Plans for a five-storey student accommodation block with 109 bedspaces on Ilkeston Road in Nottingham have been recommended for approval, subject to legal agreements and conditions, ahead of a planning committee decision later this month.
A report to Nottingham City Council’s Planning Committee outlines proposals to demolish an existing two-storey former bathroom showroom at 265 Ilkeston Road and replace it with purpose-built student accommodation (PBSA) including a mix of studio and cluster flats, alongside communal facilities and a courtyard.
The application, submitted by Mr Jonathan Wish, is being considered by councillors because of the scale and prominence of the site, as well as design and heritage considerations and the proposed waiving of developer contributions on viability grounds.
The site sits on the corner of Ilkeston Road and Bright Street within the Radford ward and is surrounded by a mix of commercial, industrial and residential uses, including existing student accommodation nearby. Planning officers note the area has undergone significant change in recent years, with a growing concentration of student housing due in part to its proximity to the University of Nottingham’s Jubilee Campus.
The scheme proposes 109 bedspaces made up of 24 studio apartments and a mix of four, five and six-bedroom cluster flats, with shared facilities including a gym, laundry and TV room. Cycle storage would be provided, but no car parking is included, reflecting the site’s location on a major public transport route and within walking and cycling distance of both universities.
Planning policy supports student accommodation in suitable locations where it can help reduce pressure on traditional shared housing, although the report notes vacancy rates in Nottingham’s student accommodation sector have risen from around one per cent in 2021/22 to 12.7 per cent in 2025/26. The council has sought to ensure new developments better reflect demand, favouring cluster flats that replicate shared housing rather than a higher proportion of studios.
Officers conclude the proposed mix is close to policy expectations and has been supported by both the University of Nottingham and Nottingham Trent University, which raised no objections to the scheme.
The redevelopment would involve the loss of a locally listed building, which prompted an objection from Nottingham Civic Society citing its Victorian architectural features and contribution to the streetscape. However, prior approval for demolition has already been granted, and the planning report states this carries significant weight in assessing the application.
Concerns over the scale of the building have also been addressed during the application process, with the height reduced from six storeys to five. Officers say this creates a more appropriate transition with neighbouring buildings and reduces its visual impact.
In terms of impact on neighbours, the report concludes the development would provide acceptable living conditions for future residents and would not cause unacceptable harm to nearby properties, subject to conditions including noise insulation and ventilation measures.
No on-site car parking is proposed, with planning officers considering this appropriate for a student scheme in a highly accessible location. Conditions would require a student management plan, including measures to prevent residents bringing cars into the city and arrangements for managing move-in periods.
While planning policy would normally require more than £2.3 million in contributions towards affordable housing, public open space and training, an independent viability assessment concluded the scheme could not support these payments. Instead, a review mechanism is proposed, meaning contributions could be required later if the development becomes financially viable.
The recommendation is to grant planning permission subject to a Section 106 agreement securing management measures, employment and training opportunities, and a future viability review, along with a range of planning conditions.
Councillors are due to consider the application at a meeting on 22 April.
