Agenda item

Partial conversion of ground and first floor offices into 14 residential apartments (use class C3). [Guildhall Ward] [Site Visit]

Members considered a major full application by Piccadilly One Limited for the partial conversion of ground floor and first floor offices into 14 residential apartments (use class C3)

Consideration of the application for listed building consent in respect of alterations to allow the residential conversion (17/01906/LBC) took place alongside this application.

Officers advised that paragraph 4.14 of the report (Heritage Considerations) made reference to the works that would be carried out to the listed building to include:

·        Removal of modern internal partition walls and replacement with new partitions to create the individual residential units.

·        Removal of a modern metal staircase

·        Alteration to the existing suspended ceiling.

·        Alterations to the bin storage arrangements

·        Crime prevention measures including upgraded lighting and CCTV and clear safety film to windows.

For clarification, they advised that on the ground floor, the partitions would be wrapped around the side of five existing cast iron columns within the proposed flats.  A further 5 would be totally enclosed. However columns would be clearly visible within the corridor. On the first floor partition walls would be wrapped around two columns. The columns would remain intact, as such there would be no loss of historic fabric. On the ground floor columns would be clearly visible within the central corridor, with two visible on the corridor and lobby on the first floor.  This approach had been considered acceptable elsewhere in the building.  The tangible link of the history of the building had also been retained by the exposed brickwork within the window reveals. This was a revised approach to some parts of the building where dry lining covered such areas. Whilst not expressly mentioned within the report, this alteration to the building was taken into account in the submitted Heritage Statement and in the assessment by the Planning and Environmental Management Officer (Conservation).

With regard to consultation responses, Officers advised that Network Management (Highways) did not object to the application subject to a condition requiring details of cycle storage. They noted that site was situated in a particularly sustainable location in York city centre close to amenities public transport. Guildhall ward had the lowest number of cars per household in York with 51% of households not owning a car and 40% owning just 1. Although the site was considered to be in a sustainable location the limited off-street parking meant that without viable sustainable travel alternatives being promoted, the development had the potential to still attract multiple car ownership but without the off-street facilities to accommodate them. In order to address this, highways sought the following contributions/measures to incentivise sustainable travel and reduce the potential impact on the highway;

·        First occupiers to be offered the choice of either a free cycle or 6 month bus pass

·        First occupiers to be given membership of and drive time for the city car club. This was based upon a contribution of £200 per residential dwelling.

In relation to this matter officers advised that, given that there was no approved policy for this and it was not considered necessary to make the development acceptable in planning terms, it was not considered that the request met the tests at paragraph 122 of the CIL Regulations.

Officers advised that condition 2 should be revised to include additional plans and that two additional conditions be included to cover the installation of mist suppression/sprinkler systems and cycle parking spaces.

Janet O’Neil, as agent for the application, addressed the committee. She confirmed that, wherever possible, the proposals included retaining the historic columns on view. Cycle parking would be provided to required levels and car parking would be in the adjacent multi-storey car park. She confirmed that the refuse area would be extended to take in the additional capacity needed to include the proposed new apartments.

Members acknowledged that the applicant had addressed the issues of concern and that the proposals would bring a historic building back into use.

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

Amended Condition 2

The development hereby permitted shall be carried out in accordance with the following plans and other submitted details:-

·        TCA-288-005 2020 REV A site plan

·        TCA-288-005 2001 REV A Ground Floor

·        TCA-288-005 2002 REV  A First Floor

·        TCA-288-005 2040 Typical Sections

·        TCA-288-005 106 REV A Typical partition detail

·        TCA-288-005 103 REV A Walkway and fire door elevation.

·        TCA-288-005 2021 CAR PARKING PLAN

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

The removal of the secondary stair between bays 16 and 17 shall not be carried out, until the corridor providing access to the western end of the building is operational unless suitable mist suppression/sprinkler system is installed to all apartments within the approved development.

Reason: To maintain an appropriate means of escape for apartments.

Additional Condition

The apartments hereby approved shall not be occupied until one cycle space per apartment has been provided in accordance with the submitted plans, and these areas shall not be used for any purpose other than the parking of cycles.

Reason:  To promote use of cycles thereby reducing congestion on the adjacent roads and in the interests of the amenity of neighbours.

Reason:     In considering the planning balance, as some harm is identified to the significance of the listed building, the more restrictive policies in the NPPF relating to conservation of heritage assets apply, rather than the "tilted balance" in favour of sustainable development in paragraph 14 of the NPPF. In the planning balance, Rowntree Wharf is sustainably located close to the city centre. Whilst Policy E3b (Existing and Proposed Employment Sites) of the DCLP seeks to resist the loss of existing employment sites and retain them within their current use class' the building has been marketed for six months, with no demand demonstrated for the building. In addition the principle of providing new housing in this location is considered to be acceptable and to accord with NPPF policy which seeks to boost significantly the supply of housing. Furthermore, the revised plans to reduce the numbers will result in the retention of an area of offices to be occupied by the applicant.

It is not considered that the development will harm the significance of the Conservation Area. Limited harm has been identified in relation to the significance of the listed building, even taking account of the requirements of paragraph 66 of the Planning (listed building and Conservation Area) Act 1990, it is considered that the public benefits of delivering additional residential accommodation, and securing an optimum viable use for the building, the proposal outweigh the harm identified. This is in accordance with the requirements of paragraph 134 of the NPPF.

The parking, residential amenity and flood risk implications of the scheme are acceptable when considered in the context of NPPF policy and subject to appropriate conditions. It is not considered that there are any material considerations that would outweigh the general support for the delivery of additional housing in a sustainable location.