Agenda item

Internal and external works in conjunction with proposed use as bookshop to include new/replacement platform lift, internal reconfigurations to include new staircase, alterations to internal openings and partitions, installation of shelving and other replacement joinery, redecoration and repair works, new/replacement plumbing and services and rainwater goods, secondary glazing and repairs to fenestration, new/replacement flooring, mezzanine structure and balustrade, and solar PV panels. [Guildhall Ward]

Members considered a listed building consent application by Mr Hugh Topping for internal and external works in conjunction with proposed use as bookshop to include new/replacement platform lift, internal reconfigurations to include new staircase, alterations to internal openings and partitions, installation of shelving and other replacement joinery, redecoration and repair works, new/replacement plumbing and services and rainwater goods, secondary glazing and repairs to fenestration, new/replacement flooring, mezzanine structure and balustrade, and solar PV panels.

The Development Manager gave a presentation on the plans and noted the proposed alterations to the listed building as included within the report, it was reported that the premises was located within the largest concentration of listed buildings within the conservation area.

In response to questions from members the Development Manager advised that the room where the mezzanine was proposed was estimated to be a total of 5.5 metres in height.

An update to the published report was provided by the Development Manager, this covered 12 additional representations in support of the application with regard to the public benefit of the application and the flexible benefit of the mezzanine for public use.

Public Speakers

Susan Major spoke on behalf of Clements Hall Local History Group in support of the application. She highlighted that the building had not been in use for four years and that a bookshop would be a valued addition to the area, and she noted that many of the proposed alterations were set to be temporary and could be reversed in the future meaning that there would be minimal damage to the originality of the building’s interior whilst leaving the structural integrity of the building unaffected as well as making efforts to minimising the effects of climate change.

Councillor Melly, as the councillor for Guildhall Ward, spoke in support of the application. She reported that she had call this application in to the committee due to public interest in the preservation of the building. It was noted that the Applicant was a successful bookseller with a similar bookshop in Bath. She highlighted that the building had not been in use for years and that a bookshop would be valued by the public and local organisations, and that the mezzanine would enhance use of the building by improving accessibility.

In response to questions from members Councillor Melly confirmed that she had not received responses from any resident in Guildhall in opposition to the application.

Robert Topping, on behalf of the Applicant, spoke in support of the application and reported that they opened their first bookshop in 2002, and that the proposed plans would make this premises the largest independent bookshop in York. He urged members to weigh potential harm against public benefits of the application and noted that rejection of the aspects of the application regarding the mezzanine would half the area available for books. He concluded by confirming that alterations to the interior of the building such as the mezzanine were temporary and could be reversed with minimal effect on the structural integrity of the building.

In response to questions from members, Robert Topping confirmed that:

·       Around 30 jobs, including part time and full time, would be created through the business.

·       Stock could often be kept for years without being sold and therefore space for retaining and displaying these was essential, wall space on the mezzanine supported this. Coffee tables and complimentary reading would also be available on the mezzanine.

In response to questions from members, the Development Manager confirmed that there were additional alterations to the building than just the mezzanine, such as the additional staircase, and that for the installation of the mezzanine stud walls would be required. It was noted that although many changes made would be temporary to an extent, some alterations were more temporary than others. The Development Manager advised that harm existed with either addition to the building and should be accounted for within members considerations.

Following debate, the Chair formally proposed the officer recommendation to refuse the application, this was seconded by Councillor B Burton. On being put to a vote, with no members in favour and seven against this motion was rejected.

Councillor Fisher proposed, and Councillor Whitcroft seconded a motion that the committee would delegate to officers, in consultation with the Chair and Vice Chair, to approve the application. On being put to a vote, with seven members in favour and none against this motion was approved and it was therefore:

Resolved: That approval of the application with conditions including a condition, for a proposal for a scheme to recognise and understand the history of the building to be submitted for approval and to be developed in accordance with the approval, be delegated to the Head of Planning and Development Services   in consultation with the Chair and Vice-Chair.

Reason: Members concluded during the debate that the preservation of the building, opening up access to the building for the public to view and the public benefits of approval including the cultural and economic benefits outweighed the less than substantial harm to the significance of the heritage asset. Members felt that a condition was necessary to ensure that the history of the building was documented and shared.

The meeting adjourned at 7:06pm and reconvened at 7:10pm.