Agenda item

Conversion of former Nuffield Hospital and self contained flat to form 3no. apartments and 9no. houses [Guildhall Ward] [Site Visit]

Members considered a major full application (13 weeks) by York YO1 Property LLP for the conversion of the former Nuffield Hospital and self contained flat to form three apartments and nine houses.

Officers stated that Fire and Rescue service advised that, as submitted, the proposals would not comply with Building Regulations, as a fire tender could not access the site.  To mitigate such they have advised the applicants to consider additional fire safety measures to compensate.  They added that Building Control Officers advised they would accept fire detection systems, a misting system within the building and two fire hydrants within the site (each side of the stone wall).

Officers advised Members that Condition 8 should be amended  to include the requirement for additional planting to screen the parking areas from “The Lodge”.  (A copy of the officer’s update has been published online with the agenda papers for this meeting)

Representations were received from a neighbour with regard to the application. He advised Members that a lot of his original concerns regarding views of the car parking area had been resolved at the site visit and he confirmed that, as long as the landscaping between the car parking area and the Lodge was sensitive, he was now happy with the proposals.

Representations were received from the applicant in support of the application. He advised that he had consulted with residents and local businesses regarding the planning application and had held an open evening in March 2011 and he had gained the full support of the Dean and Chapter, York Civic Trust and English Heritage. He advised that following discussions with officers, he had reduced the hard standing by 50 percent, included additional landscaping, recognised concerns about the potential for anti social behaviour and had added security by way of an electronically operated wrought iron gate. He stressed that the development would bring new life into an old building and, as well as the long term benefits, short term benefits would include new jobs and training contracts.

One Member raised concerns that paragraph 3.1 of the report appeared to suggested that commuted sums in place of on site open space should in part be used to improve sites such as the Museum Gardens or Clarence Gardens. He stated that the York Museums Trust already received money from City of York Council for the Museum Gardens and stated that this money should instead be used for community use within the ward. Another Member reminded the Committee that a recent scrutiny review into play facilities had identified a lack of play facilities in the Guildhall Ward, which had missed our on Playbuilder funding and suggested it be used for this type of scheme.

Officers advised that comments contained in paragraph 3.1 were a consultation response and had no relevance to the decision notice or 106 agreement. They explained that monies collected under the scheme would normally be used to enhance nearby open spaces but would not be earmarked and would be used at the discretion of relevant officers, based on where the need was at that time.

Members agreed that this was an excellent scheme and was an imaginative use of a prominent building in the city centre.

RESOLVED:            

That the application be approved subject to the conditions listed in the report and the amended condition below:

Amended Condition 8

Prior to development commencing a plan showing trees to be retained (to include trees T8 and T9), removed and replacement trees shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved plan thereafter.

Prior to first occupation of the development hereby approved, a detailed hard and soft landscaping scheme, including the number, species, height and position of trees and shrubs to be planted, including planting to screen parking areas from ‘The Lodge’ (considering the retention of existing planting), and the type and height of all boundary treatment shall be submitted and approved in writing by the Local Planning Authority.

The approved 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: In the interests of the setting of listed buildings and the character and appearance of the conservation area.

REASON:                 

The proposal, subject to the conditions listed in the report and the amended condition above, would not cause undue harm to interests of acknowledged importance, with particular reference to impact on heritage assets, amenity, provision of open space and education facilities, species protected by law and highway safety. As such the proposal complies with Policies GP1, HE2, HE3, HE4, H4, L1c, ED4, C3, NE6 and NE7 of the City of York Development Control Local Plan.

Note: Councillor B Watson asked that it be recorded in the minutes that he voted against the application due to uncertainty over the use of monies collected in respect of open space.