Agenda item

To receive and consider the attached report of the Chief Planning Officer regarding an application and listed building application for the conversion of the former administration block and workshops to create 46 residential units and one retail unit and erect 25 dwellings.

The report of the Chief Planning Officer presented an application and listed building application for the conversion of the former administration block and workshops to create 46 residential units, one retail unit and the erection of 25 dwellings at Chevin Park, former Royds Park Hospital, Menston.

Members visited the site prior to the meeting and site plans and photographs were displayed and referred to throughout the discussion of the application.

Further issues highlighted in relation to the application included the following:

·  Redevelopment of the site was first granted in 2005.

·  The site fell within the greenbelt area.

·  All new build and most of the conversion work on the site had been completed.

·  The administration block and workshops were the only listed buildings on the site yet to undergo conversion.  These previously had permission for assisted living arrangements and as a commercial unit.  The buildings had been marketed for these purposes but had not attracted any interest.  The buildings had now begun to deteriorate and alternative use was sought.

·  It was proposed to convert the administration block into 42 apartments and the workshops into 4 apartments and a retail unit.

·  There would only be minor external alterations to the administration building.

·  Materials on the workshop conversion would match existing materials.

·  The ballroom in the administration block would be restored and available for residents use.

·  Layout for the new development of 25 dwellings was shown.

·  The Section 106 agreement would include phasing of the development and restoration works.

·  The proposals would ensure the restoration and re-use of heritage interests.

·  There would be no further affordable housing provision. To provide affordable housing would require more enabling development and further loss of green belt land.

·  There would be an additional condition proposed regarding the management of the ballroom.

A local resident addressed the Panel with concerns and objections to the application.  These included the following:

·  Concerns regarding the boundary to the new dwellings.  This land was currently used for amenity such as dog walking and the introduction of a new walkway was too close to current houses. This led to anti-social behaviour and health and safety concerns and it was suggested that the walkway be re-located which could provide wider access.

·  Site drainage – the fields on the site did flood and needed further investigation.

·  Concern regarding the elevation of the proposed dwellings.

The applicant and a supporter of the application addressed the Panel.  Issues highlighted included the following:

·  The administration block had been actively marketed but no assisted living provider had shown interest.  Alternative options had to be sought to ensure the future of the heritage building and protect the amenity of others

·  There had been extensive discussions with all stakeholders regarding the enabling development and it was felt that this was the minimum sized development that could be provided to secure the re-development of the administration block and workshops.

·  It was important to see the re-use of a listed and historic building and would benefit the area and city.

·  The proposals for the clock tower were an improvement on the 2005 plans.

In response to comments and questions, the following was discussed:

·  There had been two consultation events on site that had been well attended.

·  Consideration could be given to moving and widening the walkway.

·  There would be a range of one to three bedroom apartments, duplex and town houses in the listed building conversions.

·  There would be a full renovation of the clock tower and would be maintained by the management company.

·  Drainage on site was fully self-contained and surface water matters would be improved.

·  Provision of a sports and social club – the developer would provide funding towards and 100% was close to being secured.

·  Outstanding highways works had conditions to be completed before any further occupation.

·  Concern that the original application intended a self-contained village with infrastructure and this had not been delivered.

RESOLVED –

(1)  That Application 16/04643/FU be deferred and delegated to the Chief Planning Officer for approval subject to the completion of a Section 106 agreement relating to the phasing of the new build and restoration of the listed building and subject to the recommended conditions and the following additional conditions:

·  Details of a scheme for the maintenance and aftercare of the former ballroom.

·  Details of existing and proposed levels (including ground and finished floor levels)

·  Details of path/bridleway including proposals for its enclosure/boundary treatment.

·  Construction methodology statement to be submitted and approved including days and hours of building operations: 8.00 a.mm to 5.00 p.m. – Monday to Friday. 8.00 a.m. 1.00 p.m. on Saturday with no building works on Sundays and Public Holidays

Panel also wanted to ensure that the conditions include the delivery of the off-site highway works and the sports and social club.

(2)  That Listed Building Consent be granted in accordance with the recommendation.