Agenda and minutes

At this point in the meeting, Members are asked to declare:

·        any personal interests not included on the Register of Interests

·        any prejudicial interests or

·        any disclosable pecuniary interests

which they may have in respect of business on this agenda.

At this point in the meeting Members were asked to declare any personal, prejudicial or pecuniary interests they may have in the business on the agenda.

Councillor Warters declared a personal interest in agenda item 4a as he knew the applicant through attendance at Police & Crime Business meetings.

Councillor Galvin declared a personal interest in agenda item 4a as he knew the applicant through attendance at Police & Crime Business meetings.

To approve and sign the minutes of the meeting of the Planning Committee held on 25^th June 2015.

Resolved:           That the minutes of the last meeting held on 25^th June be approved and signed by the Chair as a correct record.

It is at this point in the meeting that members of the public who have registered their wish to speak can do so. The deadline for registering is by 5pm on Wednesday 22^nd July 2015. Members of the public can speak on specific planning applications or on other agenda items or matters within the remit of the committee.

To register please contact the Democracy Officer for the meeting, on the details at the foot of this agenda.

Filming or Recording Meetings

“Please note this meeting will be filmed and webcast and that includes any registered public speakers, who have given their permission.  This broadcast can be viewed at http://www.york.gov.uk/webcasts.

Residents are welcome to photograph, film or record Councillors and Officers at all meetings open to the press and public. This includes the use of social media reporting, i.e. tweeting.  Anyone wishing to film, record or take photos at any public meeting should contact the Democracy Officer (whose contact details are at the foot of this agenda) in advance of the meeting.

The Council’s protocol on Webcasting, Filming & Recording of Meetings ensures that these practices are carried out in a manner both respectful to the conduct of the meeting and all those present.  It can be viewed at https://www.york.gov.uk/downloads/file/6453/protocol_for_webcasting_filming_and_recording_council_meetingspdf

It was reported that there had been no registrations to speak under the Council’s Public Participation Scheme.

Members then considered 3 reports of the Assistant Director (Development Services, Planning and Regeneration) relating to the following planning application, which outlined the proposals and relevant planning considerations and set out the views of the consultees and officers.

A major full application for a single storey extension to cafe, replacement storage shed, 2 new retail canopy areas and an additional car parking area. [Strensall Ward] [Site Visit].

Consideration was given to an application by Deans Garden Centre for a single storey extension to a cafe, a replacement storage shed, 2 retail canopy areas and an additional car parking area.

Richard Dean had registered to speak as the applicant. He advised that he was seeking permission in order to extend and modernise the cafe and kitchen area to enable the Garden Centre to compete with other similar businesses in the local area. The improvements would create up to 10 new jobs.

Officers provided an update to the committee report which is attached to the online agenda for this meeting for information, the main points were as follows:

·        The percentage increase in floorspace for the cafe/kitchen area would be 130%.

·        A summary of the reasons that Officers considered, when taken together, constitute very special circumstances for development in the Green Belt.

A member queried whether the obsolete vehicles seen in the yard on the site visit would be removed as part of the scheme. It was confirmed that the new storage shed which was being proposed as part of the application would be used to store the vehicles. Officers confirmed an informative could be added should the application be approved, requesting that the applicant stores the vehicles.

Resolved:           That the application be approved subject to the conditions outlined in the report and subject to an informative regarding the removal of obsolete vehicles from the yard area.

Reason:              The proposed development would cause some limited harm to the openness of the Green Belt, but is not considered to be significant enough to conflict with the purposes of Green Belt set out in paragraph 80 of the NPPF.

                             It is considered that the other considerations put forward by the applicant, particularly in relation to the operational need and future viability of the business, the socio-economic benefits and the visual improvements to the site, when taken together in the context of the support in government policy for the expansion of such rural businesses, clearly outweigh the harm to the Green Belt by reason of inappropriateness and harm to openness, even when affording this harm considerable weight.  The considerations therefore amount to very special circumstances to allow the inappropriate development in the York Green Belt.

A major full application for five storey extensions, demolition of public toilets, external alterations, new roof storey and change of use of offices to hotel (use Class C1) with resited public toilets. Extension to rear of Cedar Court Grand Hotel to form a dining pavilion. [Micklegate Ward] [Site Visit].

Consideration was given to a major full application by the Splendid Hospitality Group for a five storey extension, demolition of public toilets, new roof storey and change of use of offices to a hotel (use Class C1) with re-sited public toilets. An extension to the rear of Cedar Court Grand Hotel to form a dining pavilion.

Officers provided an update to the committee report, full details of which are attached to the online agenda for this meeting, the main points were as follows:

·        A dilapidation survey is required.

·        The reinstatement of the footpath in place of redundant vehicle crossing and dropped kerb on tanner row (between the hotel and toilet block)

·        Method of works to be agreed

·        Historic England had been consulted on the revised scheme and had confirmed they were content in principle with the proposal, subject to conditions.

Graham Holbeck spoke as the agent on behalf of the applicant. He referred to the business reasons for the applicant making the application, in particular that the hotel wished to expand into the conference and events sector. The scheme would greatly improve the Rougier Street area and bring a poorly maintained office building back into use.

In response to questions from Members, the agent confirmed that a previous application to turn the office block into apartments had not been progressed by the previous owner. Noise prevention had also been considered by the applicant due to the bus stops on Rougier Street and appropriate measures would be put in place.

Members commented that they were pleased to see a disused building being brought back into use as well as the improvements to the Tanner Row and Rougier Street streetscene.

Resolved:          That the application be approved subject to the conditions outlined in the report.

Reason:             

The development is acceptable in principle; the loss of office space would not conflict with planning policy in this instance and the scheme would bring welcome regeneration to this part of Rougier Street.

There would be no harm to heritage assets, and planning conditions can enable a suitable impact with regards highway safety, flood risk and amenity. 

A listed building consent application for internal alterations and an extension to rear to provide a dining pavilion. [Micklegate Ward] [Site Visit].

Consideration was given to a Listed Building Consent application for Internal alterations and extension to rear provide a dining pavilion.

Members agreed the application in conjunction with the previous related application.

Resolved:           That the application be approved subject to the conditions listed in the committee report.

Reason:              The proposals comply with policy in the NPPF which establishes a positive approach towards dealing with heritage assets.  The proposals would sustain and enhance the significance of the listed building and assist in putting it to a viable use, consistent with its conservation.  The new external development would make a positive contribution to local character and distinctiveness.  The historic and architectural significance of the hotel building - the former North Eastern Railway Co. head office - would not be affected by the proposals.

                             The proposals constitute an enhancement to the listed building and cause no harm.  Considering the requirements of Section 16 of the of the Planning (Listed Buildings and Conservation Areas) Act 1990, the scheme is acceptable.