Agenda item

Change of use of offices (use class B1) to 150no. bed hotel (use class C1) with associated restaurant, bars and gym. Erection of single storey extension and new roof storey.  [Micklegate Ward]

Members considered a major full application by Yorkshire House for the change of use of offices (use class B1) to a 150 bed hotel (use class C1) with associated restaurant, bars and gym and the erection of a single storey extension and new roof storey.

Officers provided an update to Members. They advised that the wording of condition 3 (Materials) and condition 8 (Large Scale Details) should be amended as set out below. They also advised that an additional informative be included with regard to a flood evacuation plan (set out below).

Rachel Martin, agent on behalf of the applicants, addressed the committee in support of the application. She advised that the applicants had worked with Malmaison since approval had been granted and had engaged with council officers throughout the pre-application and application process. She stated that the bespoke canopy had been designed for the roof terrace and the conservation officer believed that this would have no impact on the setting of the listed building and less than substantial harm on the conservation area.

Members noted the concerns of both Historic England and the Civic Trust with regard to the proposed extension to the roof terrace but acknowledged that this was considered as less than substantial harm to the conservation area. They felt that the proposals were an improvement on the previous application and accepted that the canopy would provide protection to customers  from the weather.

Resolved:  That the application be approved subject to the conditions listed in the report and the amended conditions and informative below.

Amended Condition 3 (Materials)

Notwithstanding any proposed materials specified on the approved drawings or in the application form submitted with the application, samples of all the external materials to be used (including details of the balustrades, access ramp, windows,  plinth for the outside seating area, the permanent planters) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the construction of the development.  The development shall be carried out using the approved materials.

For component repairs and repatching (e.g. removal of escape staircase and making good) a sample and details of the proposed external material to be used shall be submitted to and agreed in writing by the Local Planning Authority, to ensure that it is a good match for the existing. The development shall be carried out using the approved materials.

Informative: Light grey single ply membrane will not be acceptable for the flat roof sections of the single storey/south west extension.

Note: Because of limited storage space at our offices it would be appreciated if sample materials could be made available for inspection at the site. Please make it clear in your approval of details application when the materials will be available for inspection and where they are located.

Reason:  So as to achieve a visually cohesive appearance. The site is within a conservation area and within the setting of a listed building and ancient scheduled monument.

Amended Condition 8 (Large Scale Details)

Large scale details of the items listed below shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development and the works shall be carried out in accordance with the approved details.

(i)      Balustrades / glazed screens to external ground floor terrace and planting areas, to stairs and ramped access to the front access (to include manufacturer's details if applicable).

(ii)      Details of outside café seating area, including section

(iii)     Section though proposed ground floor windows in north east elevation

(iv)    Details of the proposed railings at ground floor level

(v)     Detailed sections of the upper ground floor/south west extension- including sections through the front/north west elevation, sections should also include the connection to the original building, and a section through the side/south west elevation, and a section detailing including its connection to the existing building

(vi) Detailed section of the upper ground floor canopy to the south west elevation. Details to include free edge and how is connects back to the building and how it blends into the flat roof of the upper ground floor/south west extension; reflective ceiling plan of soffit; details of surface treatment

(vii) Detailed sections of the roof extension and part bay elevation of the roof extension. These are to include areas of louvres, glazing and solid panels. They are also to include to the plant screening. Details are also required of the roof top sun/rain canopy.

Reason:  Some of the plans lack clarity so additional details are required so that the Local Planning Authority may be satisfied with these details and the appearance of the development. In the interests of the character and appearance of the conservation area. The information is sought prior to commencement to ensure that it is initiated at an appropriate point in the development procedure.

Additional Informative – Flood Evacuation plan

It is the responsibility of the hotel operator/owner/developer to have in place a clear and detailed evacuation plan which includes early triggers to ensure safe evacuation of residents before flood waters encroach on the building. 

Reason:     The loss of the office space and the requirement for the hotel is accepted. However the roof top extension is considered to result in 'less than substantial harm' to the character and appearance of the Central Historic Core Conservation Area. Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal. The economic benefits set out in the above report (para 4.44 ) are cumulatively considered to provide such  public benefit as  to outweigh the less than substantial harm to the character and appearance of the conservation area.