Plans to convert offices above Lancaster shops into 30 student flats

Tuesday, 4 February 2025 13:00

By Greg Lambert @greglam72

The proposed new development is on Gage Street in Lancaster

Plans have been revealed to convert empty offices in Lancaster city centre into 30 student flats.

The development is being planned for the upper floors of 3-12 Gage Street in the city centre, with the shops below - including Ladbrokes bookmakers - being retained.

A planning application has gone in to Lancaster City Council, for "change of use and conversion of the first, second and third floors of existing commercial building into 30 student studios including dormer extensions, a third floor extension and alterations to the roof and erection of a bin store to the rear, alterations to windows/external finishes and construction of a new entrance".

A report by Thomas Zub of Zub Architecture, submitted with the plans, says:

"The existing property comprises two sections, originally connected but now separated by a central retail unit.

"This retail unit once housed the common staircase that linked both buildings at the upper level. Both sections share a rear yard.

"Over time, both buildings have fallen into disrepair and require substantial refurbishment and investment to become viable again.

"The building to the west has a stone façade and is occupied by Ladbrokes at ground level, while the upper levels have remained vacant, previously serving as office and storage space.

"The windows are single-glazed, with many frames now rotten and unsightly.

"The upper floors of the pharmacy have been empty since 2021, and although the current tenant has attempted to sub-let these floors, there have been no enquiries. Due to the lack of demand for office space in the centre of Lancaster, most of the upper floors are in a deteriorated condition.

"The building to the east, a 70s style office block, is occupied by a pharmacy at ground level, while upper levels are currently set up as an unoccupied office space.

"The existing building is equipped with a PVC-clad canopy that spans the full length of the structures along Gage Street and Great John Street. While this feature offers practical benefits, such as shielding shoppers from adverse weather and boosting footfall around the ground floor commercial units, the cladding has deteriorated significantly over time.

"Additionally, although the choice of canopy cladding was in keeping with the period of its installation (mid-1990s), it is now considered wholly inappropriate as a facing material within the conservation area. Furthermore, the windows are single-glazed and fail to meet current energy efficiency standards.

"The location of the proposed development is in an area promoted by Lancaster City Council for sustainable student development. City centres work very well for student accommodation, with students mainly relaying on public transport links, many of the centres cafes, shops and cultural hubs, they offer great economic, social and environmental benefits."

The plans are for 15 'couple studios' and 15 'single studios'.

Here is an artist's impression of how the new development might look. Credit: Zub Architecture

The report says: "The proposed redevelopment is expected to significantly enhance the streetscape from both Great John Street (A6) and Gage Street.

"The elevational changes are contemporary yet subtle and elegant, featuring high-quality materials.

"As is often the case in city centres, the upper floors have been only partially utilised in recent years due to a lack of demand, and with the last tenants vacating mid-last year, now is the ideal time to repurpose the combined property.

"We believe that the benefits of revitalising the upper floors of 3-5 and 9-12 Gage Street far outweigh the loss of this relatively insignificant unit. This redevelopment will create additional jobs in security, cleaning, and property management and maintenance, thereby contributing to the local economy.

"The ground floor commercial units will be retained, and improvements to the external façade will enhance their attractiveness for future letting.

"With Lancaster University continuing to grow, there is a constant and increasing demand for student accommodation, ensuring the success of this redevelopment.

"The proposal will provide spacious, high-quality student accommodation in the heart of Lancaster, with excellent public transport links and proximity to city centre shops and attractions.

"The shortage of student accommodation in Lancaster may worsen as older student accommodation blocks are refitted to new standards, such as Mill Hall, where unit numbers are being reduced from 92 to 6."

The full plans can be viewed in the planning section of the Lancaster City Council website, reference number 25/00073/FUL

The council will make a decison on whether to grant planning permission, in due course.

The applicant is 47-51 North Road Limited.