Agenda item

Members considered a major full application, submitted by the Trustees of York St John University College, for the erection of a new building for academic floorspace and the conversion of 56 and 58 Lord Mayor’s Walk to offices serving educational purposes.

The Case Officer circulated two update sheets to Members.  The first sheet set out a missing section of the report relating to the loss of residential use at 56 and 58 Lord Mayor’s Walk.  The second sheet detailed additional correspondence received from English Heritage and the Guildhall Planning Panel.  It also set out amended wording for condition 5, to allow emergency exits to open over the adjacent public highway and require their details to be submitted and approved by the Local Planning Authority, and for condition 21, to refer to achieving the Building Research Establishment’s Environmental Assessment Method (BREEAM) ‘very good’ rating, and amended the reason for approval to make reference to Policy H9.

Representations were received from a York resident, a representative of the Guildhall Planning Panel and Councillor Brian Watson, Guildhall Ward Councillor, in objection to the application.  Representations were received from York St John University’s Deputy Vice Chancellor and Director of Facilities, in support of the application.  The applicant’s architect and planning consultant also attended to answer questions. 

Members highlighted the need for the design of the development to be sympathetic to surrounding buildings and the bar walls.  Some concerns were raised relating to the height and massing, the mix of materials, the overhang on the Clarence Street elevation and the small windows set into the wall on Clarence Street.  Concern was also expressed that views might be obscured, both from Robin Hood’s Tower on the bar walls, towards the North Yorks Moors and the White Horse, and from Clarence Street towards the towers of the Minster.  Members raised a number of queries regarding the sustainability of the development, relating  to the use of an environmental management system, use of grey water harvesting, use of photo-voltaic cells, sourcing of building materials and reuse of waste materials on site.  The loss of city centre housing at 56 and 58 Lord Mayor’s Walk was also discussed.

Members expressed concern regarding the design of the boardroom building on the corner of Lord Mayor’s Walk and De Grey Street and suggested that a three dimensional logo be included in the brickwork on the Lord Mayor’s Walk elevation, or that some other treatment be used to avoid it being left as a blank wall, and that the size of the windows on the De Grey Street elevation be reduced.  It was proposed that a condition be added requiring details of the treatment of this building, in relation to the brick wall and the window size, to be submitted and approved by the Local Planning Authority.  Members requested that the designs be circulated to them informally for comment.

In relation the row of silver birch trees on Clarence Street and the plane tree on the corner of Clarence Street and Lord Mayor’s Walk, Members emphasised the need for replacement trees to be of a similar size and value and for the existing trees to be retained as long as possible, to minimise the period between removal and replacement when there would be no trees.  It was proposed that a condition be added to this effect.

RESOLVED:             That the application be approved, subject to the conditions listed in the report, with the following amended conditions:

(i)     Condition 5 – “With the exception of those doors to be used as emergency exits only, the details of which shall be submitted to and approved in writing by the Local Planning Authority before the development is first brought into use, no gate/door/window shall be fitted so as to open over the adjacent public highway.

Reason:  To prevent obstruction to other highway users.”

(ii)   Condition 21 – “No development shall take place until a report, detailing how the environmental assessment rating (BREEAM) of ‘Very Good’ as set out in the design statement will be achieved, has been submitted to and approved in writing by the Local Planning Authority.

Reason:  In the interests of sustainable development in accordance with Policy GP4a of the Development Control Local Plan and PPS1 ‘Delivering Sustainable Development’.”

And the following additional conditions:

(i)     Condition – “No development shall take place until there has been submitted and approved in writing by the Local Planning Authority, a phasing plan for the removal of the existing trees and planting of the replacement trees.  The Local Planning Authority expects this phasing plan to show that the removal of the existing trees shall not commence until as late as is practically possible in the building process with the replacement trees in place as soon as is practical following the removal of the existing trees.  The replacement trees shall be semi-mature in accordance with the "Horticultural Trades Association National Plant Specification" and shall have a minimum height of 4.5 metres.

Reason:  In the interests of the visual amenities of the area.

(ii)  Condition – “Notwithstanding the submitted plans, full details of the treatment of the building adjacent to 58 Lord Mayor's Walk with particular reference to the size of the window on the eastern elevation and the creation of relief to the expanse of brickwork on the southern elevation, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development.  The works shall be carried out in accordance with the approved details.

Reason:      So that the Local Planning Authority may be satisfied with the finished appearance of the development.”

REASON:                  In the opinion of the Local Planning Authority the proposal, subject to the conditions listed, would not cause undue harm to interests of acknowledged importance, with particular reference to the impact on the Grade II listed buildings and the Central Historic Core Conservation Area.  As such the proposal complies with Policy E4 of  the North Yorkshire County Structure Plan (Alteration No.3 Adopted 1995) and Policies SP3, SP8, GP1, GP4A, GP3, GP9, GP11, HE2, HE4, HE10, HE11, ED5 and H9 of the City of York Local Plan Deposit Draft.