Agenda item

External works to include extensions to the roofs to create an additional storey, partial demolition of no.5 Coney Street to form a walkway connection to the rear and new shopfronts in association with the creation of commercial, business and service floorspace (Class E), 7 no. residential units (Class C3). [Guildhall Ward]

Members considered a full application by Helmsley Securities Limited, for external works to include extensions to the roofs to create an additional storey, partial demolition of no.5 Coney Street to form a walkway connection to the rear and new shopfronts in association with the creation of commercial, business and service floorspace (Class E), 7 no. residential units (Class C3).

The Head of Planning and Development Services gave a presentation on the plans and provided an update to the officer recommendation, as further clarity was required for the wording of conditions relating to investigation works and a further condition was needed with regard to waste management.  The recommendation had been amended to read ‘Approve, subject to the final wording of the conditions being delegated to the Head of Planning and Development Services.’ 

In response to questions on the plans, officers confirmed the arrangements for the bin store and collections and clarified the location of the cycle parking.   References to ‘snickleway’ and ‘ramp walkway’ in the report were confirmed to refer to the same route, it was also confirmed that the proposed Juliet balconies had been removed from the scheme.

Public Speaker

Max Reeves, the Development Director for the applicant, spoke in support of the application.  He highlighted the intention to bring underused upper floors of city centre buildings into residential use and the subsequent economic benefits.  He also noted the level of public consultation that contributed to the development and explained that the planned snickleway broadly followed historic access to the riverside. 

The applicant, along with the architect and planning consultant, responded to questions from Members and confirmed that the details relating to the sustainability of the development would form part of the BREEAM specification, the majority of the development was redevelopment rather than new build.  A management plan would cover the waste management from the commercial restaurants and there was sufficient space planned to be able to manage future government targets for recycling.  The application was not part of the previous application due to different owners and timescales.

Officers responded to questions from Members and reported that they were satisfied that there was sufficient provision for the recycling and waste collection;  The floor space of the retail units provided as part of the whole scheme was commensurate with the current offering;  There was a phased requirement for the works in relation to the fabric of the buildings and the city’s archaeologist had a watching brief on the development;  The application was received prior to when the biodiversity net gain requirements came into effect. The river sat outside the red line boundary and would not form part of the biodiversity enhancement plan.

Following a brief debate, Cllr Warters proposed the officer recommendation to approve the application, this was seconded by Cllr Cullwick.  On being to put a vote, members voted unanimously in favour, and it was:

Resolved:             That the application be approved,

Reason:               Officers have considered the desirability of sustaining and enhancing the significance of the listed buildings and putting them to a viable use consistent with their conservation and the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality, as required by Paragraph 203 of the NPPF. They have also considered the impact it would have on the significance of the heritage assets (listed building and conservation area), as required by Paragraph 205 of the NPPF, and have judged that there will be less than substantial harm. However, as it is considered there will be harm, there is a need to weigh the proposal against the public benefits as outlined in Paragraph 208 of the NPPF. In this respect there are the benefits of bringing the upper floors back into residential use, there are works that will improve the external appearance of the buildings and thereby the contribution that they make to the townscape, there will be an economic benefits of new restaurant uses and there is also improved access to the riverside that will make a contribution to the amenities of the conservation area.  In this respect it is considered that the public benefits clearly outweigh the identified harm.

All other planning considerations as set out in the report are considered to be acceptable or can be mitigated by appropriate planning conditions. The proposals accord with policy and legislation concerning heritage assets. They comply with national planning guidance, as contained in the National Planning Policy Framework December 2023, and policies in the Publication Draft York Local Plan 2018.