Agenda item

One and two storey rear extensions, use of first floor as 7 bed and breakfast rooms ancillary to public house and flat roof former to front elevation. [Guildhall Ward]

Members considered a full application, submitted by George Bateman and Son Ltd, for a one and a two storey extension, the use of the first floor as seven bed and breakfast rooms ancillary to the public house and a flat roof dormer to the front elevation.

The case officer updated the Sub-Committee on the following points:

·        That work had already started on the site.

·        Workmanship on the site was of a poor quality; specifically in relation to the roofing on the single storey rear extension. A Design, Conservation and Sustainability officer would visit the site and make recommendations for remedial work to be carried out.

·        A Health and Safety officer would be visiting the site to assess Health and Safety implications and to investigate concerns Members had raised at the site visit.

Members asked the case officer to include a condition in relation to sustainability . They also asked whether it would be possible for the trial pits, as detailed in condition 3 of the report, to be dug in light of work having already commenced on this site. The case officer confirmed that this was still possible. Members also asked that condition 8 of the report be amended to state that cycle storage should be covered and condition 5 be amended to reflect works already done in relation to the dormer window to the front of the building.

Representations were received, in support of the application, from the applicant’s agent who said that agreed working hours were now being adhered to.

Members expressed their disappointment with the poor quality of the workmanship they had seen at the site visit and with the lack of adherence to Health and Safety Regulations on the site. They also raised concerns in relation to works being started before planning permission had been granted.

RESOLVED:             That the application be approved subject to the conditions detailed in the report and the following amended conditions. ¹

                                                Amended condition 3           Prior to the reopening of the Public House, excavation of two archaeological trial pits shall be carried out by an approved archaeological unit in accordance with a specification supplied by the Local Planning Authority. One shall be opened inside the two storey rear extension and the other adjacent to the single storey extension which shall be of a commensurate size to the footprint of the single storey extension.

                                    Reason: The site lies within an Area of Archaeological importance and the development must record archaeological deposits which may be found.

                                    Amended condition 5           Prior to the occupation of the Manager’s accommodation, the details of the fenestration to the newly formed front dormer shall be approved in writing by the Local Planning Authority and it shall be installed in accordance with this approval and retained thereafter. Prior to installation a detailed drawing of external windows to the two storey extension to the rear shall be submitted and approved in writing by the Local Planning Authority and thereafter retained.

                                    Reason:          To protect the special character of the Listed Building

                                    Amended condition 8           Prior to the reopening of the Public House, details of the cycle parking areas, including means of enclosure, shall be submitted to and approved in writing by the Local Planning Authority. The guest bedrooms shall not be occupied until the cycle parking areas and means of enclosure have been provided within the site in accordance with such approved details, and these areas shall not be used for any purpose other than the parking of cycles.

                                    Reason:          To promote use of cycles thereby reducing congestion on the adjacent roads and in the interests of the amenity of neighbours.

REASON:That the proposals, subject to the conditions detailed in the report and the above amended conditions, would not cause undue harm to interests of acknowledged importance, with particular reference to impact upon the Waggon and Horses Grade II Listed Building, highways considerations and the amenity of existing residents and future occupiers. As such the proposal complies with policies HE2, HE3, HE4, GP1, T4, V3 and CYHE10 of the City of York Development Control Local Plan and Planning Guidance Notes: PPG15 and PPG13