By Matt Jarram, Local Democracy Reporter
Plans to demolish a former Royal Mail sorting office and replace it with a 13-storey student block are set to be granted.
More than 20 objections have been lodged against the controversial development, which will stand around 140 feet tall.
Concerns include the height of the building, the effect on residential properties, and the noise and anti-social behaviour it will generate.
There are also concerns it will over-shadow St Mary’s Rest Garden, which houses a monument to Nottingham’s 19th century bare-knuckle boxing champion Bendigo Thompson.
Now council officers have recommended members on the planning committee approve the 692-bed student development in Bath Street, when they meet on Wednesday, August 18.
This is just days after local residents are due to stage a street protest against the development, on Saturday, August 14.
The Bendigo Building will be a mix of studios and four to six bedroom flats, with six car parking spaces and 312 cycle spaces.
There will be two commercial units on the lower ground floor.
Planning officers have said there is a need to maintain an ongoing supply of additional student bedspaces to meet “increases in the number of students attending further and higher education courses in the city.”
They also say high-quality purpose-built accommodation attracts students out of residential areas.
The council says purpose-built student units currently operate in the city are “near full occupation” with less than two per cent vacancies.
But 23 objections, from councillors, residents and organisations, have been lodged against the Bendigo development.
Nottingham Civic Society said: “It is ironic that the architect claims to have drawn inspiration for the building’s design from the idea of Bendigo-related ‘shadow-boxing’ and the play of light and shade on the elevations, when the bulk of the new building would seriously over-shadow, from the south, the public open space in St Mary’s Rest Garden and the Bendigo monument itself.
“The new building should be reduced in height to preserve the character and appearance of the (Sneinton) conservation area.”
The Salvation Army, which owns the William Booth Memorial Halls adjacent to the proposed development, added: “This application and two additional proposals for student accommodation could lead to a complete change in dynamic of the populace in the immediate vicinity of the Salvation Army, now granted Grade II listed building status.”
Councillor Dave Liversidge (Lab), who represents St Ann’s, is also objecting on the grounds that the 13 floors “will considerably reduce the sightlines and the amenities of St. Mary’s Rest Garden and Victoria Park.”
“This tall structure would split St Ann’s from the city centre,” he said.
Residents from the Victoria Park Tenants and Resident’s Association have also expressed their concerns.
They said: “There are currently 485 student places in the Sneinton Market Conservation Area. Together with the approved plans for the Exchange Building and the Gala Bingo site this development will increase the number to 2,221.
“The developers have not supplied evidence of proven student need and such an increase will swamp the local community. Students have a particular way of living that will profoundly impact on the area.
“The development would continue the current run of undesirable, monolithic buildings that cut off our community from the rest of the city rather than encouraging its integration.”
But Godwin Developments has defended its plans.
A spokesman told the Local Democracy Reporting Service: “We are hugely appreciative of the importance of the St Mary’s Rest Garden as an area of open space in St. Ann’s – to the local community, to the students already living in the area and the potential new residents of the Bendigo Building.
“Therefore, it is in our interest as well as in the interest of the local residents to ensure the Garden continues to serve as a green open space for the health and well-being of all.
“As a part of our planning application, surveyors carried out a daylight and sunlight assessment of our proposals for the Bendigo Building.
“The report clearly indicates that the impact on sunlight at St. Mary’s Rest Garden is minimal.
“The height of our scheme, which was developed in consultation with Nottingham City Council and local residents, is in line with the surrounding buildings and is no taller than the previously approved planning application in the location.
“Nottingham Trent University, in close proximity to the site has 31,190 full-time students and is also driving growth of the student population in the city.
“This development will enable students to access high quality accommodation and will make a substantial contribution to the local economy though investment, jobs and additional spend.
“The building has been vacant for almost 20 years, resulting in serious deterioration and part demolition and cannot be refurbished.
“Our plans will see significant improvement in the appearance of the building and improve safety in the surrounding area with well considered measures including lighting and CCTV. ”
Councillors will discuss the plans on August 18.