A proposal for 18 new flats will be discussed by Cheltenham Borough Council's planning committee tomorrow (December 14).

The application for the one and two bed apartments on the site of an old commercial building at 456 High Street is being brought to the council by Zesta Planning on behalf of Lane Britton and Jenkin.

The proposal is an entirely open market scheme, with no provision for affordable housing.

Ward councillor, Cllr David Willingham (St Peter's, Lib Dem), referred the planning application to the committee. He has a number of concerns relating to the scheme, including a lack of parking, shortage of bin storage and potential for waste dumping, narrow access alleyways and the appearance of the proposed building at a gateway into the town centre.

Council officers are recommending the committee gives the development the go-ahead.

The site at 456 High Street is currently occupied by J R Laboratories Ltd, an optical product manufacturer. The existing building dates back to the 1950s. It is in a poor state of repair and has reached the end of its natural life span. J R Laboratories is currently reducing its operations, with a view to leaving the site.

The application proposes demolition of the existing building, replacing it with a new residential development consisting of 12 one bed and six two bed apartments in two separate blocks. The proposed buildings will be four storeys high.

The site is at the very end of the Lower High Street, right next to the Honeybourne Line. Close to the site, beyond the Honeybourne Line, is Honeybourne Gate, a modern, five-storey development of 55 retirement apartments.

The proposal has received 11 objections, mostly from residents of Honeybourne Gates. Concerns include:

• Height of the development impacting on light, views and privacy for residents of Honeybourne Gate

• Lack of proposed parking on site - unrealistic to think residents won't have cars

• Impact on value of properties in Honeybourne Gate

The County Council's Highways Development Management Team (HDM) has also expressed concerns that there is no parking on the proposed development. HDM advised the council that the parking permit statistics at this location show that 392% more permits have been issued than there are permit bays within the parking zone (Cheltenham Westend Zone 12).

But the county's Manual for Gloucestershire Streets identifies that: "For both residential and commercial developments in town and city centres, the applicant may choose not to provide car parking spaces at all or to provide a reduced parking provision".

Council officers are satisfied that there would be no unacceptable loss of privacy for residents of Honeybourne Gate, as a result of the development.

The windows in the side elevation of the proposed Block A have been amended to direct views towards the Honeybourne Line, away from Honeybourne Gate. This window arrangement, together with the distances involved, which are in excess of 15 metres, is considered to be acceptable.

In the report to the committee, council officers wrote: "The proposed development would result in the welcome provision of an additional 18 residential units in this highly sustainable location and make a valuable contribution to the borough's housing stock."

The council continued: "The amenity concerns raised by local residents living in close proximity to the site have been carefully considered. On balance, officers are satisfied that the development would not result in any unacceptable impact upon the amenities and living conditions of any neighbouring land user.

"Taking into account the economic, social and environmental aspects of the application, officers are satisfied that, as a whole, the proposed development would not result in any adverse impacts that would outweigh the clear benefits of the scheme."