Agenda item

Use of upper floors as 9 residential units and ground floor as office (B1 use) including new mansard roof to southern building, erection of stair and lift access tower in courtyard and bridge link to Skeldergate [Micklegate Ward]

Members considered a full application, submitted by Mr W Legard, for the use of the upper floors as 9 residential units and the ground floor as an office (B1 use), including a new mansard roof to the southern building, the erection of a stair and lift access tower in the courtyard and a bridge link to Skeldergate.

A copy of the case officer’s update was circulated to Members (attached as Appendix 1 to these minutes).  It summarised a third party letter and a letter from English Heritage which had been received since the publication of the report, and recommended revised wording for condition 13 and the addition of further conditions 19-26.

Representations were received in support of the application, from the applicant’s agent.

Members requested retention of the name “The Bonding Warehouse” and provision of appropriate signage.  They also requested a visit to the site when the development had been completed.

A minor amendment to the wording of condition 19 was proposed, so that the bridge had to be fully retracted except when necessary.

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

(i)                 Amended Condition 13

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

i/ Glazed link

ii/ Retractable bridge and walkway to Skeldergate including alteration and gate to Skeldergate Bridge wall

iii/ New gate (to be of an open steel type to match the existing railings)

iv/ New dormer windows

v/ Rooflights (to be conservation type sub-divided by two glazing bars)

vi/ All new windows

Reason:  Because of the special interest of the listed building and the character and appearance of the conservation area in accordance with policy HE2 and HE4 of the Local Plan.

(ii)               Additional Condition 19

Prior to the commencement of the development hereby permitted full details shall be submitted to and approved in writing by the Local Planning Authority of the design, construction and method of operation of the emergency footbridge serving the site.

The bridge shall be fully retracted except when necessary.

Reason: In the interests of highway safety and the character and appearance of the conservation area and nearby listed buildings.

Informative: The details shall in all respects comply with the City of York Council Document "Technical Approval Procedures for Developers Structures".

(iii)             Additional Condition 20

                  Prior to the development coming into use, all areas used by vehicles shall be surfaced, sealed and positively drained within the site, in accordance with details which have been previously submitted to and approved in writing by the Local Planning Authority.

Reason:  To prevent the egress of water and loose material onto the public highway.

(iv)              Additional Condition 21

                  The development shall not be begun until details of the junction between the internal access road and the highway have been approved in writing by the Local Planning Authority, and the development shall not come into use until that junction has been constructed in accordance with the approved plans.

Reason:  In the interests of road safety.

(v)                Additional Condition 22

                  The building shall not be occupied until the areas shown on the approved plans for parking and manoeuvring of vehicles (and cycles, if shown) have been constructed and laid out in accordance with the approved plans, and thereafter such areas shall be retained solely for such purposes.

Reason:  In the interests of highway safety.

(vi)              Additional Condition 23

                  No gate, door or window shall be fitted so as to open outwards over the adjacent public highway.

Reason:  To prevent obstruction to other highway users.

(vii)            Additional Condition 24

Prior to the commencement of the development details of separate cycle parking areas and refuse storage areas for the office and residential elements of the development shall be submitted to and approved in writing by the local planning authority.  The building shall not be occupied for each use until the approved cycle parking and refuse area has been provided for each use and the approved areas shall not be used for any purpose other than the parking of cycles or the storage of refuse as approved.

Reason: To promote the use of cycles thereby reducing congestion in the interests of residential amenity and environmental quality.

(viii)          Additional Condition 25

The nine car parking spaces shall be provided for the sole use of the residents of the flats (and their visitors) and no parking spaces shall be used by the occupiers or visitors to the offices.

Reason: In order to contribute towards the reduction of commuter parking and traffic in the interests of residential amenity and environmental quality.

(ix)              Additional Condition 26

No work shall commence on site until the applicant has secured the implementation of a programme of archaeological work (an archaeological excavation and subsequent programme of analysis and publication by an approved archaeological unit) in accordance with the specification supplied by the Local Planning Authority.  This programme and the archaeological unit shall be approved in writing by the Local Planning Authority before development commences.

Reason:  The site lies within an Area of Archaeological Importance and the development will affect important archaeological deposits which must be recorded prior to destruction.

REASON:      In the opinion of the Local Planning Authority the proposal, subject to the conditions listed, would not cause undue harm to interests of acknowledged importance, with particular reference to the special interest of the listed building, the character and appearance of the conservation area, the living conditions of nearby residents, flood risk, protected species, highway safety and the provision of leisure, open space and education facilities. As such the proposal complies with Policies GP1, GP15a, HE2, HE4, HE10, HE11, T4, H1, E7, ED4, L1c and NE6 of the City of York Local Plan Deposit Draft and the guidance contained in Planning Policy Guidance 15 (Planning and the Historic Environment) and Planning Policy Statement 25 (Development and Flood Risk).