16 dwellings at Gym And Trim Health Club, Ipswich

What was proposed

The application proposed converting and extending a former gym to create 16 flats, with smaller parking, shared amenity space, cycle storage and a widened footpath.

“The proposal seeks the conversion and extension of the building to form 16 dwellings. The existing open plan asphalt car park will be reconfigured to a smaller 17 space car park with a single access/egress at the southern end of the site. The existing footpath to the south would be widened to 2.4 metres wide at its narrowest point.”

“An external refuse/recycling storage area is indicated accessible from Shire Hall Yard. An area of shared amenity is also indicated, together with pedestrian access to the building. Storage for 16 cycles is shown within the building.”

Officer report

The site and its setting

The site is in Ipswich Town Centre, surrounded by residential and commercial uses, with a scheduled monument, protected trees and nearby listed buildings.

“The application site is a former gym and car park. The site is within Ipswich Town Centre and IP-One Area, surrounded by a mix of residential and commercial uses. To the east is Lower Orwell Street with Shire Hall Yard and Pleasant Row to the west. There are residential dwellings to the north and a commercial use to the south. Within the site is a public footpath connecting the two streets either side of the site.”

“To the east of the site is a locally listed parish boundary marker. To the west the Former Smart Street School is also locally listed. Also to the west, Tooley Court, Tooley’s and Smart’s Almhouses are Grade II listed. The listed building, other buildings within their curtilage and buildings further to the north, are also within the Central Conservation Area.”

Officer report

Earlier planning history

Planning permission was granted in 2008 for student accommodation with highway works and removal of some protected trees.

“In 2008, planning permission was granted subject to conditions (IP/07/00969/FUL refers) for the erection of 3-4 storey block of student living accommodation with associated highway accommodation…”

Officer report

Main planning issues

Officers considered the proposal’s benefits outweighed impacts including archaeology, drainage, overlooking and tree loss, with remaining heritage harm at most less than substantial.

“There are notable negative impacts, including increased overlooking of neighbouring buildings and gardens, heritage impact specifically the impact upon the Scheduled Ancient Monument, loss of 4 trees 2 of which are protected. Many of these concerns can be addressed through conditions or do not amount to a level of harm that justify refusal, such as with regard to overlooking and loss of trees.”

“With regard to drainage and heritage impact, these have attracted consultee objections and have been discussed in detail within this report with conclusions reached. Greatest weight should be applied to impact upon heritage assets so that substantial impact is avoided, however this is to some degree at the expense of drainage ordinarily achieved by excavations to form a soakaway – unlikely to be feasible given the constraints on this site.”

Officer report

Consultation responses

Several consultees had no objections, but drainage officers raised a holding objection and heritage bodies objected because of possible harm to the scheduled monument.

“SCC Archaeology Service – No objection. This site has very high archaeological potential. It is situated in or next to the AREA OF MIDDLE AND LATE SAXON AND MEDIEVAL DEFENCES, OFF SHIRE HALL YARD (scheduled monument national ref.1005985) and on the line of the former town defences (IPS 1619, 1621) and within the precinct of the former Dominican Friary (IPS 830).”

“SCC Drainage (LLFA) – Holding objection. A holding objection is necessary because while the LLFA”

Officer report

Who spoke and what they said

The Senior Planning Officer presented the application; Councillor Jones supported approval and Councillor Connelly welcomed the viability condition.

The committee’s decision

The committee resolved to grant permission, subject to RAMS mitigation, conditions and a revised viability assessment before first occupation.

“Development to be in accordance with the approved drawings, drainage strategy and the requirements of any succeeding conditions. Glazing and ventilation to be in accordance with submitted noise report and installed prior to first occupation. No development shall commence until written scheme of archaeological investigation has been submitted and approved.”

“No development shall commence until a Construction Management Plan has been submitted and approved. No development shall commence until the proposed off-site highway improvements (east west route to the south of the site) have been submitted and approved. The works shall be carried out and made available before first occupation. 15.”

Minutes