no longer required.

The existing access, servicing and refuse collection arrangements previously established will be utilised to serve the proposed conversion which is acceptable.

As the site is located within the city centre the principle of car free development is accepted and therefore the LHA would not wish to raise any in-principle objections to the conversion of the parking area to provide additional rooms. However, adequate cycle storage provision will continue to be required.

A total of 20x cycle parking spaces were provided as part of application 19/01789/FUL within the ground floor of the building (further details are included within the associated condition discharge application, reference 20/01770/CDM). In addition, it is noted that a current Outline planning application at the site is ongoing, which seeks to create 3x additional floors for the ApartHotel which will require additional cycle storage provision in accordance with the requirements within section 8 of the SPD.

Furthermore, the creation of 29x new hotel rooms as part of the proposals submitted under this pre-application enquiry will also lead to the need for additional cycle storage provision, which has been calculated at 8x spaces.

The re-provision of the existing cycle storage which was conditioned as part of the 2019 application will be required and additional cycle storage in respect of any future developments at the site will need to be taken into consideration as part of the design process. The levels and standards of cycle parking should adhere to the requirements as detailed within paragraphs 8.29-8.37 of the SPD.

An updated Travel Plan will also be required to reflect the changes proposed as part of this development.


The proposed development has been considered in accordance with the Councils current Development Plan Policies and having regard for the National Planning Policy Framework.



Abbie Perry

Transport Planning Officer
Officer authorised to sign on behalf of the
Director for Strategic Planning & Infrastructure

25/05/2023