Agenda item

Change of use of Engine House to form restaurant (Class A3) and 1 no. apartment; erection of extension to form restaurant dining room; new outdoor terrace; new railings, gates and steps.  [Guildhall Ward]

Members considered a full application submitted by the Lendal Tower Venture to change the use of the Engine House to form a restaurant (Class A3) and one apartment, the erection of an extension to form the restaurant dining room, a new outdoor terrace, new railings, gates and steps.

Officers updated that they had received an additional letter of objection which raised the following: -

·        The relocation of the public toilets must be addressed before this application is considered.

·        The location of the boat refuse/sluice disposal is unacceptable, being adjacent to the proposed restaurant entrance.

·        The water point is to be located as an unwelcome and inappropriate addition to the Esplanade Frontage.

·        All the sanitary and service facilities should be located together with the public toilets in one place.

They had also received a letter from the Inland Waterways Association which stated that it was essential that the application provided all the necessary facilities for boaters, including a 24 hour disabled toilet and a water point close to the river moorings. Temporary facilities must be provided during the construction period.

Officers said that there was an amendment to Condition 4 in the report and that ‘details of external lighting’ was to be added to the list of items required. There were still outstanding objections from both the Environment Agency and the Council’s Structures and Drainage Section. Any planning permission must be subject to these objections being satisfactorily addressed.

Representations were received from a local resident in objection to the proposed development. He said that the Esplanade had exceptional qualities, the proposed dining terrace was too wide, the proposed extension was a blank feature and would diminish the Engine House and there was little greenery in the proposed plans.

Representations were also received from the Inland Waterways Association. Their spokesman said that the toilets for the boating community were too far away and not very accessible for the disabled; it was also a long distance for them to carry waste. He felt it was unfortunate that more consultation had not taken place with the boating community.

Representations were received from the Applicant’s Architect who said that the new riverside restaurant would have a sunny south facing dining area which would be an asset to York. The building had been designed to define the twenty first century as Lendal Tower was compromised of buildings of many ages. The Engine House itself was too small to be the restaurant and there would be a conflict with the residents; therefore it was necessary to build an extension for the proposed restaurant.

Members raised questions regarding the placement of the public and disabled toilets, deliveries to the restaurant and facilities for the boating community. Some Members felt that the area was in need of improvement and thought the design of the proposed extension was very good; they felt that glass was the least obtrusive material that could be used for the building. Members said that Condition 16 in the report covered the potential problem regarding public toilets and clearly stated that ‘the existing toilet block shall not be demolished unless and until alternative facilities (including facilities for boaters), whether temporary or otherwise, have been provided.’ Other Members felt that the Engine House should be used as the restaurant and the extension on the side was unnecessary. Concerns were also raised regarding the removal of railings from this part of the Esplanade.

RESOLVED:             That the application be approved subject to the drainage and flooding issues being satisfactorily resolved, the conditions in the report and the amended condition listed below:

·        Large scale details of the items listed below shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development and the works shall be carried out in accordance with the approved details.

-        glazing details, including glazing bars

-        glazed link between the existing building and the extension

-        roof overhang

-        glazed screen to front of dining terrace

-        railing, gates, steps and stone pillars

-        rainwater goods

-        details of external lighting

Reason:    So that the Local Planning Authority may be satisfied with these details.

REASON:            The proposal, subject to the conditions listed above and in the report, would not cause undue harm to interests of acknowledged importance, with particular reference to:

-        impact on the character and appearance of the conservation area

-        impact on the setting on the adjacent listed building

-        impact on the Museum Gardens

-        replacement toilet facilities and facilities for boaters

-        flood risk

As such the proposal complies with Policy E4 of the North Yorkshire County Structure Plan (Alteration No.3 Adopted 1995) and Policies GP1, HE2, HE3, HE9, HE12 and C3 of the City of York Local Plan Deposit Draft.