34 apartments at 92 Lower Hillmorton Road, Rugby

What was proposed

The application proposed 34 flats in 11 blocks, with a new access, parking, cycle storage, refuse facilities, gardens and landscaping.

“Description: Erection of 11 apartment blocks of between 2-3 storeys high to create a total of 34 apartments, formation of a new access off Caldecott Place and provision of car and cycle parking, refuse storage and landscaping.”

“The application proposes the erection of 34 dwellings comprised of 33 two-bedroom flats and a single one-bedroom flat. The application also proposes private and shared garden spaces, allocated and visitor car parking spaces, covered cycle parking, refuse storage enclosures and details new hard and soft landscaping and biodiversity enhancement schemes. The car parking would be accessed via a new vehicle access taken from Caldecott Place.”

Officer report

The site and its surroundings

The vacant former gymnastics club site is mainly hardstanding, within Rugby’s settlement boundary and beside homes, a cemetery and a greenway.

“The application site is a former Victorian industrial site whose factory buildings were most recently used by Rugby Gymnastics Club prior to its recent relocation to a new facility adjacent the Rugby Borough Football Club site off Kilsby Lane. Since that relocation, all buildings on the application site have been demolished under prior approval R23/0777. The site is therefore vacant and primarily laid to hardstanding.”

“To the west of the site are two dwellings fronting Lower Hillmorton Road (nos. 76 and 78). The rear garden of no. 78 runs alongside part of the western side boundary of the site and the rear gardens of several properties on Caldecott Street run up to it. The remainder of the western side of the site is bounded by Caldecott Place, a residential cul-de-sac accessed via Caldecott Street.”

Officer report

Earlier applications

The proposal followed a refused 34-apartment scheme that is under appeal; earlier permissions covered fencing and demolition of the former buildings.

“Refused by resolution of Planning Committee on 11 December 2025 and currently the subject of a planning appeal.”

“R22/1057 Partial demolition of the existing buildings and erection of two 3-storey buildings comprising 21 apartments (Class C3) with new access from Caldecott Place and provision of car and cycle parking, refuse storage and landscaping.”

Officer report

What officers recommended

Officers recommended approval because the site was sustainable, housing benefits were significant, and adverse impacts would not significantly outweigh those benefits.

“From a social perspective the proposal would result in the delivery of 34 homes. These additional homes have significant weight in the planning balance as they would assist in addressing the current shortfall of housing in the borough and this provision of housing aligns with the Government’s commitment to significantly boosting the supply of housing through the NPPF.”

“As the tilted balance is engaged the NPPF directs that the development should be approved unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits. While the development not providing the necessary recreational and educational infrastructure to mitigate its impact is given significant weight, on its own this adverse impact would not significantly and demonstrably outweigh the benefits of the scheme listed above.”

Officer report

Residents’ concerns

Residents and elected representatives raised concerns about parking, highway safety, emergency access, refuse collection, overlooking, outlook and daylight.

“Elected Member for Eastlands Ward (Cllr Edwards) – Reported the concerns of residents in respect of the impact of the scheme on highway safety, safe access and residential amenity.”

“Highway safety due to increase in traffic and poor sight lines at junctions • Inadequate off-street parking for flats • Intensification of on-street parking problems • Restriction of access to emergency vehicles and refuse collection wagons • Harm to residential amenity through overlooking • Harm to residential amenity through a loss of outlook and daylight…”

Officer report

Who spoke

An objector, a supporter and the ward councillor spoke; the ward councillor then left after all speakers had addressed the committee.

The committee’s resolution

The committee authorised the Strategic Director for Place to grant permission, subject to the report’s conditions and informatives as amended.

“RESOLVED THAT – The Strategic Director for Place be authorised to issue decision notices as indicated in relation to the applications below: A) Erection of 11 apartment blocks of between 2-3 storeys high to create a total of 34 apartments, formation of a new access off Caldecott Place and provision of car and cycle parking, refuse storage and landscaping (R26/0155) - Councillor Simpson-Vince moved and Councillor Mistry seconded that the Strategic Director of Place be…”

Minutes