Agenda item

Reserved matters application for approval of access, appearance,

landscaping, layout and scale for Block G comprising 196

residential units with 459 square metres commercial floorspace at

ground floor (to comprise flexible retail/leisure uses), landscaped

courtyard, pedestrian, cycle and vehicular (service) access, and

associated infrastructure [Guildhall Ward]

[Note: Councillor Flinders withdrew from the meeting during consideration of this item and took no part in the debate or decision thereon.]

Members considered a major reserved matters application by Hungate (York) Regeneration Limited for the approval of access, appearance, landscaping, layout and scale for Block G comprising 196 residential units with 459 square metres of commercial floorspace at ground floor (to comprise flexible retail/leisure uses), landscaped courtyard, pedestrian, cycle and vehicular (service) access, and associated infrastructure at Hungate Development Site.

Members were advised that:

·        Since the submission of the scheme, the colour of the brick had been changed from light cream to a pink tone. The design was supported by the Council’s architect.

·        The building included a communal garden in the courtyard, roof terrace on the sixth floor and green roofs on levels 6, 7 and 8.

·        Access from Garden Place was for service traffic.

·        There was no dedicated car parking for Block G.

In response to Member questions, it was clarified that:

·        The apartments in the building were intended for long term rental. The class for the use of the building (Class C3) did not distinguish between residential use for rental (long term or short term) and purchase.

·        With reference to whether the cladding at the top of the building was combustible, the type of cladding used would have to be approved under the building regulations.

·        Regarding whether a condition could be applied to restrict the short-term letting of the flats, officers explained that whilst it could be possible to do so if there was evidence to show that it was necessary in planning terms there were no grounds to put conditions on properties in the urban area.  

·        The views from Peaseholme Green were demonstrated.

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

Reason:

                     i.        The development of Block G (the subject of this application for the approval of reserved matters) is derived from the outline element of Hybrid Planning Permission 17/02019/OUTM for the Revised Hungate masterplan.  The Revised Masterplan was subject to an Environmental Statement, and is controlled by a series of parameter plans which form part of the outline permission, and are referred to in the planning conditions, as well as a planning condition controlling the type and quantum of development.  The hybrid planning permission is also bound by Section 106 legal obligations.

                    ii.        The detailed proposals that have come forward as part of this submission are in accordance with the parameter plans approved as part of the outline application. These parameter plans established an envelope within which the future detailed design of blocks G and H would be brought forward.  These indicate building heights of up to eight storeys, or a maximum of 35.7m, an underground car park (below Block H) and on street car parking/servicing, internal courtyards, public realm improvements and landscaping.

                   iii.        The layout and the scale of the development proposed are considered appropriate within the context of the site and the surrounding area.  At ground floor, commercial /retail units would line the pedestrian route from the city centre (Stonebow) into the wider site with the scheme providing 420sq m of flexible commercial floor space accessed directly off The Stonebow and Hungate. A variety of uses including residents' entrance, lobby, gym and concierge would continue to provide an "active" frontage along the pedestrianised Hungate. 

                  iv.        The predominant building material would be a red/brown toned brick to embed the development into the predominant brick tones of the city and a dark brick plinth would wrap around the ground floor signifying the change of use from residential to commercial. The upper levels will be set back in places and clad in metal to give the appearance of a rooftop extension and to help break up the massing. The windows will be grouped into vertical pairs and aligned one on top of the other with regular spacing and sizes.

                   v.        Two areas of external residential amenity spaces are proposed within the scheme; the courtyard at ground floor, and the residents' roof terrace at the sixth floor.  There are also small areas of planting and landscaping to the public realm. Green roofs will also be incorporated across the sixth, seventh and eighth floors which is welcomed by Officers. Three of the roof areas will be put down to a bio-diverse wildflower and grass turf mix. The landscaping proposed is supported by the Council's Landscape Architect.

                  vi.        A new vehicular access (approved as part of the outline application) would be formed on Garden Place and would only be used for servicing traffic. Car parking for Block G has also been considered and approved through the Hybrid Masterplan and consists of 74 car spaces within the multi story car park serving Block F. Similarly, the level of cycle parking being provided is to the same ratio as has been considered and approved through the aforementioned Hungate Hybrid masterplan.

                 vii.        In terms of the impact on heritage assets, this reserved matters application, which provides details of layout, external appearance and landscaping, is not considered to affect the conclusions made in the consideration of the outline application.  Whilst there may be minor harm to the setting of the Conservation Area resulting from the scale and massing of the Stonebow elevation of Block G, there would be no harm to the character and appearance of the Conservation Area or to the setting of those listed buildings on the opposite side of Stonebow and across the river at Rowntree Wharf, resulting from the details of layout, design and landscaping, submitted as part of this reserved matters application.