Agenda item

Erection of three storey building comprising 12  one bed apartments after demolition of warehouse (resubmission) [Micklegate Ward]

Members considered a major full application, submitted by Mr K Marsden, for the erection of a three storey building comprising 12 one bed room apartments after demolition of a warehouse (resubmission).

Representations were received, in objection, from a local resident who was speaking on behalf of himself and other local residents. He said that the former chapel was a building with many outstanding architectural features and there was no reason to approve demolition of the building. It was a unique and irreplaceable building that fitted well into the streetscape.

Representations were received, in objection, from Councillor Julie Gunnell who was speaking as Ward Councillor on behalf of local residents. She stated that this was an important Victorian building and need not be demolished.  She said that residents had serious concerns that the proposed development would not fit into the local landscape. There were also concerns regarding parking.

Members felt that it would be quite acceptable and possible to convert the former chapel into residential accommodation. There had been sympathetic conversions of similar buildings in the past and they saw no reason to demolish the chapel.

RESOLVED:             That the application be refused.¹

REASON:                  1.The proposed use would lead to the loss of an  employment site as identified by Policy E3b. It has not been adequately demonstrated that the site could not be retained within employment use and as such the proposal would be contrary to the objectives of the City of York Development Control Local Plan which seeks to stimulate the local economy, provide employment opportunities and deliver sustainable employment premises and in particular policy E3b which seeks to retain employment sites.

                                    2. The proposed provision of 12 one bed room flats would fail to assist in delivering the type of dwellings which the Strategic Housing Market Assessment identifies as being required in the City (family housing). Also given the size of the site a greater mix of dwelling types could be achieved on site. The proposal would therefore be contrary to policy PPS3: ‘Housing’ which advises that Local Planning Authorities should adopt an evidence based approach to housing delivery, through housing market assessments and also to Policy H3c of the City of York Development Control Local Plan which requires a mix of housing types on all suitable sites.

                                    3. The proposal would, by reason of its design and appearance, result in an incongruous form of development that would be out of character with the street scene and, given its prominence, would be harmful to the character, appearance and visual amenity of the area generally contrary to policy GP1, H4a of the City of York Development Control Local Plan and planning guidance issued in PPS 1 ‘Delivering Sustainable Development’.

                                    4. It is considered likely that the existing building contains bat roosts. No bat emergence survey nor any details of methods of working and development to accommodate them has been submitted.  The proposal is therefore likely to harm a species protected under the Wildlife and Countryside Act 1981 which would be contrary to the policy contained within Planning Policy Statement 9 ‘Biodiversity and Geological Conservation’ and Policy NE6 of the City of York Development Control Local Plan.