Agenda item

Internal alterations including reconfiguration of staircase at left end and stair up to mezzanine level, enlargement of existing openings into main space, installation of partition walls and bar (at gallery level) and removal of raised floors. [Guildhall Ward] [Site Visit]

Members considered an application for listed building consent from ARC Inspirations LLP for internal alterations including the reconfiguration of the staircase at the left end and stair up to mezzanine level, enlargement of existing openings into the main space, installation of partition walls and bar (at gallery level) and removal of raised floors.

Officers advised that comments had been received from English Heritage who did not object to the bar above the original panelled gallery front provided this has no affect on the timber panelled gallery and that the bar is reversible ie it can be removed. English Heritage have asked that a condition is applied to require removal of the bar in future if the premises are not longer used as a bar/restaurant. The justification for the bar is that it is necessary to make the proposed use viable. Officers suggested that a condition could be added, which would require removal of the bar if the bar/restaurant use were to cease. Officers confirmed that English Heritage did not object to the staircases but asked for the C18 ballustrade to be re-used where possible on the “escape stair”.

Officers recommended condition 3 (large scale details of bar) be amended to include constructiondetails to ensure that the insertion can occur without damaging/affecting the original timber panelled gallery.

Add large scale details –

·        Proposed staircase from the gallery floor to the upper gallery to include handrail, balusters and string

·        Any secondary glazing

Officers recommended that new conditions be added to cover the future removal of bar and the protection of panelling around gallery level.

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

Amended Condition 3

Large scale details of the items listed below shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development and the works shall be carried out in accordance with the approved details.

a)  New bar at first floor level shown in context, which shall demonstrate the insertion can take place without damaging/affecting the original panelled gallery.  Details to include the relationship between the bar and the glazed screen and balustrade at first floor level, connection points for the glazed wall display and soffit details. 

b) Staircase from the gallery to the upper floor gallery (mezzanine level) - to include a vertical cross section through which includes the handrail, balusters and string.

c) Any secondary glazing proposed.  To include indicative cross sections at a scale of 1:10.

Reason:  In the interests of the appearance of the listed building.

Additional Condition

The gallery level bar insertion shall be fully removed and areas made good at the time at which the use hereby approved ceases.

Reason: As the bar causes less than substantial harm to the significance of the heritage asset and it will be designed as a reversible feature.  As such when it becomes redundant its removal is desirable, to restore the architectural and historic importance of the listed building.

Additional Condition

Protection of panelling around gallery level: A written schedule of protection measures for the timber panelling around the gallery during construction shall be submitted and approved by the Local Planning Authority prior to commencement of construction and the works shall be carried out in accordance with the approved schedule.  The timber panelling shall remain as existing, not painted/coated in any way.

Reason: To protect the special architectural and historic interest of the building.

REASON:            The proposal, subject to the conditions listed in the report and the amended and additional conditions above, would not cause undue harm to interests of acknowledged importance, with particular reference to the impact on the listed building.  As such the proposal complies with Policy HE4 of the City of York Development Control Local Plan.