400-bed student accommodation at County Scaffolding Ltd, Coventry

What was proposed

The application sought outline permission for up to 400 student bedspaces, with access from Westwood Heath Road and associated site works.

“Planning Committee Report Planning Ref: PL/2025/0001730/OUTM Site: County Scaffolding, 27a Westwood Heath Road, Coventry Ward: Westwood Proposal: Outline planning permission with all matters reserved for future determination, save for the means of access via Westwood Heath Road, for: the demolition of existing buildings and the erection of Purpose-Built Student Accommodation (PBSA) of up to 400 bedspaces, site access and highway works, car and cycle parking, green…”

“To the west of the site lies the Grade II Listed St John’s Church, to the north side of the site lies Coventry University’s sports ground and recreation centre. An established band of landscaping lies to the south with the University of Warwick’s Sherbourne Halls of Residence beyond. Immediately to the east of the site, lies a parcel of land within Warwick District on the junction of Gibbet Hill Road and Westwood Heath Road.”

Officer report

The site and surroundings

The site is an operational builder’s yard beside the Warwick District boundary, near university facilities, a listed church and existing landscaping.

“The application site relates to an existing builder’s yard located to the south of Westwood Heath Road. The site lies adjacent to the boundary with Warwick District in an area defined within the adopted and emerging Local Plans as safeguarded land in the green belt under Policy GB2.”

Officer report

What officers recommended

Officers recommended delegated approval subject to conditions and a legal agreement, considering the development acceptable in principle and manageable through controls.

“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 summarised in this report 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.”

“The application is deemed to be acceptable in principle given that the exception test is met under (g) of Paragraph 154 of the National Planning Policy Framework (2024). The application is also considered, based on the information provided to be acceptable with regards parameters of which are set through planning conditions and the heads of terms of the Section 106 agreement.”

Officer report

Objections from local people

A petition and individual letters objected to student accommodation oversupply, traffic, highway safety, infrastructure, biodiversity, air quality, heritage and the development’s scale.

“An e-petition with 105 signatories has been submitted raising objections to the proposed development. The multi-signature letter has not been sponsored by a Councillor. A summary of the submission is set out as follows:”

“- Oppose to further approvals of or re-purposing of PBSA within Westwood Heath and the City Centre due to the oversupply of accommodation. - Development undermines local planning policy. - Development places pressure on established residential areas. - Increase in congestion/traffic. - Detrimental to highway safety. - Detrimental to the character of the area.”

Officer report

Who spoke at the meeting

One registered speaker spoke against the application, and the agent spoke in support.

The committee discussion

Members discussed a question about the site’s future development and agreed that the application should return at the reserved matters stage.

“Following discussion, Members agreed that, in light of a Member’s question about the future development of the site, the application should return to the Committee at the reserved matters stage.”

Minutes

The committee’s decision

Permission was delegated subject to conditions, additional late-report conditions and a legal agreement, with the application returning for reserved matters consideration.

“1) That the grant of planning permission in respect of Application PL/2025/0001730/OUTM be delegated to the Strategic Lead for Planning subject to conditions; including the additional conditions as set out in the Late Representations report; and the completion of a S106 Legal Agreement to secure the contributions summarised in the report and for the Strategic Lead for Planning to agree any necessary amendments to the S106 Legal Agreement and Planning Conditions in…”

“2) That the application returns to the Planning Committee for consideration at the reserved matters stage.”

Minutes