Agenda item

New 6 storey hotel building fronting Toft Green, York. [Micklegate Ward] [Site Visit]

Members considered a major full application, submitted by York Investors LLP, for the erection of a new 6 storey hotel building fronting onto Toft Green.

Officers circulated an update, which included information on the following points (a copy of the full update is attached as an annex to the agenda):

·        Comments of English Heritage on the revised plans;

·        Comments of the Micklegate ward members;

·        Details of four additional objections received to the application.

Officers confirmed that, in response to the comments of English Heritage, the scheme had been amended to increase the use of brickwork with horizontal stone banding to strengthen the relationship with West Offices together with alterations to the upper windows to give a vertical emphasis to the building. Plans of the courtyard view showing the amendments made to the north east elevation together with photographs and plans of the original station were circulated at the meeting.

Representations in support were received from the Architect for the scheme. He confirmed that the scheme was for a quality hotel, which would revitalise the site, provide local jobs for local people and support tourism in the city. In relation to the sustainability measures he confirmed that the hotel would be the first BREEAM excellent rated hotel in the city. There was also a proposal to sell any surplus hot water from West Offices to the hotel.

Representations were also heard from the York Civic Trust who confirmed their in principle support for the hotel scheme and to the amendments reported at the meeting. Reference was made to the hotel footprint, which it was felt was too close to the listed building and relocated canopy. The Trust also asked if consideration had been given to the preservation and enhancement of railings on Tanner Row, which were listed in their own right.

Representations were received on behalf of the Micklegate Planning Panel. Their representative stated that the hotel would be overbearing and in too close proximity to the listed West Offices with the use metal cladding which was an alien material in the area. It was felt that the proposals required re-examination.

Members questioned a number of aspects of the scheme including:

·        Materials;

·        Details of the heights of surrounding buildings;

·        Condition regarding visibility of plant and equipment on the roof;

·        Condition to protect and enhance the listed railings.

Certain Members expressed concerns at the design, which was unsympathetic, and in close proximity to a listed building.

Councillor Pierce then moved and Councillor D’Agorne seconded that the application be deferred to allow further discussions to be undertaken with the developers regarding the design and materials and the Assistant Director (Planning and Sustainable Development) together with the Chair and Vice Chair of the Committee be delegated authority to approve any amendments. On being put to the vote this was lost.

Members expressed concern in relation to some of the materials to be used in the hotel and following further discussion it was

RESOLVED:             That approval be granted subject to the conditions listed in the report and subject to the finish and materials being delegated for approval to the Assistant Director (Planning and Sustainable Development) together with the Chair and Vice Chair of the Committee.

REASON:                  In the opinion of the Local Planning Authority the proposal, subject to the conditions listed, would not cause undue harm to interests of acknowledged importance, with particular reference to the setting of West Offices, the character and appearance of the conservation area, amenity, highway safety, archaeology and flood risk.

As such the proposal complies with national policy established in PPS1, PPS4 and PPS5 and Policies SP7A, SP7B, GP1, GP3, GP4A, HE2, HE3, HE10, T4, E3B and V3 of the City of York Development Control Local Plan.