Agenda item

Change of use of offices (Class B1) to hotel (Class C1) including erection of 6 storey rear extension, formation of decking over car park, placement of external ventilation equipment and internal and external alterations [Micklegate Ward]

Members considered a major full application submitted by Acropolis Hotels Ltd for the change of use of offices (Class B1) to hotel (Class C1) including the erection of a 6 storey and single storey rear extension, formation of decking over the car park, placement of external ventilation equipment and internal and external alterations.

The case officer presented Members with the following recent history in connection with the site:

The building was previously owned by York Investors LP who purchased the building in 2005. At that time tenants were moving out of the building, which could not compete with other office space on offer in the City. A firm of architects were appointed to look into enhancing the office space to make the building more competitive. After discussions with City of York Council’s conservation officers and English Heritage it was concluded that more open plan space could be accommodated above the ground floor. The building would then be able to provide around 68,000 sq ft of space. Lawrence Hannah Skelton were approached to aid in marketing the premises and in their opinion, despite the upgrading, it would be probable that the interest in the building would predominantly come from small users and it was unlikely that there would be a taker for a large open plan office.

The case officer updated that condition 7 in relation to landscaping and external lighting had been amended. This is detailed in the resolution below.

A representative of Visit York presented his comments to Members and these were as follows:

·        The opportunity for a top quality, five star hotel in York is an exciting one for the York economy, which the key tourism stakeholders in the City strongly support.

·        A top quality hotel will add further strength to the City’s tourism product offer. Currently there is no five star hotel in York or North Yorkshire.

·        In terms of economic benefits, the hotel is expected to create 250-300 jobs. There will be a significant skills and training requirement for such an establishment which would be addressed through colleges and other local sources.

·        An additional 50-60 jobs will be created due to the multiplier effect.

·        The hotel would open up opportunity for high spending British and overseas visitors particularly in relation to conference events.

·        In a City location, close to a railway station, there is a great opportunity to attract the higher spend European visitors via the Channel Tunnel link from St Pancras international.

Representations in support of the application were received from the architect who said that the building would lend itself very easily to the proposed change of use. The applicants were proposing to focus on retention, restoration and replication of the existing building details.

Representations in support of the proposals were also received from the agent to the applicant who said that the building was architecturally important. In recent years many of the office tenants had left due to an increase in maintenance costs and the difficulty in adapting the building for the requirements of a modern office. The hotel would create approximately 250-300 new jobs and would help promote York’s international image.

Members asked whether the proposed new jobs would be cover all levels of employment and whether they would be drawn from the York area. In response the applicant’s agent said that certain key jobs would be imported but the majority of staff would be employed at a local level.

A question was asked in relation to staff accommodation and the applicant’s agent responded that, where necessary, staff would be accommodated in local properties rather than in the hotel itself.

Members asked how the applicant could be sure that the hotel would receive five star accreditation and they responded that they had been researching this for a long time and were confident of achieving five star status.

Discussions were had concerning noise, dark sky compliant lighting for the terraced area, use of public transport, sustainability, car parking facilities and valet parking.

Members said that Condition 12, as set out in the report, was inappropriate in these circumstances and it was therefore suggested that this be removed.

Members agreed that the change of use for this building was justified and thought that the proposals were imaginative, innovative and a benefit to the City.

Councillor Vassie proposed and Councillor Potter seconded a motion to amend the recommendation and attach a condition that secondary glazing be fitted to all windows. When put to the vote the motion was lost.

RESOLVED:             That the application be approved subject to the conditions detailed in the report (removing Condition 12 in relation to the use of the ground floor roof garden) and the following amended condition:¹

                                    Amended Condition 7

                                    No development shall take place until there has been submitted and approved in writing by the Local Planning Authority a detailed landscaping scheme for the garden area which shall illustrate hard and soft measures, including lighting, the number species, height and position of trees and shrubs to be planted.

                                    This scheme shall be implemented within a period of six months of the completion of the development. Any trees or plants which within a period of five years from the completion 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.

                                    Reason: So that the Local Planning Authority may be satisfied with the variety, suitability and disposition of species within the site.

REASON:                  That the proposals, subject to the conditions detailed in the report (excluding condition 12 in relation to use of the ground floor roof garden) and the above amended condition, would not cause undue harm to interests of acknowledged importance, with particular reference to the loss of office space, the special historic interest of the listed building, the character and appearance of the conservation area, highway safety and the promotion of sustainability. As such the proposal complies with Policies E3b, V3, HE4, HE3, T4 and GP4a of the City of York Local Plan Deposit Draft.