Agenda item

A major full application for the conversion of former Terrys  headquarters  building to a care home with 82 care bedrooms and 8 care apartments with rooftop extension and car parking [Micklegate Ward] [Site Visit].

Consideration was given to a major full application by Springfield Healthcare Group and Henry Boot Developments Ltd for the conversion of a former headquarters building to a care home with 82 care bedrooms and 8 care apartments with rooftop extension and car parking.

Officers provided an update to the committee report, full details of which are attached to the online agenda for this meeting, the main points were as follows:

·        Additional conditions to ensure the premises would be used only as a care home, further details on landscaping and full details of replacement windows.

·        The additional condition for the windows would also apply to the related listed building consent application.

·        Condition 2 be amended to reflect that drawings had been amended.

·        A further consultation response had been received from the Council’s Highway Network Management to confirm that they considered the provision of a pedestrian crossing was  necessary and feasible.

·        In relation to the crossing, Planning Officers considered that paragraph 32 of the National Planning Policy Framework sets a test of severe impact for any refusal of planning permission  on transport grounds. Having considered the issue in detail it was the Planning Officers’ view that each of the required tests would not be capable of being satisfied in respect of the requested crossing.

·        A detailed drainage response had been received from the Strategic Flood Risk Management which raised no objections to the proposal  subject to the imposition of conditions.

Graham Lee had registered to speak as the applicant. He advised that the building had been vacant for a number of years with no other viable uses or suitable applications coming forward. He explained that the centre of the site would be a shared area with the intention of bringing the outside in to the residents and that the cafe facilities within that space would be open to the public. He explained in some detail the concept of the care home and referred to a Springfield Healthcare site in Leeds as an example.

In response to questions from Members’ the applicant confirmed the following:

·        The facilities at the site would be advertised to community groups  and the cafe would also be publicly advertised.

·        The care home would cater for a variety of needs from residential care through to nursing care.

·        The building would be restored to the highest quality and there would be a display area depicting its past use an office.

·        The applicant agreed he was happy to further discuss the issue of a pedestrian refuge on Bishopthorpe Road with Officers.

Members entered debate and agreed that the site had been empty too long and was beginning to show signs of deterioration. It was doubtful that it would be used as an office again due to the complicated nature of the site and its listed building status. Members considered that it was a great opportunity to bring the building into use and a good opportunity for York as well as providing much needed care facilities.

Resolved:           That the application be approved, subject to the conditions outlined in the officers report and update.

Reason:              It is felt that whilst the proposal would give rise to less than substantial harm to the special character of the Listed Building that such harm is more than outweighed by the clear public benefit of arresting the building's physical decline whilst ensuring its future in a long term viable use, even when considerable weight and importance is attached to that harm. It has been clearly demonstrated that a long term office use is unlikely and that adequate amenity space can be provided within or adjacent to the site to serve the needs of residents and visitors.