690 homes and commercial space at Land Off Abbotts Lane And Upper Hill Street, Coventry

What was proposed

The application sought changes to approved drawings for 212 full-permission homes and up to 478 outline homes, with ancillary commercial space.

“Planning Committee Report Planning Ref: PL/2024/0001921/RVC Site: Land Off Abbotts Lane and Upper Hill Street, Coventry, CV1 4DF Ward: Sherbourne Proposal: Full planning application of 212 dwellings (Class C3) served via access from Abbotts Lane and Upper Hill Street; strategic landscaping and earthworks; temporary car parking; surface water drainage and all other ancillary and enabling works.”

“The application as submitted seeks consent for the variation of condition 5 (approved drawings) to allow for minor amendments to be made to the approved application OUT/2021/3576, which gave full permission for 212 dwellings (Class C3) served via an access from Abbotts Lane and Upper Hill Street; strategic landscaping and earthworks; temporary car parking; surface water drainage and all other ancillary and enabling works, and outline permission for up to 478 units…”

Officer report

The site

The former gas works site is bounded by Abbotts Lane, the ring road and Upper Hill Street, with nearby homes, a school and heritage assets.

“The application site is the former gas works site which is bounded by Abbotts Lane to the north and west, the ring road to the south-east, and by Upper Hill Street to the southeast. There are significant level changes across the site with the highest point at the east corner at the Abbotts Lane/ Upper Hill Street junction, then dropping down to the south and east.”

“On Upper Hill Street are a group of locally listed buildings that back directly onto the site which are residential and located opposite the listed St. Osburg’s Church. St. Osburg’s Primary School is located opposite the site on Upper Hill Street.”

Officer report

Earlier planning history

The earlier application was refused by the committee, but a public inquiry appeal later allowed it and awarded costs against the Council.

“The application OUT/2021/3576 was previously considered by Planning Committee in November 2022, where the resolution was to refuse the application for the following reasons:”

“A public inquiry appeal was held in July 2023 which resulted in the appeal being allowed and costs awarded against the Council.”

Officer report

What officers recommended

Officers recommended permission because the development principle was established and the proposed changes were acceptable minor material amendments.

“Planning Committee are recommended to grant planning permission subject to conditions.”

“The proposal has already been established as acceptable in principle. • The proposed alterations to the scheme are deemed as acceptable minor material amendments and would not significantly alter the scheme to a level that would warrant a refusal of the application.”

Officer report

Main changes considered

The amendments addressed fire-safety requirements, changed some building heights and layouts, relocated access arrangements and retained the approved number of homes.

“The amendments have been made to this section of the proposed development to accommodate a second staircase within Plot 3A. This is because of recent changes to Fire Safety in Residential Blocks above 18m (relevant buildings). As a result, internal adjustments to the layout of the building have been made to cater for this amendment.”

“The other alteration as part of plot 3 sees the relocation of the egress out onto Upper Hill Street. The approved egress out onto Upper Hill Street punched through the existing vegetation and sandstone wall, which in the first iteration of the plans submitted for this application was seen as being removed and a looped access created in the site taking all traffic out onto Abbotts Lane.”

Officer report

Consultation responses

consultees raised no objections, with some responses supporting approval subject to conditions or contributions, including highways support for the amended access.

“HSE – No objections No objections subject to conditions/contributions have been received from:”

“Conservation – No Objection following the amendments received, subject to retention of existing conditions • Urban Design – No Objection following the amendments received, subject to retention of existing conditions • Ecology – No objections subject to retention of existing conditions.”

Officer report

Who spoke

Two registered objectors sent statements, while the agent attended and spoke in support of the application.

Committee decision

The committee granted planning permission subject to conditions.

“RESOLVED that planning permission be granted in respect of Application PL/2024/0001921/RVC subject to conditions.”

Minutes