Agenda item

Redevelopment of Stoneyard, including demolition of mason’s workshop, erection of roof structure and mezzanine floor and reordering of existing buildings and uses to provide internal and external workshops, storage and offices.  [Guildhall Ward]

Members considered a full application from Alexander McCallion for the redevelopment of the Stoneyard, including demolition of mason’s workshop, erection of roof structure and mezzanine floor and reordering of existing buildings and uses to provide internal and external workshops, storage and offices at Minster Stoneyard, 4 Deangate, York.

The Development Manager gave a presentation on the application, detailing the site plan, proposed elevations and access.  Officers provided Members with an update that included a letter of support from the York Conservation Trust and the following additional conditions:

Additional Conditions

An additional condition to secure the submission of large scale details relating to a new window opening within the rear of 4 Deangate is recommended.

Further 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 relevant part of the development and the works shall be carried out in accordance with the approved details;

(a)  The replacement window to be inserted into the first floor rear elevation of 4 Deangate. The details shall be large scale (1:10) joinery details.

Reason:  So that the Local Planning Authority may be satisfied with these details in the interests of safeguarding the character and appearance of the building and the wider Conservation Area.

An additional condition is also recommended to require large scale details of the standing seam roof shall be submitted.

Prior to the commencement of development large scale construction details (1:20 scale) of the new roof shall be submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved details.

Reason: To ensure a satisfactory external appearance in the interests of preserving the character and appearance of the Conservation Area.

Officers responded to further questions from Members as follows:

·        The height of the proposed roof was detailed in paragraph 5.44 of the report.  The height increase starts further back due to the flat roof inset around the perimeter of the arched roof.

·        The National Planning Policy Framework (NPPF) was the national policy on design and should be weighted accordingly.

Public Speaker

Alexander McCallion, Director of Works at York Minster, spoke in support of the application.  He explained the plans for the Technology Hub and Centre of Excellence, the sustainable nature of the development and noted the co-dependent nature of the application with item 4e. Following Member questions, he confirmed that the roof height was dictated by the machinery in the workshop below as well as by the solar panels.

Following debate, Cllr Looker proposed the officer recommendation to approve the application.  This was seconded by Cllr Craghill.  On being put to a vote, with Members voting unanimously in favour, it was;

Resolved:

                             i.        That the application be approved subject to the addition of a construction environmental management plan (CEMP) and the additional conditions contained in the update.

                            ii.        Authority be delegated to officers to amend the wording of detailed design conditions

Reason:

Regard is had to the advice within paragraph 199 of the NPPF that when considering the impact of a proposed development on the significance of a designated heritage asset’s conservation (and the more important the asset, the greater the weight should be) and to the legislative requirements to give special regard and considerable importance and weight to the desirability of preserving listed buildings and their settings or features of special architectural or historic interest, and paying special attention to the character and appearance of the conservation area. The applicant’s public benefits are summarised in the earlier sections of this report above. Whilst it is acknowledged the proposed development will give rise to a degree of less than substantial harm to the setting of the Listed Buildings and the Conservation Area, by virtue of introducing a new form of development. It is on balance, considered that these less than substantial harms would be outweighed by the public benefits; namely the fostering of vital skills important to the upkeep of heritage buildings in the city and the opportunity for these skills to be shared and showcased to the public. The proposals would deliver a very clear objective of the Minster Neighbourhood Plan. The proposals would also facilitate the delivery of the Centre of Excellence for Heritage and Craft Skills.