Agenda and draft minutes

To receive and note apologies for absence.

Apologies for absence were received and noted for Cllrs B Burton and J Burton.

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 attached sheet for further guidance for Members].

Members were asked to declare at this point in the meeting any disclosable pecuniary interest or other registerable interest they might have in respect of business on the agenda, if they had not already done so in advance on the Register of Interests. Concerning agenda item 4c Land Comprising Field adjacent to Gells Farm, Murton Way, York [24/02303/FULM], Cllr Fisher noted that his son had a business on Osbaldwick Industrial Estate for which Cllr Fisher was a director of the business. Regarding agenda item 5a Northern House, 1 - 9 Rougier Street, York [24/02021/FULM], Cllr Whitcroft noted that he worked at Aviva which adjoined Northen House and Cllr Watson noted he was a York Archaeological Trust which had commented on the application. In regard to agenda item 5b Turnbull Mazda, 17 - 27 Layerthorpe, York YO31 7UZ [24/01077/FULM], Cllrs Melly and Clarke noted that the application was in their Ward and they had contact with the Applicant.

To approve and sign the minutes of the Planning Committee A meeting held on 8 May 2025 and 19 June 2025.

Resolved:   That the minutes of the meeting held on 8 May 2025 be approved subject to the timings being updated and the minutes of the meeting held on 19 June being carried forward to the next meeting as due to the amendment of the resolution to the application for Land to the South of Sugar Hill Farm, Stockton Lane, York [24/02302/OUTM] and the bullet point ‘there was no named neighbourhood plan’ being changed to ‘

‘there was no made neighbourhood plan.’

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 have changed to 2 working days before the meeting, in order to facilitate the management of public participation at meetings.  The deadline for registering at this meeting is 5:00pm on Tuesday 9 September 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 on general matters within the remit of the Planning Committee A.

This item invites Members to determine the following planning applications:

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

Erection of hotel comprising 140no. rooms including external terraces with associated car parking and vehicular drop off area, landscaping and highways works to existing access following demolition of existing building [Micklegate Ward]

Members considered a major full application from Evans Dakota Hotels Limited for the erection of hotel comprising 140no. rooms including external terraces with associated car parking and vehicular drop off area, landscaping and highways works to existing access following the demolition of the existing building at Northern House, 1 - 9 Rougier Street, York.

The Development Manager gave a presentation on the application. Following the presentation, Members asking him and the Senior Planning Officer a number of questions to which they responded:

·       Using the screen Members were shown the access points to the building and the location of the taxi drop off point, and cycle parking for hotel guests and employees and roof terraces.

·       There had been discussion regarding the taxi drop off point during pre-application and this was now at the back of the building.

·       There was a condition that removed advertisements from the scheme and the condition covered both areas of branding.

The Senior Planning Officer gave an update, noting that there had been an additional consultee response from York Civic Trust and outlined their response. It was noted that there had been a planning history with a prior approval in 2019 for which the 5 year time period had lapsed.

Public Speakers

Eamonn Keogh, the Agent for Applicant in support spoke in support of the application. He explained that prior to the submission of the application they had engaged in a pre-application process with officers. He explained that the hotel delivered a successful scheme, which had been revised in response to additional comments. He noted that the site sat in the historic core and the area had been through regeneration of a number of years with that site to be the last to be regenerated. He noted that the tourism and hotel development supported economic growth through employment and meeting council policy EC4. He added that the scheme was a sustainable development.

Eamonn Keough was joined by Marc Banks (Applicant) John Oxley (former City Archaeologist) to answer questions. They were asked and explained that:

·       It was necessary to demolish as the condition of the structure of the building struggled to meet modern building regulations. The new building incorporated sustainable aspects and used air source heat pumps.

·       The existing building could not be reused as the existing frame was structurally compromised.

·       There were now 2 car parking spaces as the scheme was in the most sustainable part of the city and there were also 14 cycle spaces, 4 for visitors and 10 for staff. They were asked and explained how the level of cycle parking was decided and that it was per council guidance. It was expected tat there would be 45 staff on site at any time and it was a well-served site by public transport.

·       There was a travel plan that stated that staff get to work in the most sustainable way possible.

·       There were 90 full time equivalent (FTE) posts.

·       The design life of Northern House was not known.

·       The use of cycles for guests  ...  view the full minutes text for item 17a

Demolition of existing car showroom (sui generis) and erection of a purpose-built student accommodation (sui generis) with up to 220 units and associated landscaping and parking [Guildhall Ward]

Members considered a major full application from Danehurst Developments Limited for the Demolition of existing car showroom (sui generis) and erection of a purpose-built student accommodation (sui generis) with up to 220 units and associated landscaping and parking at Turnbull Mazda, 17 - 27 Layerthorpe, York.

