Agenda item

Single storey pitched roof amphibious community and sports pavilion after demolition of existing single storey pavilion [Micklegate Ward]  [Site Visit].

Members considered a full application by the Friends of Rowntree Park for a single storey pitched roof amphibious community and sports pavilion after demolition of existing single storey pavilion.

Officers provided Members will the following update on the question of sustainability: “the City of York Council Interim Planning Statement (IPS) on Sustainable Design and Construction states that commercial buildings under 500m2, as in this case, do not require a BREEAM assessment yet should fulfil the criteria set out in Policy GP4a and expanded in the IPS. The structure would be lightweight with high levels of insulation, minimising energy required for heating. The sustainability information submitted states that it minimises the volume needed for a raft substructure which in turn minimises the ground works required. However if this had been a “standard building” it is considered that the ground works would have been of a similar scale, the proposed building would require substantial ground works for the tank beneath the building. The report also states that the overall form of the building minimises the surface area while allowing for appropriately shaded glazing to the main space to reduce the need for artificial lighting and to give passive gains during winter months. The agent  states that external finishes such as the cladding and the sedum roof would be durable and “zero maintenance”. The agent stated that renewable energy options are being considered, the IPS states that at least 5% of the energy used should be from renewables and this could be conditioned.”

Officers asked Members to consider additional conditions to cover landscaping, protection of trees and renewable energy. In respect of a Construction Method Statement which the case officer has recommended as an additional condition, the Area Team Leader advised Members that as the park was in the ownership of the City Council this could be left to Officers within Leisure Services and therefore wouldn’t be required as a condition.

Officers circulated comments from Councillor Merrett, Mickelgate Ward Councillor in support of the scheme which he described as “exciting and innovative”. He reported that the Friends of Rowntree Park had worked hard on the pavilion scheme. He stated that the current building was unsatisfactory and flooded regularly which put it out of commission for substantial periods and made it unappealing inside even after the best attempts to clean it.

Photographs of how the building would look in the park, which had been provided by the architects, were circulated to Members.

RESOLVED:             That the application be approved subject to the conditions listed in the report and the additional conditions listed below. ¹

Additional Condition 10

No development shall take place until there has been submitted and approved in writing by the Local Planning Authority a detailed landscaping scheme which shall illustrate the number, species, height and position of trees and shrubs.  This scheme shall be implemented within a period of six months of the completion of the development.  Any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless alternatives are agreed in writing by the Local Planning Authority.

Reason:  So that the Local Planning Authority may be satisfied with the variety, suitability and disposition of species within the site

Additional Condition 11          

Before the commencement of development, including demolition, building operations, excavations, or the importing of materials, a method statement regarding protection measures for the existing trees shown to be retained on the approved drawings shall be submitted to and approved in writing by the Local Planning Authority. The method statement shall include a survey, schedule and plan of all trees on and immediately adjacent to the development site in accordance with BS5837 ' Trees in Relations to Construction', including any recommendations for any necessary tree surgery. It will identify those trees to be retained and those to be felled. The corresponding plan shall show the accurate location of the trunk (with reference number) and canopy spread of each tree in a north, east, south, and west direction. The statement shall include details and locations of protective fencing to be shown on a plan; phasing of works; site access during demolition/construction; type of construction machinery/vehicles to be used (including delivery and collection lorries and arrangements for loading/off-loading); parking arrangements for site vehicles; locations for storage of materials; location of site cabin. The protective fencing line shall be adhered to at all times during development to create exclusion zones. None of the following activities shall take place within the exclusion zones: excavation, raising of levels, storage of any materials or top soil, lighting of fires, parking or manoeuvring of vehicles. Within the exclusion zones there shall be no site huts, no mixing of cement, no disposing of washings, no stored fuel, no new service runs, et al.

Reason: To ensure protection of existing trees before, during and after development which make a significant contribution to the amenity of the area and/or development.

Additional Condition 12          

Prior to the commencement of development, full details of a renewable energy strategy shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall include (i) the building's proposed renewable energy generation, which shall be at least 5 % of total energy generation unless otherwise agreed in writing with the Local Planning Authority (ii) measures to reduce energy demand. The development shall then be carried out in accordance with the approved assessment.

Reason:  To ensure that the proposal complies with the principles of sustainable development and the Council's adopted Interim Planning Statement on Sustainable Design and Construction

REASON:      The proposal, subject to the conditions listed in the report and the additional conditions listed above, would not cause undue harm to interests of acknowledged importance, with particular reference to the impact on the historic interests and visual amenity of Rowntree Park; impact on the greenbelt; impact on the setting of the adjacent conservation area. As such, the proposal complies with Policies GP1, SP2, SP3, GP15a, HE2, HE3, HE12, GB1, GB13, NE7 and C1 of the City of York Development Control Local Plan (2005); national planning guidance contained in Planning Policy Statement 1  "Delivering Sustainable Development", Planning Policy Guidance 2 "Green belts", Planning Policy Guidance 15 "Planning and the Historic Environment".