Agenda item

Part change of use from office (Use B1) to a visitor attraction [Dringhouses and Woodthorpe Ward] [Site Visit]

Members considered a full application by Mrs Jenny Ludman for a part change of use from office (B1) to a visitor attraction.

Officers confirmed that neither the Dringhouses/Woodthorpe Planning Panel nor English Heritage had any objections to the application. They advised that Design and Heritage had asked for conditions to require details to besubmitted of any proposed changes to signage and any changes to existing boundaries (especially in case of requirements from highways).

Officers requested that an informative be added to state that  Listed building consent would be required if the area proposed for the tea room required alteration, including the addition of ventilation or service extract grills.

They also advised that with regard to vehicle access, the applicants would prefer not to alter the arrangement configuration as in their opinion this would harm the setting of the listed building.  The applicants reported they have had had no traffic problems with the existing arrangement over the previous 20 years. Furthermore they did not think there would be a material increase in traffic movements as a consequence of proposals, as extra traffic would only be visitors by arrangement only.  Officers suggested therefore that, if Members were in agreement, condition 5 could be deleted.

Members questioned whether traffic entering the site from the main road or traffic exiting the site would have right of way. They pointed out that if a car wanting to enter the site from Tadcaster Road had to first wait for a car leaving the site, this could lead to traffic delays on the man road. It was agreed that it would be beneficial to ask the applicant to erect a sign so that vehicles exiting the site are asked to give way to incoming vehicles.

Officers advised that condition 4 (travel plan) should be reworded to state that the traffic management measures for guests should specify how it would be publicised that only a restricted number of guests may arrive by private car.

RESOLVED:             That the application be approved subject to the conditions listed in the report, the amendment of condition 4 (travel plan) below and the amendment of condition 5 (below) removing the requirement to widen the entrance onto the road but including details of signage required.

Amended condition 4

A travel plan, developed and implemented in line with local and national guidelines (see Department for Transport good practice guidelines), shall be submitted and approved in writing by the Local Planning Authority prior to first opening of the facility hereby approved. The development shall thereafter operate in accordance with the aims, measures and outcomes of said Travel Plan. In particular the travel plan shall include traffic management measures for guests (how it will be publicised that only a restricted number of guests may arrive by private car) and details of provision for covered and secure cycle parking.

Reason: To encourage sustainable travel in accordance with paragraph 36 of the National Planning Policy Framework and policy T13a of the City of York deposit Draft Local Plan.

Amended Condition 5

Large scale details, materials and the location of any proposed signage shall be submitted to and approved in writing by the Local Planning Authority prior to installation and the works shall be carried out in accordance with the approved details. Signage shall be installed by the lay-by behind the gatehouse so that vehicles exiting the site are asked to give way to oncoming vehicles.

Reason: In the interests of the appearance and setting of the listed building and road safety.

REASON:                  The proposal, subject to the conditions listed in the report and the amended conditions above, would not cause undue harm to interests of acknowledged importance, with particular reference to the supply of office space within the city, impact on heritage assets, amenity and highway safety. As such the proposal complies with Policies GP1, HE3, HE4 and V1 of the City of York Development Control Local Plan.