82 student studios at 264 - 266 Portswood Road, Southampton

The site and surroundings

The site is on the corner of Portswood Road and Osborne Road North, among two- and three-storey homes and commercial buildings.

“The application site is located on the corner of Portswood Road and Osborne Road North. In the wider area, the Portswood District Centre is 300m to the west and the University of Southampton Highfield Campus lies 1km away to the north-west. The surrounding context is characterised by 2 to 3 storey residential and commercial buildings along Portswood Road.”

“A number of surrounding streets to the north are restricted by parking controls and resident permits. There are waiting restrictions on the east side of Osborne Road North junction with Portswood Road recently applied to the layby and corner of the street. There are no resident permit or parking restrictions on Osborne Road North and Osborne Gardens.”

Officer report

Earlier site history

The properties were vacant, and a separate application for demolition was pending, with building recording and demolition controls proposed.

“Proposal 2.1 Planning permission is sought to redevelop the site with Purpose-Built Student Accommodation (PSBA) comprising 82 x 1-bed studio flats, with associated communal amenity areas, cycle/refuse storage and landscaping. The demolition of the building is also sought under a separate pending application (ref no. 25/00159/FUL) as explained in section 4 below.”

“A separate planning application (ref no. 25/00159/FUL) is pending for the demolition of the existing buildings. The Council’s ecologist has recently confirmed that there are no bats potentially affected by the demolition, so the application will be shortly recommended for approval under officer delegated powers. A building recording of important historic features will be secured.”

Officer report

What officers recommended

Officers recommended approval because the proposal used an accessible brownfield site, supported housing and student needs, and its adverse impacts were limited.

“In terms of housing, as set out, the proposal would make a significant contribution to the Council’s five-year housing land supply, at a time when the Council is unable to meet its housing requirements. In addition, the proposal would assist in meeting a demand for student bedspaces in the city, which helps to relieve pressure on the city’s conventional housing stock and the rental market.”

“Additional student housing is supported in locations where there is good support systems and transport links. The development potentially reduces demand for additional student accommodation in less suitable areas of the city and assist in reducing demand for HMOs, thereby potentially freeing up family housing.”

Officer report

Who spoke at the meeting

Two local residents, the agent and two ward councillors addressed the Panel, with statements from another resident and the planning agent also noted.

Points raised at the meeting

Members heard concerns about a pedestrian crossing, while officers said highways safety was acceptable and corrected technical wording about daylight assessment and ventilation.

“reported concerns by local resident affiliated with Safer Streets Southampton that a pedestrian crossing across Portswood Road should be included in the package of highway mitigation measures whilst this has also been offered by the applicant. The Panel members were advised that the Highways team raised no objection to highways safety from the impact of the development and consider that the pedestrian crossing is not necessary to make the development acceptable.”

Minutes

The vote

The Panel confirmed the Habitats Regulation Assessment and carried the recommendation to delegate permission, with five votes for and two against.

“Upon being put to the vote the Panel confirmed the Habitats Regulation Assessment.”

“The Panel then considered the remaining recommendations that authority be delegated to the Director of Transport and Planning to grant planning permission subject to criteria listed in the report (as amended) Upon being put to the vote the recommendations were carried.”

Minutes

The decision

Authority was delegated to grant permission subject to conditions, planning obligations and a legal agreement, with refusal authorised if the agreement was not completed.

“To confirm the Habitats Regulation Assessment set out in Appendix 1 of the report. That authority be delegated to the Director of Transport and Planning to grant planning permission subject to the conditions in the report and any additional or amended conditions or planning obligations set out below and the completion of a S.106 Legal Agreement to secure:”

“That the Director of Transport and Planning be given delegated powers to add, vary and/or delete relevant parts of the Section 106 agreement and/or conditions as necessary. In the event that the legal agreement is not completed within a reasonable period following the Panel meeting, the Director of Transport and Planning be authorised to refuse permission on the ground of failure to secure the provisions of the Section 106 Legal Agreement.”

Minutes

Changes to conditions

The ventilation condition was amended to specify wall vents achieving minimum airflow and acoustic standards, and the lift condition received a reason.

“CONDITION 30 - NOISE MITIGATION MEASURE (PERFORMANCE) The noise mitigation measures and ventilation strategy shall be provided in accordance with the submitted Noise Assessment and Overheating Assessment hereby approved, including the specification of the wall vents installed to achieve a minimum 33(l/s) and 45dB (RwCtr), before the development first comes into occupation and shall thereafter be retained for the lifetime of the development.”

“Condition 36 - Maintain Lift (Performance) The lift provided shall be maintained for the lifetime of the development for use by staff, residents and their visitors.”

Minutes