89 homes and five commercial units at Hanley City Central Library, Hanley, Stoke-on-Trent

What was proposed

The application proposed extending and changing the library into 89 homes, five commercial units, solar panels, new parking and cycle facilities.

“Planning Committee 21 st January 2026 Application ref: 71068/FUL Site Address: Hanley City Central Library, Bethesda Street, Hanley, Stoke- on-Trent, ST1 3RS Proposal: Elevational alterations to the external façade, vertical extension to provide additional storeys, subdivision and change of use to provide 89 No. residential units (use class C3) to the ground and upper floors and 5 No.”

“Description of the Application The application represents a major mixed-use development within the City Centre, involving the conversion and extension of a locally important building. Floorplans show that the lower ground floor level will accommodate a commercial unit of approximately 715sqm which is proposed to be used as a gymnasium including studio and associated changing facilities.”

Officer report

The site and surroundings

The vacant six-storey library is locally listed, lies in the City Centre Conservation Area and is close to listed and public buildings.

“Site and its surroundings The application property is currently within City Council ownership. The existing library building currently comprises a 6-storey building which is designated as a Building of Special Local Interest (or locally listed), owing to its distinctive ‘modernist’ design and social history. The building has been vacant for several years following relocation of the city’s main library facilities to more modern premises within Smithfield Two.”

“Trent Crown Court. The adjacent former Hanley Police Station is currently being converted to student accommodation. Smithfield One and Two provide office accommodation, with Smithfield Works, at Broad Street, providing city centre living. The site occupies a highly sustainable location, a short walk from the facilities on offer within the City Centre, and a short distance from the City Centre Bus Station.”

Officer report

Earlier applications

An earlier library redevelopment application was refused in 2023, while other nearby and related schemes had been approved.

“Planning History 70012/FUL – Hanley City Central Library - Conversion of the ground and upper floors to residential apartments, the basement to a gymnasium, restaurant/café and nursery, the additional of four stories, including solar panels on the roof and reconfiguration of car parking spaces – Refused 2023.”

“61794/FUL – Central Boiler House, Warner Street - Extension to existing library car park, elevation alterations to boiler house, erection of fencing and entrance barriers – approved 2017.”

Officer report

Heritage and design concerns

The heritage officer objected to the height, effects on nearby listed buildings and loss of the library’s locally listed character.

“(PMAG). The additional height would have little direct impact on PMAG, as the buildings are well-spaced out with intervening greenspace between the two. Alexander House and the Bethesda School rooms are located within the immediate surroundings, on the opposite side of Bethesda Street but positioned at a right angle to the library building.”

“Increased height of the proposed development is considered excessive, and there is a lack of justification for the additional 3-storeys. • Proposals do not adequately address the impact of the development on ‘designated heritage assets’ i.e. the adjacent Listed Building - Alexander House and Bethesda School Rooms. • Proposals do not adequately justify the total loss of a ‘non-designated heritage asset’ i.e. the library building itself (e.g. on viability grounds).”

Officer report

Consultation responses

Most consultees raised no objections, subject to conditions and a sports contribution, but heritage officers maintained an objection.

“Responses of Consultees Archaeology No objections - further archaeological mitigation would not be required. The Coal Authority No objection, subject to conditions to secure additional site investigations. Education The Local Education Authority does not expect the need for any additional school places in the primary or secondary sector as a result of this development. Ecology The submitted BNG Metric demonstrates a net loss (of 23.77%) in biodiversity units.”

“Highways Detailed comments received relating to the following matters: • Increased provision of accessible parking spaces; and • Increased provision of cycle parking facilities. Following receipt of amended plans, no objections are raised subject to conditions to deal with: • Travel Plan – with appropriate monitoring and review; • Deliveries/Servicing Management Plan; and • Site Management Plan NHS Staffordshire & Stoke-on-Trent Integrated Care Board Confirmation that there…”

Officer report

Comments from the public

Two objections called for the existing building, façade, architectural features and modernist character to be better preserved.

“Notable architectural features (e.g. cantilevered canopy and ‘relief’ at the rear of the building, both of which have embossed detail) have not been considered or retained as part of the redesign; • Proposals underestimate the amount of communal amenity space required as part of a development of this scale.”

“Secondly, a representation has also been received from an individual (from Stoke) which comments that previous concerns have not been addressed, and refers to the following: • Proposals are not considered suitable given this is a Building of Special Local Interest and is sited within a Conservation Area; • Proposals should retain the existing façade treatment and maintain the modernist style; • Proposals should retain key features, such as the slate panelling and aluminium…”

Officer report

Who spoke

A representative of the planning firm spoke and was supported by another representative to answer members’ questions.

The committee’s decision

Members approved the application subject to conditions, planning obligations and an additional condition requiring the section 106 agreement.

“71068/FUL) Members were advised of a proposed additional planning condition (28) to require the entering into of a s.106 Legal Agreement to secure the necessary planning obligations.”

“Members received representation from Philip Wootton - Wood Goldstraw Yorath, supported by Atilla Zrekoglu - Wood Goldstraw Yorath to answer specific questions. Resolved – That the application be approved, subject to the conditions and planning obligations (1-27) as outlined within the report submitted and subject to the additional condition (28). Condition 28:”

Minutes

Conditions and obligations

Approval included conditions 1 to 27 and a further condition securing a financial contribution towards sports and leisure facilities.

“Prior to the commencement of development, a planning obligation pursuant to section 106 of the Town and Country Planning Act 1990 will be required for the payment of a financial contribution towards improvements to sports and leisure facilities. Reason: To ensure the delivery of necessary infrastructure in accordance with Policy CSP10 and the NPPF.”

Minutes