Agenda item

Conversion of existing offices and erection of 4no. additional floors to create a 6no. storey building comprising 7no. 2 bed units and 4no. 1 bed units (retrospective - amendments to scheme granted permission under ref: 06/00146/FULM). [Guildhall Ward]

Members considered a major full application (13 weeks) from Mr M Swiers and MDW Hardy for the conversion of existing offices and the erection of 4 additional floors to create a 6 storey building comprising 7 two-bed units and 4 one-bed units (retrospective – amendments to scheme granted permission under ref: 06/00146/FULM).

Officers updated that an amended plan had now been received which addressed the issue of opening doors onto the balcony. It was reported that to make the application acceptable, in terms of air quality, the Environmental Protection Unit had requested that the development should have non-opening windows fronting Clifford Street. Officers also reported that, if approval were granted, Condition 8 should be amended to refer to the provision of 10% of the predicted energy requirements from on-site renewable resources rather than 5% and to require the provision of large scale details of the glazed extension.

Certain Members raised concerns at the changes proposed to the original scheme, which had been approved in 2006. Reference was made to the time taken to gain the sympathetic design for this scheme as the site had listed buildings on either side and was in a conservation area.

In answer to Members questions Officers confirmed that the issue of non opening windows on the frontage had previously been agreed by the Committee. Members indicated that it was intended to improve air quality in this area and they felt it was unfair to condition non opening windows, this should be the occupants choice.

Other Members confirmed that they understood the concerns at the proposed changes to the original scheme but that they now had to consider whether the amendments were acceptable. Officers considered that the amended scheme closely represented the intentions of the approved design.

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

3. Large scale details (at 1:5 or 1:10 scale) of the items listed below shall be submitted to and approve in writing by the Local Planning Authority prior to the commencement of the pertinent development and the works shall be carried out in accordance with the approved details.

a)     to d) as detailed in the report

e) The glass extension to apartment 5.

8.            Prior to occupation of the building hereby approved, details shall be submitted and approved in writing by the Local Planning Authority, to demonstrate how the development will provide at least 10% of the predicted energy requirements from on-site renewable resources. The development shall be carried out in accordance with the submitted details unless otherwise agreed in writing by the Local Planning Authority.

10.  Deletion of Condition 10.

11.         Amended Condition 11: Details of any required mechanical ventilation shall be submitted to and approved in writing by the Local Planning Authority and fully implemented in accordance with the approved details, before the use hereby approved is occupied.

REASON:                  In the opinion of the Local Planning Authority the proposal, subject to the conditions listed in the report, would not cause undue harm to interests of acknowledged importance, with particular reference to the character and appearance of the Central Historic Core Conservation Area and the historic setting; - Archaeology; the amenity of future occupants and sustainability. As such the proposal complies with Policies GP1, GP4a, HE2, HE3 and HE10 of the City of York Local Plan Deposit Draft.