Agenda item

Refurbishment, extension and part demolition of West Offices building to form new offices for City of York Council. [Micklegate Ward] [Site Visit]

Members considered a major full application, submitted by York Investors LLP, for the refurbishment, extension and part demolition of the West Offices building to form new offices for the City of York Council.

Officers circulated the following information in an update and note for Members (the full details of which are set out in the annex attached to the report):

• Revised Condition 8 relating to cycle parking and Condition 15 in respect of the biomass boiler plus an additional condition regarding bat features;
• Additional comments received from Yorkshire Water, CABE (Commission for Architecture and the Built Environment), the Environment Officer and the  Micklegate Ward Members;
• Letter of support in relation to the conversion of West Offices;
• Additional objection to the scheme;
• Legal note for Members clarifying the law in relation to the decision to be made on this and the following applications for West Offices.

Representations in support of the application were received from the applicant. He stated that the West Offices building had presented many challenges with the conflicting demands of old and new features. He pointed out that the proposals would revitalise the area in an optimum city centre location. He went onto refer to the highly sustainable features of the building, which would make it an excellent place in which to work.

Representations also in support were made by the York Civic Society who expressed their delight in being able to support the refurbishment and reuse of the West Offices building. Concerns were however raised in relation to the removal of the train shed and the need for care in its removal and for greater public visibility.

A representative of the Micklegate Planning Panel confirmed that they were not opposed to the principal of the development as they supported the reuse of the building. Their concerns related to the overall roof height and the concealment of the original features and treatment of the building. He requested further consultation on these issues.

Representations were also received from a local resident who pointed out that the erection of a grand public building and major public consultation was inappropriate during a time of economic deprivation. She stated that the money could be used for essential services instead.

Members then questioned a number of details of the application including:

• Removal of the existing trees - confirmation that a number required removal to accommodate the disabled parking spaces but that these would be replaced with semi mature London Plane trees;
• Status of the advice offered by CABE;
• Noise levels and acoustics of the building – confirmation that satisfactory levels had been predicted and that further testing would be undertaken on completion.
• Possible conflict between pedestrians and disabled parking areas – confirmation that there would be no safety issues as the landscaping and design ensured that vehicle speeds would be low;
• Anticipated staff numbers;
• Biomass boiler, hours of operation, details of fuel transportation and air quality;
• Heat and energy strategy;
• Secure by Design provisions and site management.

Officers confirmed the need for an additional condition to cover works required to Station Road/Station Rise including the widening of pavements, improved bus stops and surfacing.

Following further discussion it was

RESOLVED:             That the application be approved subject to the conditions listed in the report and the following additional and amended conditions:

Additional Condition: The development hereby permitted shall not come into use until the highway works (which definition shall include works associated with any Traffic Regulation Order required as a result of the development, signing, lighting, drainage and other related works) shown on site layout drawing D 1104 revision O have been carried out in accordance with the approved plans, or arrangements entered into which ensure the same.

Additional Condition: No development shall take place until details of measures for bat mitigation and conservation have been submitted to and approved by the Local Planning Authority.  Details shall include: -

a.            A plan of how construction work is to be carried out to accommodate the possibility of bats being present.

b.            Provision to be made within the re-development of the site to replace the features lost through demolition and conversion work.  Features suitable for incorporation for bats include the use of special tiles, bricks, soffit boards, bat boxes and bat lofts and should at least replace or substitute for what is existing.

c.            Any lighting proposed within the site, and how any potential subsequent impacts on bats and other wildlife will be minimised.  The scheme shall show how light spillage will be minimised, and ensure that any roost sites, foraging or commuting areas are not directly illuminated.

d.            The timing of all operations.

The works shall be implemented in accordance with the approved details and timing unless otherwise approved in writing by the Local Planning Authority.

Amended Condition 2. The development hereby permitted shall be carried out in accordance with the following plans:-

1104 Site Layout (revision O).

1501 Entrance details.

2201-06 Floor plans, including roof.

2207-11 Demolition plans.

1401 SE elevation.

1402 NW elevation.

1405 NE elevation.

1407 SW elevation.

2401 Courtyard elevations.

1301 and 2301 sections.

2501-03 Roof details.

Windows to be upgraded using Ventrolla insulation system.

Amended Condition 8. Prior to the development commencing details of the areas for cycle parking (including layout, type of secure fixing, elevations, materials and means of enclosure where proposed) shall be submitted to and approved in writing by the Local Planning Authority.  The building shall not be occupied until the facilities have been provided in accordance with the approved details, and the facilities shall be provided/maintained thereafter, unless otherwise agreed in writing by the Local Planning Authority.

Amended Condition 16. The biomass boiler chosen for the site shall have an equivalent or lower operating capacity of 411KW and maximum emission rates of 0.044g/s NOx and 0.009g/s PM10 (particulate matter).  The hours of operation shall be restricted to between 5am and 7pm on any day.    

The stack exhaust shall have a minimum height of 18.5m and extend a minimum of 1.5m above the roof, at the point of release (in line with the recommendations of the AECOM air quality assessment).

Operating parameters outside those specified shall be the subject of a further air quality impact assessment, which shall be approved by the Local Planning Authority prior to boiler operation, and the boiler shall operate in accordance with the approved specifications.

REASON:                  In the opinion of the Local Planning Authority the proposal, as it constitutes securing the long term future of a listed building at risk, and involves the creation of sustainable accessible office space in a sequentially preferable location, subject to the conditions listed, would not cause undue harm to interests of acknowledged importance, with particular reference to the character, appearance and setting of the listed building, the character and appearance of the conservation area, highway safety, flood risk and air quality.

The proposal complies with national policy contained in PPS1, PPS4 and PPS5 and policies SP6, SP7, GP1, GP3, GP4a, GP11, NE1, HE2, HE3, HE4, HE10, E3b, T4, T5, T13a of the City of York Development Control Local Plan.