Agenda and minutes

An apology for absence was received from Councillor Andrew Williams (Councillor Nick Brown substituted).

The minutes of the meeting held on Wednesday 17^th January 2024 were confirmed and signed as an accurate record.

All Members are invited to declare at this point any interests, including the nature of those interests, or lobbying in respect of any items appearing on this agenda.

There were none declared.

Report of the Assistant Director – Planning.

Planning Applications

The Committee considered reports of the Assistant Director Planning – Community Development Services relating to applications for planning permission and Listed Building consent. During the meeting, Officers referred to additional information and representations which had been received. In considering the report of the Assistant Director Planning – Community Development Services regard had been paid to the policies of the relevant development plan, the National Planning Policy Framework and all other material planning considerations. Where the Committee granted planning permission contrary to the recommendation in the report the reasons for doing so and the conditions to be attached are set out below.

65        Application ZA23/01972/FUL – change of use to first, second and third floors to a HMO providing staff accommodation in association with existing ground and basement floor restaurant use, with a communal kitchen and sanitary facilities (use Class C4).  Re-consultation and amended plans at Dragon Inn Chinese restaurant, 41 Market Place, Ripon, North Yorkshire HG4 1BZ on behalf of Mr Wang.

Considered:

The Assistant Director Planning – Community Development Services sought determination of a planning application for change of use to a HMO providing staff accommodation in association with existing ground and basement floor restaurant use, with a communal kitchen and sanitary facilities at 41 Market Place, Ripon. The application was submitted for Committee decision due to raising significant material planning considerations.

The applicant’s agent Mr Jonathan Green spoke in support of the application.

During consideration of the above application, the Committee discussed the following issues:

·       The perceived level of harm to the designated heritage asset

·       The installation of an additional internal staircase to the first floor would cause minimal internal impact.

·       The application contributed to the much needed housing in Ripon.

·       The public benefit of bringing the building back into use.

·       The site was situated in a sustainable location in the town centre.

The decision:

That contrary to officers’ recommendation planning permission be GRANTED subject to conditions presented to the Committee’s meeting held on 5^th September 2023 and replicated below as well as amendments proposed at the meeting by the Planning Officer relating to refuse collections:

Condition 1 - Approved Plans

              The development hereby permitted shall be carried out in strict accordance with the following details and plans;

              Location Plan; received 09.01.2024.

              Proposed Site Plan, 2^nd and 3^rd Floor plan; drwg no. W28- 3D, received 09.01.2024.

              Proposed BF, GF and FF Plan; drwg no. W28, 2C, received 09.01.2024

              Proposed Elevations; drwg no. W28, 7A, received 09.01.2024

              Reason: For the avoidance of doubt and in the interests of proper planning.

              Condition 2 - Window Details (discharge required)

              All necessary repairs to existing windows shall match the existing window. If windows are deemed to be beyond reasonable repair, details of replacement windows shall be submitted to and approved in writing prior to the removal of the existing windows. Thereafter the replacement windows shall be constructed and inserted into the window opening in accordance with the approved details. The following information will be required in such  ...  view the full minutes text for item 65.

Report of the Assistant Director – Planning.

Application ZA23/01973/LB – Listed Building application for works associated with change of use to first, second and third floors to a HMO providing staff accommodation in association with existing ground and basement floor restaurant use, with a communal kitchen and sanitary facilities (use Class C4).  Re-consultation and amended plans at Dragon Inn Chinese restaurant, 41 Market Place, Ripon, North Yorkshire HG4 1BZ on behalf of Mr Wang.

Considered:

The Assistant Director Planning – Community Development Services sought determination of a planning application for Listed Building consent for works associated with change of use to a HMO providing staff accommodation in association with existing ground and basement floor restaurant use, with a communal kitchen and sanitary facilities at 41 Market Place, Ripon. The application was on submitted for Committee decision due to raising significant material planning considerations.  

There were no public speakers in respect of the application for Listed Building consent.

The decision:

That contrary to officers’ recommendation Listed Building consent be GRANTED subject to conditions presented to the Committee:

Condition 1 Approved Plans

              The development hereby permitted shall be carried out in strict accordance with the following details and plans;

              Location Plan; received 09.01.2024.

              Proposed Site Plan, 2^nd and 3^rd Floor plan; drwg no. W28- 3D, received 09.01.2024.

              Proposed BF, GF and FF Plan; drwg no. W28, 2C, received 09.01.2024

              Proposed Elevations; drwg no. W28, 7A, received 09.01.2024

              Reason: For the avoidance of doubt and in the interests of proper planning.

              Condition 2 Window Details (discharge required)

              All necessary repairs to existing windows shall match the existing window. If windows are deemed to be beyond reasonable repair, details of replacement windows shall be submitted to and approved in writing prior to the removal of the existing windows. Thereafter the replacement windows shall be constructed and inserted into the window opening in accordance with the approved details. The following information will be required in such circumstances:

•             A means of identifying the location of the windows to be replaced (an elevation drawing or photo of the elevation, for example);

•             Scale drawings of the replacement windows – to include an elevation drawing, horizontal and vertical sections (at a scale of 1:10 or 1:5, as appropriate) and a glazing bar cross section (at a scale of 1:1). The drawings shall make clear the relationship of the window to the window opening (to show the proposed reveal).

•             Confirmation of materials and finishes;

•             If a change in window style is proposed, the proposed change should be clearly identified and justified;

•             A report on the condition of the existing windows by an adequately qualified professional experienced with the repair of traditional windows, pertaining to why it is not possible to repair them.

              Reason; In the interest of safeguarding the special character of the Grade II Listed Building in line with policy HP2 and the NPPF.

              Condition 3 Rear Path (discharge required)

              Prior to the occupation of the development hereby permitted, details of the improvements and alterations to the path within  ...  view the full minutes text for item 66.

Any other items which the Chair agrees should be considered as a matter of urgency because of special circumstances.

A Member queried why an application deferred from the last Committee relating to the dog field at Mickley had not been on today’s agenda as there was considerable public interest.  As the case officer for the particular application was not present it had not been possible to provide details at the meeting

Tuesday,05 March 2024 at 1pm.

5^th March 2024, venue to be agreed.