Agenda item

Erection of visitor centre at base of motte, cafe unit on roof deck, installation of new staircase, tower floor, walkways, balustrading, roof-deck and restoration works. [Guildhall Ward] [Site Visit]

Members considered a full application by English Heritage for the erection of a visitor centre at the base of the motte, café unit on the roof deck, installation of a new staircase, tower floor, walkways, balustrading, roof-deck and restoration works.

Officers circulated an update to Members which covered the following points, a copy of which was attached to the online agenda following the meeting:

Five third party representations had been received following publication of the agenda which raised the following concerns:

·        Clifford's Tower is associated with one of the worst periods of intolerance and religious hatred in English history, which ultimately saw around 150 Jewish people commit suicide rather than face the prospect of burning to death in 1190. It is considered that a cafe is completely at odds with what should be a site of reflection and commemoration. If there must be a visitor site, the suggestion would be to build it as an extension to the castle museum.

·        The proposals may compromise future aspirations regarding public realm enhancement within the area

·        The proposal makes little concession to less able visitors and the true public benefits of the scheme are questioned.

Conservation Areas Advisory Panel

The Panel was disappointed that the main scheme had not progressed from the pre-app proposal.  They did not agree with the principle of the proposal, considering that the opportunity should be taken to provide a free-standing building which could relate to and explain the whole Eye of York site, its buildings and history: Clifford’s Tower, the Castle Museum, the Prison, the Crown Court etc

Council for British Archaeology (CBA)

Whilst the current proposals represent the beginnings of a potentially acceptable scheme, further work should be undertaken to make these appropriate for the sensitivities and significance of this heritage asset;

·        The CBA feels that a detailed archaeological mitigation strategy should be submitted as part of a full and robust proposal;

·        The CBA feels that the proposals miss opportunities to enhance the visitor experience at this iconic York structure;

·        The CBA has concerns regarding the character and extent of the proposed internal access arrangements; and

·        The CBA has concerns regarding the character, extent and location of the proposed Visitor Centre.

Regarding a recent feasibility study that had been conducted for a new independent building within the area of Clifford’s Tower, Members were informed that a report would be received later in the new year about the land ownership. The land was part of the Southern Gateway project and there were time constraints attached, it was leased to English Heritage by the Council.

It was reported that two speakers had registered to speak in objection:

Alderman Brian Watson stated that the Tower was one of the most visited tourist attractions in England but did not receive many return visits. He stated that the steps up the mound were an important feature. The design of the visitor centre and the addition of a café did not add value. He felt that the Officer recommendation should have been refusal in particular due to the Southern Gateway feasibility study.

Councillor Johnny Hayes MBE addressed the Committee as a local resident and expressed the view that that the application would cause harm to the archaeology and was financially driven. He added that the design of the building was off-putting, and the position at the base of the mound had been the focus of most objections.

It was reported that one speaker had registered to speak in support:

Jeremy Ashbee, Head Properties Curator for English Heritage, informed Members how English Heritage felt that the facilities provided on the site were currently inadequate and did not pay justice to the significance of the Tower or castle site. Members were informed that within the visitor centre, there would be a chance for visitors who were less mobile to experience climbing the tower at ground level. The visitor centre would also allow for murals from the castle wall to be displayed.

In response to questions from Members, the applicant advised that;

·        The visitor centre was located at the base of the motte to allow for a staged ascent of the tower and also to view the 17^th century wall.

·        A location for a building had been considered in the car park, visitors would have to be clearly directed some way away from the visitor centre towards the Tower, and it was felt the interpretation would lose its impact if the centre was some distance away.

·        The visitor centre would contain a toilet and a space small for selling tickets and drinks. 

·        There would be unrestricted access to the Tower with CCTV coverage of the roof deck.

·        There would be an interpretation of the events of 1190 within the visitor centre to commemorate York’s Jewish heritage.

Members entered debate during which the following views and points were expressed;

·        The visitor centre could be located in the car park in association with the Southern Gateway project.

·        More of the archaeology and prison wall would be visible from the roof deck of the Tower.

·        The height of the visitor centre would be a third of the height of the mound, therefore it would intrude on the mound itself.

·        The application would improve the fabric of the building and interpretation.

Councillor Warters asked that his vote against approval of the application be recorded in the minutes.

Resolved: That the application be approved subject to the conditions listed in the Officer’s report.

Reason: (i) There would be some minor harm to designated heritage assets, i.e. on archaeological deposits andthrough changes to the familiar view of Clifford’s Tower from the Eye of York. Having attached considerable importance and weight to the desirability of avoiding such harm, the local planning authority has concluded that it is outweighed by the application's public benefits and by the new building having been carefully designed to make an architectural contribution in its own right without challenging the dominance or character of the existing structures.  The majority of identified views within the conservation area would be preserved. 

            (ii)   The application accords with national planning policy set out in the National Planning Policy Framework and with the emerging policies in the Draft York Local Plan (2014 Publication Draft).