23 St Mary's Gate: INCO Turns Planning Refusal into Derby Development Success

The transformation of 23 St Mary's Gate demonstrates INCO Architecture & Project Management's ability to navigate complex planning challenges and deliver results. This two-storey building in Derby's Cathedral Quarter, which has been vacant since 2017, presented significant development obstacles that INCO overcame through strategic planning and direct engagement with local authorities.

Initial Setback Becomes Strategic Opportunity

Built in 1934-35 by Browning and Hayes as the Star and Garter public house, the building later served as Derby City Council offices from 1955. The curved façade property at St Mary's Gate and Bold Lane junction had clear development potential. Still, the initial 2023 proposal for studio apartments with additional floors was refused by planning authorities.

The refusal cited specific concerns: inappropriate massing, potential bat habitats, and negative impact on the building's historic character. Rather than abandoning the project, INCO's team analysed these objections and developed a comprehensive new approach that addressed each planning concern while maintaining commercial viability.

Direct Engagement Delivers Results

INCO's revised scheme in early 2025 significantly reduced the number of residential units and addressed the reasons for refusal. However, initial discussions with the Local Planning Authority indicated further refinements were needed, particularly given the pending Article 4 Direction for Derby City Centre.

Instead of viewing this as another obstacle, INCO's architectural team engaged directly with planning officers to understand their requirements and concerns. This practical approach - working through specific issues rather than around them - resulted in a scheme that satisfied planning requirements while delivering a viable development.

As Leeven Fleet, Head of Architecture at INCO, noted: "By working closely with the LPA, we transformed a setback into a shared success - achieving a design that carefully balances heritage conservation with modern needs."

From Approval to Construction

The approved scheme represents a significant achievement in Derby's city centre regeneration. Stage 4 construction drawings are complete, and building works have commenced Summer 2025.

completion expected before the end of the year. The project will convert the vacant heritage building into residential units that meet contemporary standards while preserving the building's architectural character.

This success at 23 St Mary's Gate highlights INCO's practical approach to challenging developments. Their method combines thorough planning analysis, direct stakeholder engagement, and technical expertise to deliver projects that might otherwise remain undeveloped.

INCO's Comprehensive Service Model

The 23 St Mary's Gate project showcases INCO's integrated service offering. Their involvement spans the entire development process:

Architecture: The team developed multiple design iterations, each responding to planning feedback while maintaining project viability. Their understanding of heritage buildings and planning policy enabled them to create a scheme that works commercially and aesthetically.

Project Management: With approval secured, INCO's project management team will oversee construction starting in summer 2025, ensuring delivery on time and within budget. Their experience managing heritage conversions minimises risks and maintains quality standards throughout the build.

Long-term Management: Post-completion, INCO's estates management services ensure the building operates efficiently. Their maintenance and compliance teams keep properties functioning optimally, protecting the investment long-term.

Proven Expertise in Challenging Projects

INCO's success stems from extensive industry experience and established relationships with nationwide planning authorities, contractors, and property professionals. Their connection to The Berry Group's development companies provides real-world commercial insights that inform their approach to every project.

The company's directors founded INCO based on identified gaps in the market for integrated property services. Their model addresses the inefficiencies that arise when architecture, project management, and estates management operate separately. INCO maintains consistency and accountability throughout the property lifecycle by providing all services under one roof.

Practical Lessons for Property Development

The 23 St Mary's Gate case offers concrete insights for developers facing similar challenges:

1. Early Planning Engagement: Direct dialogue with planning authorities identifies issues before they become refusal reasons

2. Flexible Design Approach: Being willing to revise proposals based on feedback increases approval chances

3. Commercial Reality: Balancing heritage concerns with development viability ensures projects proceed

4. Integrated Services: Having architecture, project management, and estates management aligned reduces delays and complications

Setting Standards for UK Development

INCO's successful transformation of challenging sites like 23 St Mary's Gate demonstrates that complex heritage buildings can be viably redeveloped through strategic expertise, systematic planning approaches, and comprehensive project delivery, providing a workable model for UK property owners facing regulatory complexity and planning refusals.

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