Agenda and draft minutes
Venue: The George Hudson Board Room - 1st Floor West Offices (F045). View directions
Contact: Louise Cook/Catherine Clarke (job-share) Democracy Officers
Declarations of Interest
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.
Members were asked to declare, at this point in the meeting, any personal interests, not included on the Register of Interests, or any prejudicial or disclosable pecuniary interests they may have in respect of business on the agenda.
Cllr Derbyshire declared a personal interest in relation to agenda items 4 b) and 4c) (The Guildhall, Coney Street, York) as her employer was a consultee of Historic England in relation to these applications.
Cllr D’Agorne declared a personal interest in relation to agenda item 4a) (Proposed Floating Arts Venue, South Esplanade, York as he had previously attended events arranged in connection with the Arts Barge.
To approve and sign the minutes of the last meeting of the Planning Committee held on Thursday 19 January 2017.
Resolved: That the minutes of the last meeting of the Committee held on 19 January 2017, be approved and then 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 15 February 2017. 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 Officers 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 Officers (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 http://www.york.gov.uk/download/downloads/id/11406/protocol_for_webcasting_filming_and_recording_of_council_meetings_20160809.pdf
It was reported that there had been no registrations to speak at the meeting under the Council’s Public Participation Scheme on general matters within the remit of the Planning Committee.
This item invites Members to determine the following planning applications:
Members considered a schedule of reports of the Assistant Director, Planning and Public Protection, relating to the following planning applications, outlining the proposals and relevant policy considerations and setting out the views of consultees and officers.
Mooring of Ouse Barge converted to create floating arts venue adjacent to Tower Gardens/Skeldergate Bridge. [Guildhall Ward] [Site Visit]
Members considered a full application by the Arts Barge Project for the mooring of an Ouse Barge converted to create a floating Arts Venue adjacent to Tower Gardens/Skeldergate Bridge.
Officers circulated an update which provided:
· An example of the public access programme for the venue, showing event types and related noise levels provided by the applicant
· Make it York’s review of available property in the city
· Officers comments in relation to alternative locations for the barge
· Amended reasons for refusal, to clarify that the public benefits of the development were not considered to outweigh the identified harm to the heritage assets
· Public Realm comments in relation to open space improvements and the re-landscaping of the riverside
· Details of nine third party representations in support
· Cllr Hayes comments in support of the application
Members questioned a number of points in relation to the update including:
· The reasons for refusal and alternative siting
· Had a precedent been set by adjacent cafe?
· Comparisons with other boats moored on the river
· Where the riverbank changed in character from commercial to residential development?
Sarah Doyle spoke, on behalf of local residents, to express their concerns at the impact of the proposals on the amenity of residents, particularly arising from anti-social behaviour and amplified music. She also raised river safety concerns in relation to customers and requested Members to protect the amenity and the character of the conservation area.
Honorary Alderman Brian Watson also raised objections to the proposed mooring of the barge and the dominant effects on the conservation area from the mooring poles and noise pollution.
Jan Dyl spoke as owner of Dyl’s Cafe Bar situated adjacent to Skeldergate Bridge. He referred to the impact of the proposals on their family business which would change the ambience and openness of the area, particularly when the river was high. He referred to the effects of noise pollution, litter, late night drinking and river safety issues.
Bob Sydes, spoke as a Heritage Consultant and Research Associate at the University of York with experience in assessing the impact of development on historic buildings. He confirmed his support for the proposals and referred to the benefits of a high quality active river frontage. He considered that the development would not affect the setting or views and that the harm to heritage assets would be moderate.
Jane Gibson, spoke as Make it York Chair, also in support of the application which she felt would make better use of the river and provide a community use for residents and visitors of all ages. The venue would provide an authentic cultural experience and help to keep the city relevant as a tourist designation and have a positive impact on local businesses.
Cllr Craghill, as one of the Ward Members, also confirmed Cllr Flinders’ support for the proposals, which on balance they felt the benefits far outweighed any harm to the area. With the vessel being fully accessible and providing a variety of activities throughout the day, it was felt the proposals ... view the full minutes text for item 80.
Alterations and refurbishment of Guildhall complex to create conference rooms, meeting rooms and offices, refurbishment and part rebuild of existing south range to provide cafe and ancillary accommodation, and erection of extension on north side of complex to form restaurant and office accommodation.
Consideration was given to a major full application by the City of York Council for the alteration and refurbishment of the Guildhall complex to create conference rooms, meeting rooms and offices, refurbishment and part rebuild of the existing south range to provide a cafe and ancillary accommodation, and the erection of an extension on the north side of the complex to form a restaurant and office accommodation.
