Agenda item

Erection of four storey mixed use building comprising 12no. apartments, B1 offices and ground floor retail after demolition

of existing building (resubmission) [Guildhall Ward]

Members considered a major full application submitted by Bootham Row Limited for the erection of four storey mixed use building comprising 12 apartments, B1 offices and ground floor retail after demolition of the existing building (resubmission).

Representations were received from the agent to the objector who said that her client felt that the site needed improvement and therefore welcomed, in principal,  development of this land.  She raised the following points of concern:

·        The plans were inaccurate and complete

·        There had been little or no consultation with her client who ran a well established nearby business

·        The adjacent workshop (owned by her client) was an integral part of the existing building at the rear of the site and no detail had been submitted of how this wall was to be treated after the building had been demolished

·        She sought confirmation that her client’s livelihood would be protected both during and after building works

·        Mechanical ventilation was noisy and opening windows were environmentally unfriendly

·        Fumes from a stove within her client’s property and fumes from revving engines would be a source of potential nuisance

Representations were also received from the Applicant’s agent who clarified that the Applicant would be willing to accept an additional condition regarding sustainability and BREAAM guidance. He confirmed that the party wall (with the adjoining workshop) would remain in place and a new wall built adjacent to this. He also said that a Bat Survey would take place before any building work started and all potential noise issues would be addressed before work commenced.

Members discussed the application and raised the following points:

·        The ATM should be protected by bollards

·        The eaves height should be dropped in line with Bootham School

·        The Bat Survey need to take place before building commenced

·        The noise attenuation needed to be addressed

·        Some Members felt that they would like to see the ‘string course’ retained on the Bootham elevation and on the curve of the building

·        The disabled parking space was the furthest from the lift and this needed to be addressed

·        The Applicant would need to stress to buyers of the properties that there was no contract parking in Bootham Row

·        It would be nice if the Applicant could attach brackets and hanging baskets to the building

·        The need to protect existing businesses in the area to avoid complaints about potential noise nuisance. It would be unfair if complaints were made against these premises

RESOLVED:             That delegated authority be given to Officers to approve the application subject to the conditions listed in the report.

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

o       Principle of the development

o       Design – impact on character and appearance of the conservation area and adjacent listed buildings

o       Noise issues – amenity of future occupiers

o       Impact on adjacent occupiers

o       Highway issues

o       Sustainability

o       Open space, education provision

As such the proposal complies with Policies S1 and E4 of the North Yorkshire County Structure Plan (Alteration No.3 Adopted 1995) and Policies SP3, SP6, SP8, SP10, H3c, H4a, H5a, E3b, E4, HE2, HE4, GP1, GP4a, T4, L1c, GP6 and HE10 of the City of York  Local Plan Deposit Draft.