A Nottinghamshire town has been angered after the government overturned its rejection of a towering student block described by some as prison-like. An eight-storey student complex can now be built at the car park on Station Road, Beeston, despite the plans being rejected by Broxtowe Borough Council's planning committee on July 27, 2022.
This decision was recently overturned by the government's Planning Inspectorate, meaning the 419-bedroom block is set to become the tallest structure in the town. The project had been recommended for approval by Broxtowe Borough Council planning officers before being denied permission by committee members, who had concerns over its size, the quality of life for the students inside, and how it would impact parking in the area.
Now, following the Planning Inspectorate's ruling in favour of developer Cassidy Group, work can start on the project - despite councillor and local objections. In response the Leader of Broxtowe Borough Council, Councillor Milan Radulovic has written a letter to Michael Gove MP, the Secretary of State for Levelling Up, Housing and Communities, formally requesting a review of the appeal decision and that planning permission be refused.
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"We would like our disappointment for this overturned decision to be put on record due to the development being too large and out of keeping for a town centre the size of Beeston," Mr Radulovic said.
“The massing of the building and the sheer scale of the development overpowers and dominates the skyline and would significantly and detrimentally affect the character of the town centre, irrevocably so, in our opinion.
“The sheer scale and design of the development does not work in this location and for that reason the application was refused by the Planning Committee. In addition to our concerns we formally request that the decision of the inspector is reviewed by your department and permission is refused.”
Planning inspectors concluded the council had acted in an "unreasonable" manner, as they said the decision was "based on vague, generalised assertions about the proposal’s impacts" and not objective evidence. The inspector also outlined the applicant had faced the "unnecessary expense" of appealing and ordered Broxtowe Borough Council to pay Cassidy Group the costs of the appeal.
Mervyn Brown of the Beeston Civic Society, which has also called for the appeal decision to be reversed, criticised the architectural value of the planned building - comparing it to an American prison. "The rooms have been called cells by a lot of people due to the size, it looks like a state penitentiary," Mr Brown said.
"We were initially promised quality accommodation here by the local council. It does not fulfil local needs and it is such an imposing building that will not be helpful for residents.
"Local people and the council have made it very clear they do not want this here. Put this pretty obnoxious building could be forced on us."
Beeston's residents were frustrated the decision had been taken out of the local authority's hands, with some only just learning about the developer's successful appeal. Carole and Ray Foster, in their 80s, felt the town's wishes had been disregarded by the decision.
"It had all gone quiet. I didn't know this had happened. I don't think this is fair at all on Beeston, something this important should be decided locally," Mrs Foster said.
Mr Foster added: "I wouldn't mind something being built there if it actually benefited the community. It seems to be all about cramming students in - I don't think that's fair for them either."
Steve Jones, 70, who lives in Beeston, said the building would be next in what he saw as a list of "rubbish" planning decisions in the town. "The town has been badly impacted by planning decisions in the past and I think the system is flawed.
"I think a lot of people won't even know that this has happened, there needs to be more billboards and notices because it is important. Beeston is a wonderful and creative community and this building will not fit in - what does the government know about Beeston?"
Pat Gouth, 68, from Beeston Rylands, added: "I don't think overruling the local decision is fair. I think it's just too much for the area with its height, but it seems that local people have been ignored."
The property company behind the plans argued the building would regenerate the currently derelict site and boost Beeston’s economy through its retail and commercial units. Liam Brennan, of Cassidy Group, said: “We want to reassure the Beeston community that we are committed to creating a building which will benefit the local area a great deal – using sustainable materials and being sensitive to the town centre in terms of what is already there.
“As we have said before, our scheme will offer something fantastic for local students who are currently living in houses in multiple occupation (HMO) in Beeston and this can create problems for people trying to buy in the town.
The student scheme would rely heavily on Beeston’s extensive public transport network in order to avoid impacts on parking in the area, according to the site's developer. Mr Brennan added: "Beeston has fantastic infrastructure, and the new development is designed to enhance that. We’re excited to see this site, which has sat derelict for so long, finally be the home of something exciting for Beeston.”
In 2020, the green light was given for the 'tallest building in Beeston' to be constructed at the site, which was also eight-storeys tall but was never started. The plans consisted of 132 residential apartments, 50 car parking spaces, two roof gardens and a ground-floor commercial unit which could be used for anything from a concert venue to offices to bars.
