Neighbours and parents concerned over bid to change the use of Howard Gardens building in Adamsdown
CARDIFF residents are concerned over a plan to turn student flats into hotel accommodation until the end of the year.
The change would give the developers permission to open Prime Student Living, Howard Gardens, as a hotel until December 2021, while a limited number of students still occupy their flats.
The developers cite the financial pressures of the pandemic as their reason for the application.
Adamsdown councillor Owen Llewellyn Jones said: “This change of use is frustratingly predictable to everyone involved.
“I strongly opposed the original application and I will oppose this. Yes, Covid 19 was unforeseen, but Brexit combined with a flood of similar buildings was always going to mean these buildings would struggle.”
One student told The Cardiffian that she had not been notified of the planning application despite currently living in the accommodation.
“If I had paid the considerable rent for my kids and then realised they would now be sharing with random adults, I would be pretty p****d,” said a local resident who wished to remain anonymous.
The Adamsdown site consists of 61 “cluster” flats with shared kitchens and 50 studios. Within the planning application, the developers stress that potential hotel guests will not be allowed access to cluster room accommodation.
“Increased occupancy levels will make residents (both students and non-students) feel safe and aware that they are staying in a lively and sought-after development,” the planning application states.
“Protecting the amenity and safeguarding the student occupiers will be of paramount importance.”
However, it is not clear what measures the developers refer to.
Six other student accommodation blocks have changed their use to Serviced Accommodation (C1) in the past three years. C1 buildings can be used for hotels, boarding houses and guest houses. They are:
- Zenith, Herbert Street, Cardiff
- Eclipse, Newport Road Lane
- The Parade, 35 The Parade, Roath
- The West Wing, Glossop Road, Adamsdown
- Zenith, Atlantic Wharf (Feb 2019)
- Land and building bound by Bridge Street (May 2018)
“It’s not a satisfactory position for the students in halls to be in,” said Ceri Davies of The Green Party, Cardiff.
Some residents and councillors opposed the initial development of the Prime Student Living accommodation.
“Cardiff Greens campaigned hard to preserve the site as an open, one-time green space for that area of Cardiff that is densely populated and lacking in open spaces.
“We don’t believe the council should have sold it and further don’t believe it should have been developed for student accommodation when issues in the viability of such schemes was already being questioned,” said Mr Davies.
“Adamsdown has the fewest green spaces in this city. The decision was taken before I was elected, but I tried every avenue to get the planning application rejected and the decision overturned,” said Coun Jones on Twitter.
People have taken to social media to voice their concerns about the legitimacy of the applications.
It’s such a xxxx scam – no S106 levied on purpose built student accommodation & built to lower standards than other accommodation – then change of use applications are approved – it’s happened with so many of the student blocks, I’ve lost track ….
— Tamsin Stirling (@TamsinStirling1) February 7, 2021
Howard Gardens block of student flats is near completion now. Just in time for a flood of new students to move in, in February during coronavirus lockdown! How long before they apply for a change of use, which will, of course, be rubber-stamped by the Council?
— Graeme Garrard (@GarrardGraeme) February 4, 2021
That was always the intention with a lot of student accommodation. Less stringent planning requirements, parking spaces etc. Developers always looking for ways to get around the planning.
— Cardiff Stu (@cardiffstu) February 6, 2021
Planning law deems that because student accommodation comes with on-site communal facilities, developers should pay less under Section 106 Agreements towards community resources to compensate for the development.
“All such developments and the way they bypass certain planning requirements and expectations as student halls but are becoming other developments by the back door has to be questioned,” said Mr Davies.
In response, a Cardiff council spokesperson said: “Student occupancy has been vastly reduced due to COVID-19 and each application that has been granted to date allows a temporary change of use to September 2021. Following this, these premises will revert to their established use as purpose-built student accommodation.
“Were any permanent changes of use proposed for these buildings, we would require a full planning application to be submitted, as there are no permitted changes of use from PBSA under Planning Law.”
You can view the planning application here.
