Agenda item

Internal alterations including new staircase, toilets and replacement windows [Micklegate Ward] [Site Visit]

Members considered an application for Listed Building Consent from Mr Mark Allinson for internal alterations including a new staircase, toilets and replacement windows.

Representations were received from an agent acting on behalf of the owner of 45 Micklegate in objection to the application. He advised that his client wished to raise the issue of works which had already been done at the property and voice the opinion that the applicant should reinstate the original layout before any further work began. He advised that his client was in possession of floor plans and plans from the Land Registry detailing the original layout and, based on these documents, was of the view that he owned a small part of the application site. He asked that the applicant be challenged on the validity of the certificate, included with the original application form, which stated that he was the owner of the full site.

Members asked for clarification on the piece of land in question and the agent advised that it was a cupboard which had previously been a void. In response to a query from Members, officers confirmed that the application could be determined without needing to know the ownership of the land and that the purpose of the certificate was in order that any other landowners could be informed of any development and in this case the neighbour was fully aware of the application.

Representations were also received from the applicant in support of his application. He stated that the intention of the development was to bring into use a derelict part of the building. He advised that all period features would be restored including fireplaces and cornicing, that the staircase would use an existing opening and that all changes could be reversed in future if necessary.

In respect of work which had already been carried out in the property, the applicant advised that he had been visited when he had originally bought the property and had understood that a lot of work would not require consent but that the replacement windows would need planning permission. In response to queries from Members, the applicant provided further information regarding the staircase, false ceiling, windows and intended use of room.

Officers voiced their concerns that the applicant had removed much of the historic fabric and changed the historic floor plan of the existing building when alternatives had been available. The Conservation Officer advised that when dealing with a listed building it was important to consider restoration of the whole internal character of the building.

RESOLVED:             That the application be refused. ¹

REASON:                  (i)         The removal of the internal walls and doors from the first floor, the sealing of the existing ceiling within the rear first floor room and the insertion of a staircase between the ground floor bar area and the first floor, together with the proposed insertion of double glazed units within the existing first floor windows within the Micklegate street elevation harm the special character and visual appearance of the Listed Building contrary to the terms of Policy HE4 of the York Development Control Local Plan together with Central Government advice on Listed Building Control outlined in PPG15 Paragraphs 3.12 and 3.13 and Paragraph 3 to the associated Annex C "Guidance on Alterations to Listed Buildings".

                                    (ii)        The internal works proposed and previously undertaken to create a first floor conference/function room have not been adequately justified as being desirable or necessary in terms of their impact upon the special character and appearance of the Listed Building in accordance with the requirements of Central Government advice on Listed Building Control outlined in PPG 15 "Planning and the Historic Environment" paragraph 3.4.