The Head of Planning and Development gave a presentation on the application. Following her presentation, she was asked and showed on the screen where the site was in flood zone 3. She responded to Member questions by explaining:

All accommodation was above the 10.97m flood risk height, the issue was that the communal area was lower than the 100 year flood risk height of 10.6m.

The flood risk assessment was from the Environment Agency.

Public Speakers

Matthew Roe, Agent for the Applicant, spoke in support of the application. He explained that he was surprised to be at Committee as they had been working with the council since 2023. He explained that the scheme had reduced from 289 to 222 beds. He noted that he had a meeting with officers on 10 October 2025 to discuss the application and believed that all issues raised could be addressed. He then addressed the reasons for refusal. The noted that the accommodation was aimed at second and third year students and postgraduates. He thought it was too premature to determine and asked for a deferral.

Members asked Matthew Roe questions on the application to which he explained:

·       Regarding the site being marketed, the car dealership was moving somewhere else. The employment report went through different types of employment and the site was unviable. He added that all car dealerships had moved to outside the city.

[The Chair noted that policy EC2 made clear the marketing of the site].

·       Concerning a clear plan for getting students in and out of the building at the beginning and end of term, there were 4 car parking spaces and there would be a booking system.

·     Consultants agreed with the Environment Agency that there would be advance warnings of flooding and students would be able to stay on site during flooding.

·     Negotiation was ongoing about the offsite housing contribution and the level of funding was still under negotiation.

·     The contribution from an independent assessment was a matter of negotiation between the council and the applicant.

[At this point the Head of Planning and Development Services advised the Committee that there were at a point where they needed to decide the application].

Cllr Whitcroft proposed the officer recommendation to refuse the application. This was seconded by Cllr Cullwick, and following a unanimous vote is was:

Resolved:   That the application be refused.

Reasons:

1.    The proposed redevelopment of the site would conflict with policy EC2 Loss of Employment Land.  The application does not demonstrate that the site is not viable in terms of market attractiveness, business operations, condition and/or compatibility with adjacent uses; and nor does it demonstrate that the proposal would not lead to the loss of an employment  ...  view the full minutes text for item 17b

Installation of a Battery Energy Storage System (BESS) and associated infrastructure, including access, a high voltage substation, inverters, switchgears, fencing, CCTV, landscaping and biodiversity enhancements [Osbaldwick and Derwent Ward]

Members considered a major full application                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               from Aaron Jackson for the Installation of a Battery Energy Storage System (BESS) and associated infrastructure, including access, a high voltage substation, inverters, switchgears, fencing, CCTV, landscaping and biodiversity enhancements and land comprising field adjacent to Gells Farm, Murton Way, York.

The Head of Planning and Development gave a presentation on the application and noted that it was a recent application refusal overturn. She was asked and explained that the fenced off area to the left of the site was the area where the access road came through and there was no proposed use for it.

Using the screen, she showed the location of the Travellers site, holiday let site and neighbouring residents’ properties.

The 4.93 hectares for the battery storage system was equivalent to approximately 130 dwellings.

The Head of Planning and Development gave an update noting that there had been additional comments and from Highway Development Control for which there was an additional informative regarding Abnormal Indivisible Loads.

Public Speakers

Steve Harding, Agent for the Applicant, spoke in support of the application. He explained that more needed to be done to meet the energy demands to meet net zero 2050. He explained that battery storage provided short term resilience to the grid and there was only limited technical concerns raised during consultation. He welcomed the officer recommendation to approve and explained what the very special circumstances for approval were.

On behalf of the Applicant, Gary Johnson spoke in support of the application regarding compliance with all relevant fire safety guidance and regulations. He gave a short summary of his background and experience and noted the guidance for the site, explaining how it met NFCC guidance. He noted the separation distance had changed and the separation distance was double the required distance. He noted that the scheme met or exceeded all fire safety requirements.

Steve Harding and Gary Johnson were joined by the Applicant Aaron Jackson to answer questions. They explained that:

·       There would be a fire risk assessment and the site would be fire safety compliant for the lifetime of the site.

·       The site would be connected to the national grid. There was a need for battery storage and the scheme met that need. The batter storage would be connected to Osbaldwick substation.

·       Battery storage of 60 gigawatts was needed to achieve net zero.

·       The site was in the Green Belt and would be screened off for visual impact. Existing borders would be used and there was a loss of a small amount of vegetation at the entrance. Landscaping would be enhanced and hedgerows would contribute to biodiversity net zero.

·       12m was the highest part of the site was an electric substation which would be screen by hedges.

·       Regarding the 40 year timeframe, the consent would only be for 40 years after which it would be restored.

·       [The Head of Planning and Development noted that site ST7 was to the north of the site].

·       The minimum distance from the battery storage  ...  view the full minutes text for item 17c