Agenda item

Temporary change of use to offices (use Class B1)

Members considered a full application submitted by GHT Developments LLP for temporary change of use to offices of the Headquarters Building and minor and external alterations to office accommodation (B1 use).

Officers updated that the reference number and description published in the agenda were incorrect and should read as follows:

‘07/01547/FUL’ and ‘Refurbishment and change of use to offices (B1 use)’

It was reported that the Applicants had submitted further details regarding the proposed disabled access ramp (at the front of the building) and proposals to subdivide the staff kitchen. These were as follows:

Disability Discrimination Act (DDA) Ramp

The Council’s Conservation Architect had previously advised that the proposed design of the ramp was unacceptable. The balustrading was heavy in appearance and a more suitable design should be sought which would not have such a detrimental impact upon the external appearance and setting of the listed building.  The Applicants had now submitted further details regarding a metal ‘key clamp style’ railing which was also deemed to be unacceptable as the design appeared crude and heavy in appearance. It is considered that the Applicants should seek a design which is less bulky and has smaller profile balustrading. The Officer also added that the ramp should be removed, after the use of the building as temporary office accommodation ceases, to allow for a permanent ramp for the hotel.

Sub-division of staff room

The Applicants submitted details regarding the sub-division of the proposed kitchen at both ground and first floor level. It was now proposed to include a toilet and a shower within each staff room. The Applicants state that the rooms are not panelled and the wall details will be similar to those for the corridor fire doors. The cubicles will be a proprietary system. The Council’s Conservation Architect raised no objections to these proposals.

Representations were received from the Development Director who said that the overall application for the site was out for consultation. There was already a proposed tenant for the temporary office building and the proposed use would compliment the City of York Council’s aspirations for the use of the site.

Representations were also received from Bishopthorpe Parish Council who raised concerns about traffic movements in the vicinity of the site.

Members raised concerns regarding the piecemeal way the site was being brought to Planning Committee and very much hoped that they would be able to see the overall development and transport plan for the site as a whole in the not too distant future.

Members requested that additional and amended conditions be added regarding cycle storage, waste storage & deliveries.

RESOLVED:             That the application be approved subject to the conditions outlined in the report and the following additional and amended conditions:

1.      That the final design of the DDA ramp be agreed with City of York Planning Officers under delegated powers.

Reason: To ensure that the design is satisfactory.

2.      This use shall cease by 30/08/2009 unless prior to that date the consent of the Local Planning Authority has been obtained to extend the period of the permission.

Reason: So that the Local Planning Authority may assess the impact of this use upon the surrounding area.

3.      The hours of delivery to and dispatch from the new offices shall be confined to the following times, unless otherwise approved in writing by the local planning authority:

Monday to Friday      08:00 to 18:00

Saturday                     09:00 to 13:00

Not at all on Sundays and Bank Holidays

Reason: To protect the amenity of neighbouring residents.

4.      Prior to the development commencing, details regarding the location of the service door for the temporary offices shall be submitted to and approved in writing by the Local Planning Department. Details should indicate the precise location of the service door.

Reason: In order to protect the setting of the listed building and protect the character of the Terry’s Conservation Area.

5.      Before any development on site takes place, a scheme for the provision of cycle parking facilities shall be submitted to the Local Planning Authority for approval in writing. The approved scheme shall then be implemented in its entirety prior to the occupation of the development  hereby approved and thereafter so retained.

Reason: To comply with the Local Planning Authority’s parking standards and to ensure appropriate facilities are provided for cyclists as part of the development.

6.      Prior to the development commencing, details regarding the storage and collection of waste shall be submitted to and approved in writing by the Local Planning Department. Details should indicate the precise location of the waste storage area and a method statement should accompany the details explaining the waste removal strategy for the temporary office use.

Reason: In order to protect the setting of the listed building and protect the character of the Terry’s Conservation Area.

REASON:                              The proposal, subject to the conditions listed in the report and above, would not cause undue harm to interests of acknowledged importance, with particular reference to the Former Headquarters Building which is a listed building and the Racecourse and Terry’s Conservation Area. As such this proposal complies with policy E4 of the North Yorkshire County Structure Plan (Alteration No.3 Adopted 1995) and policies GP1, HE2, HE3, GP4(a), GP11, T4, T5, E3b and E4 of the City of York Local Plan Deposit Draft, also PPS1 and PPG19.