Agenda item

Members considered a full major application from Cloverleaf Restaurants Limited for the erection of a part two storey restaurant, part single storey public house with associated residential and staff accommodation, car parking and landscaping.

In their update to Members, Officers stated that the description of the application should be altered to “the erection of a two storey building to provide amenity restaurant/public house at ground floor with  first floor ancillary residential and staff accommodation and  associated car parking and landscaping”. It was reported that Highways Network Management raised no objections to a revised plan submitted by the applicant, which showed car parking reduced to 81 spaces. There would also be an overspill area which would be surfaced differently to the car park, along with dedicated pedestrian and cycle routes. Officers suggested that an appropriate condition could be attached to the planning permission to ensure the reduction in car parking spaces. It was also reported that the Council’s Landscape Architect was generally satisfied with the amended plans, subject to minor alterations to some species of trees on the site.

Members questioned whether the temporary car park, as mentioned in the Officer’s report, would be retained. It was confirmed that the temporary car park would not be retained. Other Members expressed concerns about the possible effect that the new building would have on the vitality of Ryedale Stadium nearby, given that it would offer similar facilities. Officers responded that planning considerations in this case were restricted to  the impact of the proposal on the vitality and viability of businesses in the city centre.

Representations in support of the application were received from the applicant. He stated how the site had been chosen as it was seen as a key business employment site, and due to his company’s experience in the development of similar restaurants on business parks. He outlined that the company hoped that the new restaurant could offer other facilities such as breakfast seminars, which were not easily accessible or suitable, on or near the site. Finally he stated that the development would create seventy new jobs and that half of these would be for full time posts. The applicant also thanked Council Officers for their professional advice in the development of the scheme.

In response to a question for clarification on the use of the building for conference purposes, the applicant explained to Members that areas of the restaurant would be multifunctional to allow for business meetings to take place. The applicant added that the company already offered this service at other sites across the country. In response to a question regarding drainage, Officers confirmed that Yorkshire Water  raised no objections to the application.

Members felt that the application could boost local employment and could act as a catalyst for other businesses in the area. Some Members expressed concern that the application might draw people away from other facilities in the city when looking for conference and seminar venues.

RESOLVED:       That the application be approved with standard Highways Conditions 1,7,10,18,19,29,31 and 37 and additional conditions namely;

(i)                          The site shall not be occupied until a Full Travel Plan has been submitted and approved in writing by the Local Planning Authority. The travel plan should be developed and implemented in line with local and national guidelines. The site shall thereafter be occupied in accordance with the aims, measures and outcomes of said Travel Plan.

Within 12 months of occupation of the site a first year travel survey shall have been submitted to and approved in writing by the LPA. Results of yearly travel surveys shall then be submitted annually to the authority's travel plan officer for approval.

Reason:              To ensure the development complies with advice contained in PPG13(Transport), and in policy T20 of the City of York deposit Draft Local Plan, and to ensure adequate provision is made for the movement of vehicles, pedestrians, cycles and other forms of transport to and from the site, together with parking on site for these users.

(ii)                         No  development shall commence unless and until a scheme to ensure adequate improvements to the highways and transportation system or alternative arrangements have been submitted to and approved in writing by the Local Planning Authority. The improvements to the highways and transportation system shall thereafter be provided in accordance with the approved scheme or the alternative arrangements, as agreed in writing by the Local Planning Authority, prior to the first occupation of the development.

Reason:              In order to address the piecemeal nature of the development within the monks cross area in accordance with the member approved Monks Cross masterplan methodology for securing s.106 highway contributions and the aims of PPG13 'Transport' and PPS4 ' Planning for Sustainable Economic Growth'.       

(ii)                         In the first planting season following the occupation of the site the landscaping scheme shown on drawing no shall be implemented to the satisfaction of the Local Planning Authority.  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 interest of the visual amenity of the site.

Informative:         The alternative arrangements of the above condition could be satisfied by the completion of a planning obligation made under Section 106 of the Town and Country Planning Act 1990 by those having a legal interest in the application site. The obligation would require a financial contribution  of £12,700 towards the Monks Cross masterplan

No development can take place on this site until the improvements to the highways and transportation system have been provided or the Planning Obligation has been completed and you are reminded of the Local Planning Authority's enforcement powers in this regard. 

REASON:           In the opinion of the Local Planning Authority the proposal, subject to the conditions listed above and in the Officer’s report, would not cause undue harm to interests of acknowledged importance, with particular reference to;

                             - Principle of development

-   Design and Landscaping

-   Highways, access and parking

-   Ecology

-   Drainage

-   Sustainability

As such the proposal complies with Policies EP1a, GP1, GP4a, GP9 and NE6 of the City of York Development Control Local Plan, and national planning advice contained within Planning Policy Statement (PPS) 1: “Delivering Sustainable Development”, PPS4: “Planning for Sustainable Economic Development” and PPS13: “Transport”.