Officers circulated an update which covered both this and the following listed building application which confirmed that:
· Condition 2 required amendment to include a number of plan references
· York Civic Trust had submitted a further response maintaining their objections to the proposals owing to their impact on 10-14 Lendal
· Two further letters of objection received expressing concern in relation to the Guildhall building, specifically the additional opening, the proposed draught lobby and the proposed alterations to the existing screen and dais
· Historic England’s supportive comments of the principle of the development subject to a number of points relating to the dais screen and seating, gutter details, glass roof over the southern courtyard and the new porch
· A3 colour plans, diagrams and visualisations of the Guildhall complex were also circulated
Members then questioned a number of points arising from the update, including:
· The reasons behind the delisting of the garages which it was explained had been a statutory process to exclude the 1930’s garages from the listing
· Heritage statement and conservation plan for the Guildhall complex; it was confirmed that the statement had formed the basis for initial discussions and had recently been updated, however a conservation plan had not been produced
· Accessibility at both ends of the complex
· During construction and demolition works compliance with the hours of operation to protect local residents
· Security of civic party, which it was confirmed would be assessed as part of the management plan
The Council’s Legal Officer reminded Members of their need to consider the planning balance and give significant weight to the importance and preservation of the listed building and its setting and the character and appearance of the conservation area even if the harm to the building was considered less than substantial.
Guy Bowyer, representing the York Conservation Trust, spoke in objection to the scheme, highlighting its impact on the Grade II building at 10-14 Lendal. He referred to the impact of the northern extension and to the affect on the residential amenity of occupants of the flats by virtue of the loss of daylight and the riverside aspect and the loss of privacy by virtue of noise pollution.
Honorary Alderman David Horton, also spoke in objection to the scheme, in particular to the lack of consultation, the demolition of the Mansion House garages and proposed alterations to the dais and formation of a new south side entrance to the Guildhall. He requested Members to reject the current scheme.
Honorary Alderman Brian Watson, also spoke in objection expressing his concern at the current scheme for the complex. He felt that the proposals would not ... view the full minutes text for item 81.
Alterations and refurbishment of Guildhall complex to create conference rooms, meeting rooms and offices, refurbishment and part rebuild of existing south range to provide cafe and ancillary accommodation, and erection of extension on north side of complex to form restaurant and office accommodation. [Guildhall Ward]
Consideration was given to an application for Listed Building Consent, by the City of York Council, for the alteration and refurbishment of the Guildhall complex to create conference rooms, meeting rooms and office, refurbishment and part rebuild of existing south range to provide a cafe and ancillary accommodation, and erection of an extension on the north side of the complex to form a restaurant and office accommodation.
The Officer update and speakers listed under application 16/01971/FULM above also refer to this application.
Resolved: That subject to the expiry of the consultation period in relation to the amended plans and no new planning issues being raised, delegated authority be given to the Assistant Director of Planning and Public Protection to approve the application subject to the conditions listed in the report and the following amended condition:
Amended Condition 2.
AL(0)0101.P2 Block Plan
AL(0)1000.P1 Proposed Roof Plan in Context
AL(0)1200.P3 Proposed Site Plan
AL(0)1300.P8 Proposed Basement Plan
AL(0)1310.P4 Proposed Basement Plan - Referenced
AL(0)1400.P16 Proposed Ground Floor Plan
AL(0)1410.P9 Proposed Ground Floor Plan - Referenced
AL(0)1500.P11 Proposed First Floor Plan
AL(0)1510.P5 Proposed First Floor Plan - Referenced
AL(0)1600.P14 Proposed Second Floor Plan
AL(0)1610.P7 Proposed Second Floor Plan - Referenced
AL(0)1700.P14 Proposed Tower Plan
AL(0)1710.P7 Proposed Tower Plan – Referenced
AL(0)1900.P11 Proposed River Front Elevation
AL(0)1901.P9 Proposed North Annexe Elevation From Boat Yard
AL(0)1903.P6 Proposed River Front Elevation In Context
AL(0)1910.P8 Proposed South Range Elevation From Revs Bar
AL(0)1911.P7 Proposed Guildhall Elevation From Common Hall Yard
AL(0)1950.P8 Proposed Section AA - North Range
AL(0)1952.P5 Proposed Section CC - Secondary Entrance
AL(0)1953.P7 Proposed Section DD - South Range Café/entrance
AL(0)1954.P10 Proposed Section EE 1 (north)
AL(0)1955.P8 Proposed Section EE 2 (south)
