Retail and student accommodation at Prince Bishops Shopping Centre, Durham

What was proposed

The revised scheme would partly demolish the shopping centre, add commercial units and student accommodation, and create a public square and improved public realm.

“Proposal: Revised scheme incorporating amendments, for the redevelopment of the existing shopping centre, comprising partial demolition of the shopping centre above the existing mall level (Levels 5 and above) and erection of replacement commercial units (Class E), and purpose built student accommodation (Sui Generis) at Level 5 and above, along with a new outdoor public square and public realm improvements.”

Officer report

The site and surroundings

The site includes the shopping centre, car park and nearby commercial premises within Durham City, the conservation area and the World Heritage Site setting.

“The application site which extends to some 1.25 hectares, includes the entirety of the current Prince Bishops Place (formerly Prince Bishops shopping centre) and the Multi Storey Car park (MSCP) and 2-5 Market Place currently occupied by Boots the Chemist within the centre of the Durham City commercial centre and primary shopping area.”

“The site is located within the Durham City Conservation Area, and within the setting of the Durham Castle and Cathedral World Heritage Site (WHS). Otherwise, the site is not subject to any other statutory heritage designations. Whilst there are no listed or locally listed building on the site, the building currently occupied by ‘Boots’ is considered be a non-designated heritage asset. There are however many listed buildings in the vicinity of the site. 20.”

Officer report

Earlier permission

A similar 2024 permission included a hotel and student accommodation, but it has not been implemented and remains available to be built.

“In 2024 planning permission was granted for the redevelopment of the Prince Bishops shopping centre comprising partial demolition of the shopping centre above the existing mall level and erection of replacement units, a hotel along with purpose built student accommodation and a with new outdoor public square and public realm improvements.”

“Following the grant of planning permission a new end user has been identified, Full planning permission is now sought for this revised scheme incorporating amendments, for the redevelopment of the existing shopping centre, comprising partial demolition of the shopping centre above the existing mall level (Levels 5 and above) and erection of replacement commercial units (Class E), and purpose built student accommodation (Sui Generis) at Level 5 and above, along with a new…”

Officer report

What officers recommended

Officers recommended approval because the scheme’s economic, regeneration, heritage, biodiversity and highway benefits outweighed limited conflict on student amenity and cycling.

“There would be no harm or loss of significance of any designated or non-designated heritage assets .The development would not only sustain the significance of designated and non-designated heritage assets but would slightly enhance part of the conservation area and the setting of several surrounding areas within the conservation area and listed buildings within the conservation area with other areas and designated and non-designated assets being sustained with neutral…”

“Overall, while recognising some limited policy conflict, when read as whole it is considered that the development would comply with the provisions of the CDP and DCNP and is considered to represent sustainable development. In accordance with NPPF Paragraph 11 C) the development should be approved without delay. 328. There are no material considerations (including representations received) which indicate otherwise, the application is therefore recommended for approval.”

Officer report

Who spoke

The Senior Planning Officer presented the application, and the applicant’s representative explained the revised scheme, its financing, benefits and expected timetable.

What members discussed

Members debated the loss of the hotel, student housing need, retail use, future flexibility, existing businesses and whether contributions should be increased.

“Councillor Freeman disputed the need for more student accommodation and noted the report highlighted that there had been an 800 bed surplus during 2024-25 and that since the previous application was approved a further 325 beds had been approved, in addition to 44 HMOs. He queried the reference to qualitive need and the appropriate point that Officers considered that this need would be met.”

“Councillor Wilkes was disappointed with the loss of the hotel and queried what would happen to the building if there was a downturn in overseas students and whether this could become an empty building. He queried what would happen to the existing businesses and employees during the 33- month construction phase. [name withheld] confirmed that discussions had taken place with tenants to ensure that tenants had time to prepare.”

Minutes

The committee’s decision

The committee resolved to approve the application with the report’s conditions and financial contributions for open space and healthcare.

“That the application be approved subject to the conditions outlined in the report, and subject to entering into a legal agreement under S106 of the Town and Country Planning Act 1990 (as amended) to secure:”

“Contribution to open space: £121,182 • Contribution to Healthcare: £123,407”

Minutes