A plan to demolish a large building in Bath and replace it with 80 student rooms and studios have been rejected.

Summix LRB Developments Ltd sent a planning application to demolish the Plumb Centre and Genesis Lifestyle Centre, in Locksbrook Road, to Bath and North East Somerset Council in November.

The developer wanted to build a three-storey mixed use building, partly made up of an industrial unit, an assembly and leisure space, 52 student studios and 28 student en-suite rooms in cluster flats.

However, BANES, rejected the plan, saying there is too much student accommodation in the area, that the proposal could negatively impact wildlife, because the area is at risk of flooding and because there is a lack of space for the development, among other reasons.

Summix LRB Developments Ltds plans for student housing and mixed uses at Locksbrook Road
Summix LRB Developments Ltds plans for student housing and mixed uses at Locksbrook Road

On the decision notice, BANES outlines why the plan was turned down.

Some of those points include:

  1. The proposed residential use (student accommodation) above the proposed B1C light industrial space will limit the use and types of the occupier of the site, as well as the wider strategic industrial estate's potential to expand and deliver on its allocated purpose in the future. This would undermine the economic vision for this strategic industrial estate and the City as a whole.
  2. The proposed off-campus student accommodation within the Enterprise Zone would adversely affect the realisation of other aspects of the vision and spatial strategy for the city.
  3. Provision of purpose built student accommodation on site will contribute to increasing the already high concentration of purpose built student accommodation in the locality, thus undermining the objective of creating mixed and balanced communities.
  4. The proposed development includes 'more vulnerable' use, which would be located within Flood Risk Zone 2. It has not been satisfactorily demonstrated that there are no sequentially preferable sites which are reasonably available for the proposed development in areas with a lower probability of flooding.
  5. The proposed development would fail to mitigate the impacts of the proposed development on wildlife and would not achieve the required ecological enhancement. Furthermore, it has not been demonstrated that appropriately low levels of light spill can be achieved to avoid harm to bats.
  6. The proposed student accommodation would fail to achieve appropriate levels of privacy, outlook and natural light for future occupiers.
CGI image of the plans for the Locksbrook Road site

The site is currently occupied by Plumb Centre and the Genesis Lifestyle Centre.

The plan stated that 1,354sq m would be made up of B1C Light Industrial, 364sq m of D2 Assembly and Leisure, 52 student studios and 28 student en-suite rooms in cluster flats.

The developer has spoken about the benefits of the proposal:

The application states: “The proposed scheme allows us to develop student accommodation in a site which otherwise would be unsuitable for ordinary residential development.

“It allows a significant contribution to purpose-built student accommodation to help meet, not only the current demand, but any future demand.

“If growth of the universities is stabilised, the purpose-built student accommodation market should continue to grow to increase supply and move students out of HMOs (homes of multiple occupancy).

“The proposed development allows the current gym to expand and to be re-homed in a much higher quality building, which will strengthen the business.

“The proposal also includes a 30 per cent increase in employment floor space, which helps to retain business in Bath and strengthen the function of the industrial estate.”

The plans were rejected by BANES last Wednesday (August 14).

Got a view on this or another local news story? Email richard.mills@reachplc.com.

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