Anger as Exeter student block wins appeal

Plans to build a new block of student accommodation in Exeter on the site of a former car garage that was refused by Exeter City Council (ECC) have been given approval at an appeal hearing. An application was submitted in June 2021 to demolish single-storey Maximum Motors by HMP Exeter in Howell Road, and build four three-storey purpose-built student blocks, including basements, to create 26 bedrooms in total.

In March of this year, ECC rejected the plans stating it was not an 'appropriate' site and it would create an 'imbalance' of students and residents in the St James area. The application received 77 objections with one only person in support of it.

One resident said: "Howell Road and the surrounding area has changed in the last five years. We are now saturated with students.

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"We have litter that is merely dropped or thrown into residential gardens, bins that are left out or, in July, white goods left in Howell Road. Glass bottles are smashed and not picked up, we have had public urination, and the inability to walk on a pavement but rather along the HMP wall. This exasperates matters for the emergency services."

The resident continued: "There are a lot of people that need housing which is not available and yet at the same time I have seen a huge amount of student accommodation."

Stating its reasons for refusal in its decision notice, ECC said: "The use of the site for student housing would not be appropriate within the St James Ward as it would lead to a further concentration of this use in this particular area of the city, resulting in an increased imbalance of population within the local community, contrary to Policy H5(b) of the Exeter Local Plan First Review 1995-2011 and the overarching aims of the Exeter St James Neighbourhood Plan."

The applicant, Sam Williams, then lodged an appeal which was held on May 13. The planning inspectorate stated the main issue was whether the site was in an appropriate location for purpose-built student accommodation, with particular regard to the local development strategy.

Regarding the concentration of uses/ houses in multiple occupation (HMOs) in the area, the planning inspectorate said: "I have not been provided with detailed evidence in relation to the number of PBSA covering other areas, or within the St James Ward area as referenced in the reason for refusal. As a result, I cannot conclude an overconcentration of PBSA in the ward, or any other area."

In terms of the visual impact of the development, the planning inspectorate noted a high brick wall opposite the site and enclosing Horseguards and the prison further along the road and that the existing building and site does not 'positively contribute' to the character or appearance the area.

The scale of the proposed development was deemed to be appropriate, not highly visible from Blackall Road, has been designed to be in keeping with the area and would 'enhance the character and appearance of the Longbrook Conservation Area'.

The appeal decision said: "The appeal location is not predominantly characterised by intact streets of traditional residential development. Furthermore, the appeal site comprises a large gap between terraces of residential development, providing a location and opportunity where PBSA can be properly integrated into the area in accordance with the policy."

It was noted that in the local Core Strategy policies, it states '75 per cent of more of additional student numbers should be accommodated in purpose-built student accommodation’ located on, or close to the university campus or in the city centre, but the target has not yet been met.

The appeal was granted with a number of conditions that have to be met. A related application for award of costs against the council has been refused.

The news has not been welcomed by local Exeter St James Community Shared Trust Ltd.

On its website, the trust said: "Despite the permission being contingent upon 18 conditions, including a pre-approved management plan, this is not only extremely disappointing but baffling."

It added: "It is hard to comprehend how the various intact residential streets in the immediate vicinity of the development site, Danes Road, Hoopern Street, and Horseguards together with the predominantly intact residential Howell Road itself, could have been dismissed when reaching this verdict.

"It is a serious concern that the sustainability of the community will be further threatened, and regrettable that an opportunity has been lost for development of much-needed homes for local residents on one of the relatively few windfall sites likely to arise in St James owing to closure of commercial premises."

Exeter city councillor for Duryard and St James Kevin Mitchell, also Lord Mayor, has also expressed his disappointment.

In a post on X, formerly known as Twitter, he said: "Sadly I am reporting disappointing news with regard to the planning appeal at the former garage site in Howell Road. Your local councillors will continue to push for a balanced community within St James."

To read the planning appeal decision in full and other documents associated with the planning application, please click here.