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Design approach
Design approach
The proposed development for 29-33 Princess Victoria Street takes a sensitive approach to both heritage and contemporary living needs. The design seeks to enhance the existing building while respecting its historic character, ensuring a thoughtful balance between restoration, and carefully considered improvements. Key aspects of the proposal include a mansard roof extension to provide additional student accommodation, designed to reflect the historic character of the area and integrate seamlessly with its architectural language. The external refurbishment will update the rear elevation with improved materials and landscaping, enhancing both the building’s appearance and environmental quality.
Further enhancements include improved cycle and bin stores within the courtyard, helping to declutter the space while improving the outlook from surrounding buildings. Additionally, the streetscape will be enhanced through the introduction of public art in the form of a decorative gate at the courtyard entrance, adding character and visual interest to the pedestrian street.
The proposed development
The proposal includes refurbishing the rear elevation and adding a mansard roof extension to create 11 studio apartments, while the existing courtyard storage space will be converted into 6 more.
In total, the development will introduce 17 new student studios while keeping the ground-floor commercial uses unchanged. It also includes new landscaping, featuring green spaces and a 'living wall', making better use of the site, providing needed facilities, and complementing the area’s character.
Access and Parking
The scheme is designed as a car-free development, reducing the number of on-site spaces from 7 to 3. The site is well-located with excellent access to local amenities and transport links. To support sustainable travel, secured and covered cycle storage will be provided.
There will be no changes to existing vehicle access, and all servicing, including deliveries and refuse collection, will continue to operate as they currently do. No significant increase in vehicle movements is expected as a result of the proposal.
Noise
All new elements of the development, including the proposed roof extension, will be constructed to meet current acoustic standards to prevent any noise disturbance to neighbouring occupiers. Furthermore, the replacement of the existing windows on the south elevation (rear) will contribute significantly to mitigating noise. These improvements will enhance the building’s fabric, reducing noise escape from the existing building and providing better sound insulation overall.
Daylight/Sunlight Assessment
A desk-based Daylight and Sunlight review was carried out by Delva Patman Redler LLP, following BRE guidance. The assessment will be submitted as part of the amended plans. As the proposed roof extension remains below a 3-metre increase in height, comparable to the height of the existing lift overrun, the development is not expected to have a significant impact on the natural light received by neighbouring residential properties.
Changes to the scheme since original public consultation in February/March 2025
Since public consultation there have been some minor changes to the scheme. These are shown in the following diagrams and summarised below:
Reduction in the height of the mansard roof extension by approximately 300mm.
On the front (north) elevation: Lowering of the height of the roof dormer and modifying the window to a 3-over-3 sash configuration to better align with the scale and character of the existing windows on the listed façade.
Rear (south) elevation: Removal of the platform running along the wall, introduction of a new fire exit staircase, and reconfiguration of the existing one
Replacing the proposed’ living wall’ with planters, subject to Building Control approval.
Increasing the size of the windows in the courtyard studios and an additional window to the studio undercroft storage to improve daylighting.
Reconfiguration of the courtyard studios, swapping the living area to the mezzanine level to incorporate views out through the roof lights. One rooflight in the double-height space will be fitted with frosted glass to prevent overlooking, while the other has been designed so that the angle and location of the windows eliminate any overlooking or privacy issues. This change improves outlook and natural light, supporting the health and wellbeing of future residents, while also addressing privacy concerns for neighbouring properties.
Reduction in the total number of parking spaces, to three, to accommodate the new escape stair, bin store, and landscaping adjacent to the proposed studios.
Photovoltaic panels (PVs) incorporated on the main roof to enhance the project's sustainability strategy, improving energy efficiency and reducing environmental impact
Changes that will shortly be reflected on the planning portal will include: revisions to the rear studios, further amendments to the scheme responding to comments made by the Conservation Officer,
Proposed lower ground floor plan
Proposed lower ground floor plan
updated July 2025 to show change to fire exit and new communal space
updated July 2025 to show change to fire exit and new communal space
Previous Lower Ground Floor Plan
Illustrative views and elevations
Illustrative views and elevations
Illustrative view looking down The Mall towards 29-33 Princess Victoria Street showing the proposed rooftop extension
(Updated July 2025 with minor changes to windows and roof)
Sketch showing existing front elevation
Sketch showing proposed front elevation
(updated July 25 with minor changes to windows and roof)
Sketch showing existing rear elevation
Sketch showing proposed rear elevation (updated Jul 25 with change to fire exit)
Illustrative view looking down Princess Victoria Street
Proposed gate design
Proposed rear elevation (updated Jul 25 to show change to fire exit)
Example of a 'living wall'
Roof plans
The roof plans can be viewed by clicking on the below links:
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