AL(0)1956.P4 Proposed Section FF
AL(0)1960.P7 Proposed Section JJ - Council Chamber
AL(0)1963.P11 Proposed Section MM - Restaurant
AL(0)1964.P9 Proposed Section NN - North Annexe From Lendal
AL(10)0301.P4 Proposed Basement Demolition Plan: North
AL(10)0302.P4 Proposed Basement Demolition Plan: South
AL(10)0401.P4 Proposed Ground Floor Demolition Plan: North
AL(10)0402.P6 Proposed Ground Floor Demolition Plan: South
AL(10)0501.P5 Proposed First Floor Demolition Plan: North
AL(10)0502.P4 Proposed First Floor Demolition Plan: South
AL(10)0601.P4 Proposed Second Floor Demolition Plan: North
AL(10)0602.P4 Proposed Second Floor Demolition Plan: South
AL(10)0701.P4 Proposed Tower Demolition Plan
AL(10)0801.P4 Proposed Roof Demolition Plan
AL(80)1300.P4 Proposed Basement Fire Strategy Plan
AL(80)1301.P4 Proposed Basement Fire Strategy Plan: North
AL(80)1302.P4 Proposed Basement Fire Strategy Plan: South
AL(80)1400.P5 Proposed Ground Floor Fire Strategy Plan
AL(80)1401.P4 Proposed Ground Floor Fire Strategy Plan: North
AL(80)1402.P5 Proposed Ground Floor Fire Strategy Plan: South
AL(80)1500.P4 Proposed First Floor Fire Strategy Plan
AL(80)1501.P4 Proposed First Floor Fire Strategy Plan: North
AL(80)1502.P4 Proposed First Floor Fire Strategy Plan: South
AL(80)1600.P4 Proposed Second Floor Fire Strategy Plan
AL(80)1601.P4 Proposed Second Floor Fire Strategy Plan: North
AA(0)0100.P1 Proposed South Range WC Block Wall Detail
AA(0)0102.P1 Proposed Guildhall Glazed Draught Lobby Details
AA(0)0103.P1 Proposed Guildhall & South Range Seating Details
AA(0)0104.P1 Proposed Guildhall & South Range Entrance Details
AA(0)0104A.P1 Proposed Guildhall & South Range Alternative
AA(0)0105.P1 Proposed Guildhall & South Range Slype Details
AA(0)0106.P1Proposed South Range Café Window Details
AA(0)0107.P1 Proposed Benching ... view the full minutes text for item 82.
Extension to existing warehouse. [Osbaldwick and Derwent Ward] [Site Visit]
Members considered a major full application by Rosti Automotive Stamford Bridge, for an extension to an existing warehouse.
Officers circulated details of a substitute informative, in respect of the construction proposals for the site, relating to hours of work, deliveries, noise, plant and machinery, bonfires and contamination, for inclusion in the suggested conditions.
Members requested that the landscaping condition should be applied to the lifetime of the development rather than for a period of five years.
David Bolton, the applicant’s agent, spoke in support of the application, acknowledging the site’s Green Belt location and their submission of a case for ‘very special circumstances’ which sought to outweigh the harm caused to the Green Belt. He confirmed that the facility was a key site in the Jaguar supply chain supporting 400 local jobs and had provided local investment of £5m. He also confirmed acceptance of the suggested alteration to the landscaping condition if permission was granted.
Following further discussion it was
Resolved: That the application be approved subject to the conditions listed in the report and the following amended Condition and Informative:
Amended Condition 5
No development shall take place above foundation level until there has been submitted and approved in writing by the Local Planning Authority a detailed landscaping scheme which shall illustrate the number, species, height and position of trees, shrubs and hard landscaping. This scheme shall be implemented within a period of six months of the completion of the development. Any trees or plants which within the lifetime of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless alternatives are agreed in writing by the Local Planning Authority.
The developer's attention should also be drawn to the following which should be attached to any planning approval as an informative.
1. All demolition and construction works and ancillary operations, including deliveries to and dispatch from the site shall be confined to the following hours:
Monday to Friday 08.00 to 18.00
Saturday 09.00 to 13.00
Not at all on Sundays and Bank Holidays.
2. The work shall be carried out in such a manner so as to comply with the general recommendations of British Standards BS 5228-1:2009 + A1:2014 and BS 5228-2:2009 + A1:2014, a code of practice for "Noise and Vibration Control on Construction and Open Sites".
3. Best practicable means shall be employed at all times in order to minimise noise, vibration, dust, odour and light emissions.
4. All plant and machinery to be operated, sited and maintained in order to minimise disturbance. All items of machinery powered by internal combustion engines must be properly silenced and/or fitted with effective and well-maintained mufflers in accordance with manufacturers instructions.
5. There shall be no bonfires on the site.
6. In the event that contamination is found at any time when carrying out the approved development, the findings must be reported in writing immediately to the Local Planning Authority. ... view the full minutes text for item 83.