Agenda item

Conversion of former office building into 57 apartments for temporary accommodation by homeless households, associated office/support facilities and external plant room and external works [Guildhall] [Site Visit]

Members considered a full application from City of York Council for   the conversion of the former office building known as James House on James Street into 57 apartments for temporary accommodation by homeless households, with associated office/support facilities.

Officers provided Members with an update to the report. Members were advised that at 1.8 and 4.36 of the report it was stated that there would be two security staff on site from 8pm to 8am. This was an error as there was to be one security officer on duty overnight. Officers advised of an additional standard condition on the provision of car and cycle parking.

Members were informed that there had been an objection received from the neighbours to the north of the site (the Raylor Centre), who commented on privacy levels between the offices and proposed residential accommodation. The Raylor Centre had made a number of requests related to their concerns and the officer’s response to these was explained to Members. In response to a Member question regarding the Raylor Centre’s request for dog waste bins, it was confirmed that occupants would not be allowed pets in the building.

Tom Brittain, Assistant Director Housing and Community Safety, City of York Council spoke in support of the application. He explained that the proposal provided the opportunity to consolidate homeless accommodation. He outlined the types of accommodation and facilities that would be provided and noted that the accommodation would be allocated to those with a priority need for housing.

In response to Member questions, officers confirmed that:

·        Energy from solar panels was collected in an energy centre which powered the communal areas and facilities.

·        There was currently a no dog policy for tenants, which was one of a number of policies reviewed on a regular basis. If the policy was to change, there would be an examination of how dogs were looked after on the premises.

·        Regarding the privacy levels for occupants of James House and the Raylor Centre, and noting the removal of trees, the difference in floor levels between the two buildings meant that viewing between rooms was at an oblique angle from rooms on the first floor.

·        There had been discussion between the CYC housing team and the Raylor Centre regarding tinted windows in the building.

Resolved:  That the application be approved subject to the conditions listed in the report and the following additional condition:

Additional condition

An additional standard condition on the provision of car and cycle parking to be lain out as shown on the plans is advised. It reads:

The building shall not be occupied until the areas shown on the approved plans for parking and manoeuvring of vehicles (and cycles, if shown) have been constructed and laid out in accordance with the approved plans, and thereafter such areas shall be retained solely for such purposes.

Reason:  In the interests of highway safety.

Reason:

                     i.        The application is the conversion of the former office building known as James House on James Street into 57no. apartments for temporary accommodation by homeless households, with associated office / support facilities.  Amendments are made to update the external appearance of the building with replacement windows, a replacement lobby of contemporary design and ramped access into the building. A new vehicular access will be provided on the northern boundary to a secure staff car park at the rear. A safe and enclosed courtyard will provide new amenity space, including play equipment and landscaped garden for residents use. At the front of the building will be staff/resident car parking and secure cycle parking in a new brick building with green roof. Silver birch and cherry trees are retained on the street frontage.

                    ii.        Whilst bats, a European Protected Species, have been found in the building subject to the relevant license being obtained, officers advise the 'derogation tests' have been passed, and harm can be adequately mitigated. The proposals are found to be in accordance with the key principles at paragraph 17 of the National Planning Policy Framework (2012) and particularly sections 6 on housing and 7 on design. The proposals are also found to be in accordance with those relevant policies in the draft local plans which are in accordance with the NPPF. These key policies are GP1 Design, GP3 Planning against crime, H4a Housing windfalls and C1 Community facilities in the draft Local Plan adopted for development control purposes 2005 and DP3 Sustainable communities in the Pre-Publication Draft Local Plan 2017. The application is thus recommended for approval subject to the attachment of the following conditions.