Agenda and draft minutes

Apologies were received and noted from Cllrs Wilson and Nelson.  They were substituted by Cllrs Whitcroft and Baxter respectively.

At this point in the meeting, Members and co-opted members are asked to declare any disclosable pecuniary interest, or other registerable interest, they might have in respect of business on this agenda, if they have not already done so in advance on the Register of Interests. The disclosure must include the nature of the interest.

An interest must also be disclosed in the meeting when it becomes apparent to the member during the meeting.

[Please see the attached sheet for further guidance for Members.]

Members were asked to declare at this point in the meeting any disclosable pecuniary interests or other registrable interests that they might have in the business on the agenda, if they had not already done so in advance on the Register of Interests.

None were declared.

To approve and sign the minutes of the last Planning Committee B meeting held on 24 April 2025.

Resolved:  That the minutes of the last meeting held on 24 April 2025 were approved as a correct record.

At this point in the meeting members of the public who have registered to speak can do so. Members of the public may speak on agenda items or on matters within the remit of the committee.

Please note that our registration deadlines are set as 2 working days before the meeting, in order to facilitate the management of public participation at our meetings.  The deadline for registering at this meeting is 5:00pm on Tuesday, 10 June 2025. 

To register to speak please visit www.york.gov.uk/AttendCouncilMeetings to fill in an online registration form.  If you have any questions about the registration form or the meeting, please contact Democratic Services.  Contact details can be found at the foot of this agenda.

Webcasting of Public Meetings

Please note that, subject to available resources, this meeting will be webcast including any registered public speakers who have given their permission. The meeting can be viewed live and on demand at www.york.gov.uk/webcasts.

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

This item invites Members to determine the following planning applications:

Members considered a schedule of reports of the Development Manager, relating to the following planning applications, outlining the proposals and relevant policy considerations and setting out the views of consultees and officers.

Members considered a major full application by Miranda Lam for the change of use of offices (use class E) to 25no. bed purpose-built student accommodation, erection of a single storey extension to The Hive and associated external works.

The Development Manager gave a presentation on the plans and noted that the application had been deferred at committee in March 2025.  Since then, the Local Plan proposal’s map had been published showing the site to be within the university campus.  Therefore, the application had been re-appraised and considered in accordance with policy ED1 and ED2 of the adopted Local Plan.  

An update to the published report was provided by the Principal Officer, Development Management, this covered further representations from Heslington Parish Council and Heslington Village Trust and the officer’s response to these, further information on the reason for deferral and an explanation of policy ED2: Campus West.

In response to questions on the plans, officers showed the location of the pub in relation to the site, the distance was approximately seventeen metres.

Public Speakers

David Blacketer spoke on behalf of the Parish Council in objection to the application, stating that the 24/7 operation of the proposed student housing would have a detrimental effect on residential amenity and the character and setting of the conservation area. He asked the committee to refuse the application.

In response to questions, he stated that the village was quiet at evening and weekends, the benefit would not outweigh the harm.

Nicholas Allen spoke on behalf on the Heslington Village Trust also in objection to the application, he stated that the site being within the university campus was not correct and he believed that policy EC2 applied in this instance; the application should be judged on the loss of employment land.

Janet O’Neill, the agent for the applicant, spoke in support of the application.  She noted the difficulties associated with working in a listed building, which was in a poor condition. She highlighted the user rights for university use and that a change of ownership did not remove those rights.

She responded to questions from Members and gave an indication of demand for student accommodation, reporting that there were two students for every student bed.  It was not the intention to remove the Hive, although its condition had worsened recently, and this would be re-evaluated in due course.

In response to questions from Members, officers reported that the policy referred to the proposals map and campus, the sale of the land by the University did not affect its lawful use. It covered a range of uses including housing, sports and education and did not rule out other use.  Ownership was not a material planning consideration.  The adopted local plan has the full weight of Planning Act behind it.  It was confirmed that the number of parking spaces would be reduced from nine to three.  It was not considered reasonable to condition the construction management plan, however the working hours could be considered for a condition.  A noise  ...  view the full minutes text for item 6.

Internal and external alterations to facilitate change of use of offices (use class E) to purpose-built student accommodation. [Fulford and Heslington Ward]

During consideration of item 5a, Members also considered the listed building consent application for internal and external alterations to facilitate change of use of offices (use class E) to purpose-built student accommodation.

The Chair proposed the officer recommendation to approve the application, and this was seconded by Cllr Cullwick.  On being put to a vote, Members voted eight in favour and one against.  It was therefore:

Resolved:             That the application be approved.

Reason:                The scheme does not conflict with Local Plan policy D5 as no harm to significance has been identified.  The proposals are desirable in reverting the building back to its original domestic use; it is in accordance with NPPF paragraph 210 which states that “in determining applications, local planning authorities should take account of the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation”. 

The scheme has been revised to address officer concerns in respect of impact on the original plan form.  It will address existing issues with the building in a sympathetic way.  The works to accommodate re-use, in terms of energy efficiency and fire safety are also sympathetic.  The works adhere with NPPF paragraph 213 in that they have clear and convincing justification.  No harm to significance has been identified and there is therefore no conflict with NPPF policy on heritage assets.  It is recommended consent be granted subject to conditions. 

This report informs Members of planning appeal decisions determined by the Planning Inspectorate between 01 January and 31 March 2025.

The Development Manager presented a report which provided information on the planning appeal decision determined by the Planning Inspectorate between 01 January and 31 March 2025.

Resolved:   That the report be noted.

Reason:     To keep members informed of the current position of planning appeals against the council’s decisions as determined by the Planning Inspectorate.