Agenda item

Application 23/00414/FUL - 42 Foregate Street, Worcester, WR1 1EE

The Corporate Director - Planning and Governance recommends that the Planning Committee grants planning permission subject to the conditions set out in section 9 of this report.




The Committee considered an application for the mixed-used refurbishment of the building, by retaining and re-modelling a commercial use (Class E) at ground floor with residential flats proposed above at first, second and third floor levels at 42 Foregate Street.


Reason Why Being Considered by Planning Committee


The application had been referred to Planning Committee at the request of Councillor Denham.


Report/Background/Late Papers


The report set out the background to the proposal, the site and surrounding area, the proposal itself, relevant policies, planning history and representation and consultations where applicable. 


There were no late papers circulated.


Officer Presentation


The information was presented as set out by the Corporate Director – Planning and Governance, in conjunction with a powerpoint presentation for the item.


Committee Members were informed that the proposals in this application were an amended version of the previously approved planning applications for the main building at 42 Foregate Street, 21/00470/FUL and 21/00471/LB which were granted on 15th March 2023.


The proposed amendments were highlighted in paragraph 3.2 of the report.


The Service Manager – Development Management informed Committee Members that this item would be considered in conjunction with Agenda Item 11 related to Listed Building consent, 23/00415/LB.


Public Representations


The following person had registered to speak on the application:


Nick Carroll of Nick Carroll Architects Ltd – Agent for the applicant.


Key Points of Debate


·        The agent for the applicant in addressing the Committee explained the reasons behind the changes to the previously approved applications, which he felt was a betterment.  The proposal would see the remodeling of the ground floor for commercial use and reduce the number of flats on the upper floors from 13 to 9, which would meet the space standards as required and would be of a better quality.


·        The agent for the applicant responded to questions and various points of clarification from Committee Members relating to car parking, air quality and ventilation plans, materials to be used to enhance the quality of the units, West Mercia Police comments and how they are being addressed, installation of fire sprinklers and crime risk management details.


·        In response to questions around space standards and quality of materials, the Service Manager – Development  Management informed Committee that they needed to look at what has already been approved, what is being proposed and decide if there is a betterment, officers were of the opinion that the scheme submitted warranted approval.  The Listed Building consent will look at the details of the fabric of the building.


·        Committee Members noted the removal of the existing fire escape at the rear of the property but were reassured of its replacement and would be dealt with under building regulations.  Committee Members were also reassured by the type of materials to be used for the proposals and that air quality will be covered by building regulations.


·        Some Committee Members felt that building more residential units in the city is an issue in relation to car parking, although the Local Highway Authority deemed the site as ‘parking free’ in line with the Streetscape Design Guide and its sustainable location.


·        It was asked if the conditions are the same as the previously approved applications or had any additional conditions been added.  The Service Manager – Development Management confirmed that the previous conditions were reviewed in line with this application and the Listed Building consent and additional elements were added.


·        Generally, Committee Members found the debate useful as size and quality is important.


A proposal to approve the application had been made and this was seconded.  There being no further points made the Chair requested the voting of each Member of the Committee who were eligible to vote.  Following the recording of the votes the proposal to approve was agreed as follows.


For – 9

Against – 1

Abstentions – 0


Councillor Amos asked for his vote against the proposal to be recorded in the minutes.

RESOLVED:  That the Committee grant planning permission, subject to the conditions set out in section 9 of the report.



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