746-home regeneration scheme at Land Between Upper Spon Street, Cv1 3, Coventry

The site and its setting

The 7.1-hectare urban site lies beside the ring road, includes the River Sherbourne, conservation-area land, flood zones and a scheduled bridge.

“The application is split up into three areas, which are as follows: • Area 1 relates to an area of land located to the south of Upper Spon Street, between Meadow Street and Windsor Street and to the north of Sherbourne Street. • Area 2 relates to the land located south of the River Sherbourne and includes four individual plots to the north of Butts Road, with a combined area of 1.6ha of brownfield land.”

“The site includes land which falls within the Spon End Conservation Area. This includes land bound by Sherbourne Street to the west, Windsor Street to the east and shops on Upper Spon Street End to the north. This area of the site includes Wellington Gardens, which consists of nine individual residential bungalow properties and a 4th building known as the Mind Building.”

Officer report

Earlier permissions and phasing

Earlier permissions covered demolition and related details, while the regeneration was planned in phases from Area 1 through Area 3.

“Phasing: Area 1 will be the first phase of the project. Demolition of the existing blocks within Area 1 has received planning approval, with demolition works having commenced in March 2025 and completed by Summer 2025.”

“PLANNING HISTORY There are a number of historic planning applications which relate to the wider site which are not considered to be of relevance to this application. The only relevant consents are as follows: • PL/2024/0000876/PAPD Prior Notification of proposed demolition of Kerry House, Milestone House and Trafalgar House in Area 1- Granted 16/06/2024 • PL/2024/0002537/DCA Submission of details to discharge condition Nos.”

Officer report

What officers recommended

Officers recommended approval subject to conditions and a legal agreement because the scheme was considered acceptable and its public benefits outweighed identified heritage harm.

“RECOMMENDATION Planning Committee are recommended to delegate the grant of planning permission to the Strategic Lead for Planning subject to conditions and the completion of a S106 Legal Agreement to secure the contributions and for the Strategic Lead for Planning to agree any necessary amendments to the s106 Legal Agreement and Planning Conditions in consultation with the Chair.”

“REASON FOR DECISION • The proposal is acceptable in principle. • The regeneration of Spon End will deliver considerable social, economic and environmental benefits that include the delivery of new homes that will better meet the needs of residents. • The density and housing mix proposed are acceptable in this highly sustainable location. • The proposed layout, design and appearance of the development is considered of high-quality design.”

Officer report

Consultees and residents

Most consultees raised no objections subject to safeguards, while residents submitted objections about trees, flooding, amenity, services, community balance and heritage.

“CONSULTATION- No objections subject to conditions/ contributions & informatives received from: - • Urban Design • Archaeology • Conservation • Trees • Ecology • Environmental Protection • The Local Lead Flood Authority • Environment Agency • Affordable Housing • NHS ICB • HNS Trust • Education • Streetscene & Greenspace • Sport CCC • Sport England • Economic Development Services • HSE Fire • West Midlands Fire Services • West Midlands Police • Cadent Gas • Canal & River…”

“Concerns regarding flooding/ alterations/ remodelling to River Sherbourne • Loss of light from overbearing from apartments in area 1 • Loss of privacy from apartments in area 1 • Ensuring that there is a balanced / mixed community in area one • Achieving a satisfactory range of education, health and other services • Concerns regarding enhancing the local heritage The two letters received raising non-material planning considerations are as follows, these cannot be given due…”

Officer report

Who spoke

The Deputy Cabinet Member for Housing and Communities spoke in support of the application.

The committee’s decision

The committee resolved to delegate the grant of planning permission to the Strategic Lead for Planning, subject to conditions and a legal agreement.

“The Late Representation report included an update to consultee responses, the details of revised documents received, and amendments to the report including: highways plans and information, site layout, traffic impacts, accessibility, an updated travel plan, car parking and on-street parking arrangements, developer contributions, and amendments to conditions 16, 31, 66, and 68.”

“RESOLVED that the grant of planning permission be delegated to the Strategic Lead for Planning subject to conditions; including the amended conditions (16, 31, 66, and 68) as set out in the Late Representation document; and the completion of a S106 Legal Agreement to secure the contributions and for the Strategic Lead for Planning to agree any necessary amendments to the s106 Legal Agreement and Planning Conditions in consultation with the Chair.”

Minutes