However, planners had issues with the design, including that a three storey block would back onto Glasgow Road; parking layout; how the development would integrate into neighbouring areas, lack of multifunctional open space or commitment to off-site improvements
, as well as lack of detail as to how the developer would meet the council's required 25 per cent affordable housing element.
Also, improvements to the 13-acre site will include courtyards and recreational areas, new student pick-up and drop-off areas, bus loading and unloading, parking for staff, visitors and events, as well as off-site improvements
to adjacent city streets.
Many large projects require a huge amount of off-site improvements
. These improvements are not just for the development but for the surrounding area as well.
The plans say that there will be off-site improvements
made to the Station Street/A6 junction.
Councillors have attached a series of conditions to the approval, including one suggested by Welsh Water that no house should be occupied until off-site improvements
to the public sewerage system have been completed.
Even if the council wanted to use MUPTE to force Capstone to make off-site improvements
, it's unclear whether city attorneys would advise that strategy.
The MSBA loan does not cover any off-site improvements
Advantage West Midlands is investing around pounds 44 million of funding into remediation work on the site, including half of the cost of the pounds 10 million highways infrastructure work needed for on and off-site improvements
For instance, it's common for agencies to require off-site improvements
for subdivision approval.
When the cumulative impact fees, engineering studies and required on- and off-site improvements
are considered, a developer looking to build condominiums at $187,000 per unit would need to find land at $30,000 an acre to make a 10 percent profit, he said.
The total cost to the village was $18.7 million --$9 million for the purchase of the land, $2.4 million for development of public areas, $700,000 for design and $766,000 for off-site improvements
. Because the site falls in a tax increment financing district, the $9 million bond issued for the project can eventually be paid back from the rise in property assessments the project creates.