Agenda item

Conversion and extension of the former Almond and Cream blocks to form 258 apartments; demolition of buildings to the rear of the Joseph Rowntree Library and rear extension to accommodate concierge and community room; erection of convenience store and associated access, car parking, cycle stores and landscaping.[Guildhall Ward] [Site Visit]

Members considered a major full application by York 123 Ltd for the conversion and extension of the former Almond and Cream blocks to form 258 apartments, the demolition of buildings to the rear of the Joseph Rowntree Library and rear extension to accommodate concierge and community room, as well as erection of convenience store with associated access, car parking, cycle stores and landscaping.

Officers advised that progress had been made in relation to negotiations on the S106 agreement to secure affordable housing, open space, education and sustainable transport measures and provide an update on this. They advised that it was considered that the children’s onsite play facility, which was proposed as a condition in the written update, would be better secured through the S106 agreement instead.

Officers explained that an anonymous written representation in objection to the proposal had been circulated to Members; this raised concerns about affordable housing need in the city, air quality issues, highway safety, heritage assets and the composition uses.

A further objection from Mr David Merrett had been received and this included concerns about location of the new pedestrian crossing near the roundabout, potential loss of cycle lane and inadequate provision for cyclists.

It was also advised that the Conservation Areas Advisory Panel welcomed the removal of the additional floor and changes to the window detailing and, with regard to listed building consent, had no objection to any of the proposed alterations.

In response to Members’ questions, officers explained that:

·        the concept of the Environmental Management Plan was to encourage developers to be pro-active in preventing potential complaints; this did not preclude the complainant from alerting Local Authority if the complaint was not resolved;

·        The Condition 16 (Landscaping) was for lifetime by default;

·        the replacement windows would be double-glazed.

Gregory House, a local resident, spoke in objection to the proposal, highlighting the need for holistic development and strategic plans to be put into place. He explained that the current state provided houses, medical facilities and catering for community needs which would not be the case should the application be approved. He also raised issues of traffic, pollution and the location of Haxby Primary School as arguments supporting his objection.

Janet O’Neill then spoke in her capacity as the agent for the applicant, pointing out that:

·        the site had been neglected for nearly ten years;

·        the heritage assets would be preserved;

·        the needs of existing and future residents would be met by facilities such as convenience store;

·        it was critical for developers to obtain planning permission now in order that work can start on the new access road for Nestle as per the applicant’s contractual obligations;

·        the play provision area would be accommodated;

·        the connection of the cycle route to Sustrans was out of the applicant’s control and would result with a large amount of trees being removed.

Officers then responded to Mr Dave Merrett’s written representation, reassuring Members that the road safety conditions were met, particularly near the roundabout area where pedestrian refuges and access points would be provided. Many Members challenged the current traffic circumstances at Haxby Road, focusing on bus and cycle use, pedestrians as well as staff working on the site, highlighting traffic competition and not enough of road space. Members agreed that, overall, the new provision would be accessible for the city centre users and that the development would greatly improve the condition of the site although some Members queried how many of the units would be occupied by people living and working in the city.

Resolved:          

That, on completion of a S106 legal agreement to secure affordable housing, open space, education and sustainable transport measures as follows:

·        Affordable housing (5 dwellings on site or commuted sum in lieu towards off site provision in accord with Council policy)

·        Off site sport - £106,074;

·        On site children’s play facility

·        Off site children’s play - £57,334;

·        28 pre-school places and 7 secondary school places (£287,382)

·        Traffic Regulation Order (£5,000);

·        Sustainable travel –  £200 per dwelling to be used towards either car club, cycle equipment or bus travel.

And that DELEGATED authority be given to the Assistant Director, Planning and Public Protection to APPROVE the application subject to the conditions listed in the report.

Reason:

The proposals re-develop a previously developed site, finding new uses for vacant buildings in the conservation area.  The re-development will enhance the character and appearance of the conservation area, and not harm the historic and architectural importance of the listed library and provided needed housing. Conditions are necessary to ensure the site is fit for its proposed use, the required highway works be carried out, sustainable travel measures are implemented, and adequate landscaping undertaken.