Controversial plans for a Stirling student accommodation block to be used by summer holidaymakers have been thrown out by a Scottish Government Reporter.
Last October Stirling councillors turned down a proposal by the Riverside Quay building’s owners – UK PBSA (Forthside Way Ltd) – for its 209-bed facility to be used for short-term holiday lets between June 1 and August 31 every year on the grounds it would add to parking problems and lead to a potential increased turnaround in people using the development.
Riverside Community Council had also been opposed to the move, insisting it would add to the area’s parking and traffic problems.
UK PBSA (Forthside Way, Stirling Ltd) had sought to change the original planning consent, restricting the development to student use only, and appealed against Stirling Council’s decision to refuse holiday lets.
But this week Reporter Keith Bray, who visited the site and surrounding area last month, dismissed the appeal and refused planning permission. Mr Bray stated in his decision dated June 2: “The appellant [UK PBSA (Forthside Way Ltd) argues that parking can be controlled by condition through the submission of a Travel Information Pack, similar to the restriction on car ownership for existing student residents.
“However, given the relative ease of access to the site by car that I have identified, I consider that car visits to the site, for drop-off and pick-up, would intensify compared to the current use.
“While the appellant relies upon residents being made aware, no assessment or evidence is provided which demonstrates to me that accommodation users would not choose to park using the free on street parking close at hand.
“In addition, while sustainable travel choices exist, there would be no way of preventing accommodation customers from using on-street parking through imposing a Travel Information Pack condition.
“As the council points out, information in a travel pack can simply be set aside. In addition, a condition requiring a Travel Information Pack is distinctly different to the current car ownership restrictions imposed on students through tenancy agreements.”
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Mr Bray accepted that the proposal would see the accommodation operating with around the same (or perhaps less) users than would be expected during term time, but for three months of the year the profile of people using the site would change.
He added: “In theory that could be all holidaymakers.
“The appellant acknowledges that the turnover of bed spaces would increase as a consequence of this change. but states that the level of discernible activity at the appeal site during the summer months would be significantly less. However, no evidence is provided which can demonstrate that. I consider that increases in the daily/weekly turnover of people arriving and departing the site would be expected, together with a general intensification of activity involving a car when compared to the long term student use.
“While the appellant argues that the main use would remain as student accommodation, any impact arising over the three-month period should not be diminished just because it does not occur for the whole year.”
Dismissing the appeal, Mr Bray also said there were “important material considerations” which did not support the proposal, adding: “Specifically, these are undermining the basis of the existing consent, no on-site parking for customers, the location outwith a Controlled Parking Zone, pedestrian safety when crossing Forthside Way and an inadequate manoeuvring and drop-off pick-up layout.
“I conclude that these material considerations would collectively support the refusal of a planning application.”
