Agenda item

Alterations to existing music building and erection of new single and two storey music and arts building. Minor alterations to assembly hall. [Guildhall Ward]  [Site Visit]

Members considered a major full application (13 weeks) by Bootham School for alterations to the existing music building and the erection of a new single and two storey music and arts building as well as minor alterations to the assembly hall.

Officers explained that with regard to sustainability, condition 3 required the development to be constructed to a BRE Environmental Assessment Method (BREEAM) standard of “very good”. Officers advised that the school had requested that the requirement for an assessment to be carried out be waived due to the prohibitive cost of this. However officers remained of the view that the requirement for a BREEAM assessment should be retained as a condition as it was council policy for developments of this size.

Officers also drew Members attention to condition 4 which requires 10% of the development’s predicted energy requirements to be provided from on-site renewable energy sources. They advised that the applicant had requested that this condition be relaxed as their intention had been for photovoltaic panels to be situated on the sweeping roof but this roof was now to be a sedum roof therefore there would be fewer photovoltaic panels. They advised that the school still hoped to achieve the 10% level. They pointed out that the condition had a caveat which with the agreement of the local planning authority could provide flexibility by acknowledging that there were other ways of achieving the 10%  such as air source heat pumps and a biomass boiler. 

Representations were received from a local resident in objection to the application. She informed Members that the proposals did not preserve nor enhance the character or appearance of the conservation area. She expressed regret that some trees, which had been dedicated with plaques, would be removed during the development work. She advised Members that the window of the performing space would look directly into her living room window. She noted that the report stated that residents would not be disturbed by the building work, but advised Members that she had been woken early the previous day by building work. In response to a query from Members, she stated that, according to the report, her property was 29m from the proposed building but in her opinion it was between 20 – 26m away.

Representations were also received from the school’s Building Development Manager. He explained that the school had set out on a development programme which would take 5 years to achieve. He confirmed that there was no intention to increase student numbers, only to improve facilities for the students. He advised that the current music facilities were poor, although the  school employed two full-time music teachers and 26 peripatetic teachers. He advised that the current art facilities offered little room for expansion but the new proposed space would provide enough space for music, art and drama with drama inheriting the former art space and gaining a studio. He advised that they were expecting a BREEAM pre-assessment rating of very good or excellent explaining that they had engaged a company to undertake an energy strategy report and hoped to reduced energy costs dramatically over the following 5 years. The Building Development Manager responded to Members’ specific questions.

Members acknowledged the school’s need to expand in order to improve facilities for their students. They also understood that the site was difficult to develop due to its location and mixed age of buildings. They recognised the  need to link the new building to the existing Assembly Hall and the restrictions this posed for the location of the new building, and the associated loss of the garden area. With regard to design, they agreed that the proposed building would sit nicely amongst the existing buildings.

Members asked if the trees referred to by the speaker could be relocated to another part of the grounds. The agent advised that the school had been able to move some trees the previous summer but that there was a limit to the size/age of tree which could be moved. He advised that the schools intention was to rededicate the plaques to new trees in the planting scheme. One Member asked the agent to investigate the options for transplanting the rowan tree.

Members suggested that it may be possible to soften the view of the building from the speakers window by planting of additional trees around the temporary car park area but acknowledged that this area was not within the application site and suggested the school should liaise with neighbouring residents when they came to design the landscaping scheme in this area.

RESOLVED:             That the application be approved subject to the conditions listed in the report.

REASON;                  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 impact on heritage assets, amenity, flood risk and highway safety.  As such the proposal complies with Policies HE3, HE4, HE10, GP1, GP15 and ED1 of the City of York Development Control Local Plan.