Agenda item

Erection of three-storey teaching building following demolition of existing Student Union           building. [Guildhall Ward] [Site Visit]

Members considered a major full application (13 weeks) from York St John University for the erection of a three-storey teaching building following the demolition of the existing student union building.

Officer recommended an additional condition to cover the requirement to submit BREEAM assessments during the development. 

They also advised that the applicant had provided an additional section drawing which provided additional clarity in respect to the site sections when viewed from the city walls. Therefore the relevant site sections drawing referred to in condition 2 (3895-016 PL11 B) should be updated.

Officers advised that two further letters of objection had been received. The occupier of 56 St John Street has objected to the scheme for neighbour amenity concerns similar to those already summarised in the officer’s report.

A resident in Penleys Grove Street had objected expressing concerns in respect to the scale and form of the proposed building and its negative impact on the listed Quad and Chapel. The objector considered that the building was one storey too tall, that its roof line lacked interest and that its design and use of materials was not in character with nearby buildings and trees.

Sarah Davey, a resident of St John Street, addressed the committee on behalf of her immediate neighbour. She expressed the following views:

·        The 3 storey building would tower above any other building, including the houses on St John Street. It would cut out light to these houses, especially to the ground floors.

·        The building would be made even higher by a 6ft concrete wall on top to hide the plant machinery. This would be seen from her 3^rd floor bedroom.

·        She questioned why the plant could not be located the other side of the building away from the houses to avoid noise pollution affecting residents.

·        Views of the Minster would be obliterated from the local area

Mr David Chesser, Chief Operating Officer at York St John University, addressed Member in support of the application stating:

·        student numbers had increased by nearly 1000 in the last 5 years, bringing benefits the university and York’s economy. A lot of investment had been made in the University’s sites, however there was still a shortfall in teaching space and a need to be able to offer modern and flexible teaching accommodation in order to remain competitive and attract students.

·        the proposed 3 storey building would provide 16 teaching rooms, IT suites, social learning spaces and study zones

·        he recognised the sensitivity of the site, understood the concerns raised but believed they could be overcome

·        they had engaged in consultation including a public exhibition held for local residents in July  but attendance had been limited.

·        modifications had been made to the scheme and proposals were a successful balance which met the needs of the university while taking into account of the sensitivity and restrictions of the site – proposals complied with national and local planning policy.

Members noted the concerns raised with regard to the location of the plant machinery and questioned whether there were any options to relocate redesign or modify this.  Officers advised that Condition 13 covered details of plant machinery and protected local residents from the noise from plants. They stated that due to the mitigating noise barriers and 40m distance from the houses, it was not considered that it would be harmful to residents in its current position. 

While Members acknowledged the concerns raised by local residents, they agreed that the applicants had done as much as possible to mitigate the impact of the new building.

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

Amended Condition 2

The development hereby permitted shall be carried out in accordance with the following plans received by the Local Planning Authority on 28 September 2015 :-

·        Proposed site plan 3895-016 PL03 B

·        Proposed site sections 3895-016 PL11 B

·        Proposed elevations 3895-016 PL08 E

·        Proposed ground floor plan 3895-016 PL04 C

·        Proposed first floor plan 3895-016 PL05 D

·        Proposed second floor plan 3895-016 PL06 D

·        Proposed roof level plan 3895-016 PL07 G

·        Perspective view 3895-016 PL10 A

Reason: For the avoidance of doubt and to ensure that the development is carried out only as approved by the Local Planning Authority.

Additional condition 17

Prior to commencement of building works (excluding demolition) the developer shall submit to the local planning authority a formal pre-design BREEAM assessment for the design and procurement stages of the development.  The developer shall submit a further BREEAM assessment after construction, at a time to be agreed in writing by the local planning authority.  All assessments shall confirm the minimum 'Very Good' rating anticipated in the preliminary BREEAM assessment submitted with the application

Reason - To ensure the development complies with the principles of sustainable development it is necessary to address this aspect before building work starts on site.

Reason:     The proposal will enhance and update student learning facilities on the York St John city centre campus and create the opportunity to increase student numbers on the site.  Policies in the Local Plan seek an associated increase in the provision of student housing on campus when learning facilities are expanded.  In this instance it is not considered reasonable to seek additional living accommodation on site.  This is because in the past few years there has been substantial investment by the University on city centre/edge of city centre student living blocks.  It is considered that the development, though modern in style, respects the scale and form of the campus.  Although the development will impact on the outlook of several properties on St John Street it is not considered the degree of harm is sufficient to justify the refusal of the application.  The proposal would not harm the setting of nearby listed buildings nor would it harm views from the Central Historic Core Conservation Area.