As previously reported on this website, (Bramcote Developer Submits Plans for Student Accommodation on Former Red Cross Site on Gregory Street, Lenton) in September 2016 an application was submitted to Nottingham City Council for permission to redevelop the site at 31 Gregory Street (formerly the Red Cross headquarters) as 43 studio apartments and associated uses for students.

Nottingham City Council rejected the application (City Council Turns Down Application for Student Flats in Lenton). Subsequently, in August 2017, the developer lodged an appeal agaisnt this decision with the Planning Inspectorate.

On 19 October 2017 that appeal was rejected by the Planning Inspectorate.

The following comments made by the Planning Inspector are especially significant:

Para.13: The proposed development would help address demand for student accommodation near to Nottingham University Park campus and the Queens Medical Centre. Indeed paragraph 50 of the Framework [NPPF], among other matters, advises that local planning authorities should identify the size, type, tenure and range of housing that is required in particular locations, reflecting local demand. However, read as a whole, it is clear from paragraph 50 that local demand should not be interpreted solely as open market demand from one section of the community. In order to determine the right mix of housing demographic trends and the needs of other groups within the community need to be taken into account. Policy 8 of the ACS [Greater Nottingham Aligned Core Strategies] in emphasising the need for family housing and the development plan’s approach to student housing are examples of this. I therefore find that the presence of market demand for the proposed housing does not demonstrate that the proposal would not adversely affect community balance.

Para. 14: Further increasing student households in the area would exacerbate the high percentage of this type of household that consists of short term residents from one age group who often do not see themselves as part of the existing local community. In my judgement, this would harm the social mix and fabric of the area.

Para. 20: Taking all these matters into account, I therefore conclude that the proposed scheme, by further increasing student households in the area, would exacerbate the high percentage of such households and cause material harm to the social mix and fabric of the area. It would therefore prejudice the creation and maintenance of a balanced community contrary to policies ST1 and H6 of the Local Plan, policy 8 of the ACS, the SPD and paragraph 50 of the Framework. ...

The full Appeal Decision (APP/Q3060/W/17/3177036) can be downloaded here:


NOTE: Para.50 of the National Planning Policy Framework states:

To deliver a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities, local planning authorities should:

● plan for a mix of housing based on current and future demographic trends, market trends and the needs of different groups in the community (such as, but not limited to, families with children, older people, people with disabilities, service families and people wishing to build their own homes);
● identify the size, type, tenure and range of housing that is required in particular locations, reflecting local demand ...