Multi-million pound Levelling Up plans to turn historic buildings into 39 flats are set to be blocked.

The proposed scheme would see the Grade II listed Tunstall Library and Baths and the neighbouring drill hall converted into apartments along with a pub, restaurant, community space, gym and swimming pool.

But planning officers at Stoke-on-Trent City Council have recommended the application for refusal, due to the harm it would cause to listed buildings and the 'sub-standard' level of amenity for future residents.

Applicant Tunstall Library Developments Ltd has been working with the council on the plans for more than three years, and the project has been allocated £3.5 million of Levelling Up cash.

Officers say that despite this work, 'fundamental concerns' remain unresolved, meaning that 'regrettably' they have to recommend refusal.

But the applicant said blocking the plans will mean the continued deterioration of the historic buildings and a 'missed opportunity for jobs, investment and regeneration'.

Members of the planning committee will consider the application when they meet on Wednesday, 15 July.

The report to the committee states: "Officers acknowledge the considerable investment made by the applicant in pursuing the proposal and are disappointed to recommend refusal following such an extensive period of collaborative working.

"However, the authority must ultimately determine the application on the basis of the scheme submitted.

"In this case, notwithstanding the significant opportunities provided to address concerns and demonstrate compliance with relevant policy and legislative requirements, officers conclude that the proposal remains unacceptable in planning and heritage terms. Accordingly, a recommendation for refusal is considered necessary and justified."

All three buildings are currently vacant. Tunstall Baths closed in 2011 as part of council spending cuts, while the library moved to Tunstall Town Hall in 2022. The drill hall was last used as a snooker club, which closed in 2023.

The proposed development would see the creation of 23 apartments within the former library, 10 within the former baths, and six on the first floor of the drill hall.

There would also be commercial and community space in the library building, with a bar on the ground floor of the drill hall and a restaurant on the second floor.

The rest of the baths would become a spa pool and gym. A car park with 15 spaces would be created in the yard between the baths and the drill hall.

Changes to the building structure include the demolition of the baths boiler room and other outbuildings, extensions and one additional storey to the drill hall to accommodate a 'sky bar'.

The application has received objections from Historic England and the council's heritage officer, due to the level of 'heritage harm'.

The heritage officer has raised 'significant concerns' over proposed changes to the windows of the library building, citing a lack of clarity on ventilation and functionality, 'uncertain treatment' of historic fabric, and insufficient assessment of heritage impact.

Concerns have also been raised over internal works such as the insertion of a lift in the library, and the impact on the building's doors.

The report states: "The application is considered to result in a marked loss of historic character, unjustified harm to the significance of the heritage assets, a level of harm to significance that is on the upper end of less than substantial, and is not supported by sufficient detail, justification, or coherent design rationale or mitigation."

Historic England's concerns mainly relate to the insertion of new floors and staircases, which it says would have a 'significant impact' on the existing fabric of the building, and the changes to windows.

Planning officer also believe that the proposed flats will provide a poor level of outlook and natural light, 'contrived' room layouts and sub-standard floor to ceiling heights, resulting in 'poor and oppressive' levels of amenity for future occupants.

While the development would provide much-needed new housing and secure the long-term future of heritage buildings, officers do not believe these benefits would outweigh the harms.

On its website, Tunstall Library Developments has called on the public to support its plans, which it says will result in 39 high quality homes, millions of pounds of investment in Tunstall and the restoration of heritage buildings.

The company states: "For years these landmark buildings have stood empty. Every year they continue to deteriorate through neglect, vandalism, arson and anti-social behaviour.

"The upcoming planning committee represents a once-in-a-generation opportunity to secure their future through a major regeneration scheme combining heritage restoration, new homes, leisure facilities and significant private investment. If this opportunity is lost, it may not come again."

Former Stoke-on-Trent North MP Jonathan Gullis, who is now the leader of Newcastle Borough Council, has raised concerns that refusing the application could result in the Levelling Up funding being returned to the government or spent elsewhere in the city, saying 'Tunstall deserves better'.