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ST ANDREWS AND DOCKLAND 19/01229/FULL Blaides Staithe Car Park, High Street, Kingston Upon Hull The erection of 16 apartments in a 3 and 5 storey flat roofed building with access and parking off Blaides Staithe Mr Andy Woodcock RMI Ventures Ltd SUMMARY - Erection of 16 dwellings in 3 blocks – Revised resubmission following refusal in 2018 - Objections received. - Recommended for conditional approval – subject to legal agreement for affordable housing and tree planting. - Councillors Chaytor and Payne have requested a Committee decision and site visit, due to the setting of the Grade II* Listed building (Blaydes House), design of the building, both inside and out, car parking spaces, and outside space. SITE The application site is a vacant area of land on the eastern side of High Street. There is some planting around the periphery of the site. To the north is Blaides Staithe, a single width private roadway. To the north of Blaides Staithe is Blaydes House, a grade II* listed building. To the east is the river bank and then the River Hull. To the south is an area of open land and then Alfred Gelder Street /Clarence Street. To the west is High Street which has a 3 storey residential terrace facing the site. The land currently comprises a solid gravel base and invasive vegetation with more established bushes surrounding the site. The site is located within the Old Town Conservation Area. PROPOSAL The erection of 16 apartments in a 3 and 5 storey flat roofed building with access and parking off Blaides Staithe. With 2 entrances to apartments off Blaides Staithe. The apartments would provide 16no. apartments. Type No of Apartments Floor Space 2 person, 1 bed apartment 2no. 68m2 2 person, 1 bed apartment 4no. 71m2 3 person, 2 bed apartment 2no. 72m2 3 person, 2 bed apartment 3no. 75m2 4 person, 2 bed apartment 1no. 84m2 4 person, 2 bed apartment 4no. 84m2 There would be 2 service cores with the riverside block having a lift proposed to access all floors. The design can be broken into its three separate elevations High Street Elevation The design is a modern interpretation of the Georgian proportions. Seeking to respect the adjacent Grade II listed building the front elevation would be set slightly below the height of Blaydes House. The revised design includes a string course to tie in with Blaydes House. Stone coping to parapets. Blaides Staithe Elevation The materials to be used on the elevation would be red brick with the inclusion of timber effect access doors to the parking/servicing area, plus timber effect cladding. River Hull Elevation The building fronts on to the River Hull. Proportions and materials to provide a warehouse style building. The building would have balconies to the centre of the elevation to seek to mimic the original hoisting bay of the warehouse buildings. 10 car parking spaces shown, including 2 x disabled spaces, plus cycle parking within courtyard accessed off Blaides Staithe. The car park area also includes bicycle storage and access to refuse store and plant room. Facing brickwork to match colour and texture of Blaydes House. Aluminium framed window, powder coated, colour dark grey. Top floor of 5 storey block to be constructed of Aluminium standing seam, powder coated colour dark grey PLANNING HISTORY 18/00529/FULL – refused 12.10.2018 - Erection of 14 dwellings in 3 blocks ( 3 and 4 storey ) comprising 4 No. Townhouses, 7 No. Riverview Apartments and 3 No. Flats. 01) The proposed buildings are not considered to be of a high quality design standard by virtue of the buildings designs, proposed materials and building & roof details, which would appear incongruous in this sensitive location. Therefore the proposed buildings are considered to be contrary to Local Plan policy 14 and National Planning Policy Framework guidance. 02) The proposed buildings by virtue of their form, materials and detailing are considered likely to harm the character and appearance of the Old Town Conservation Area. Therefore the proposed buildings are considered to be contrary to Local Plan policies 14 and 16, and National Planning Policy Framework guidance. 03) The proposed development by virtue of its heights, materials, building details, design, and relationship to the neighbouring Blaydes House would harm the setting of this Grade II* listed building, contrary to Local Plan policies 14 and 16, and National Planning Policy Framework guidance. 04) The proposed development by virtue of its reliance upon drainage facilities on the neighbouring site would not provide an acceptable sustainable drainage system. Therefore the proposed development is considered to be contrary to Local Plan policy 39 and National Planning Policy Framework guidance. 05) Adequate supporting evidence, in the form of an acceptable Flood Risk Assessment, has not been provided to demonstrate that the proposal would not have a flood risk impact on the site or the surrounding area. Therefore the proposed development is considered to be contrary to Local Plan policy 40, the Hull City Council Strategic Flood Risk Assessment, and National Planning Policy Framework guidance. 06) Adequate supporting evidence, in the form of an archaeological evaluation has not been provided to demonstrate that the proposal would not have an adverse impact of the nationally significant archaeological deposits on the site. Therefore the proposed development is considered to be contrary to Local Plan policy 16 and National Planning Policy Framework guidance. 07) The proposed development by virtue of its absence of adequate or suitable off street car parking would lead to an adverse impact on the amenity of the surrounding area and not provide a suitable standard of development. Therefore the proposed development is considered to be contrary to Local Plan policies 14 and 32, and National Planning Policy Framework guidance. 08) The proposed development by virtue of its design and layout would not provide an acceptable quality of development in terms of accessible and adaptable dwellings. Therefore the proposed development is considered to be contrary to Local Plan policies 14 and 21, and National Planning Policy Framework guidance. 10/01163/FULL – refused 03.08.2011 Appeal allowed - Erection of building to form 64 apartments, with 11 parking spaces and accesses off Blaides Staithe, 5 floors maximum. Application for a new planning permission to replace extant planning permission (15233R) in order to extend the time limit for implementation (from 3 years which expires on 16/1/11 to a further 3 years. 07/01291/FULL – Approved with Conditions 16.01.2008 - Erection of building to form 64 apartments, with 11 parking spaces and accesses off Blaides Staithe, 5 floors maximum. 04/02022/FULL – refused 02.02.2005- Erection of building to form 100 flats, with 40 parking spaces, in three blocks; High Street-5 floors including basement parking: Alfred Gelder Street: 8 floors including basement parking: and River Hull frontage-9 floors including basement parking. 1) The proposed building is not considered to be of a satisfactory design standard by virtue of the following: - a) The building's scale, height, massing, building & roof details and design, which would appear incongruous and overdominant in this sensitive location. b) The building at its south western corner is not considered to present a defining corner feature which would be appropriate in this prominent location; Therefore the proposed building is considered to be contrary to Local Plan policies BE1, BE3, H1, and CC1; Draft Deposit Joint Structure Plan policy SP5 and Heartlands Policy Plan policies HL1.5 and PR.10. It is also considered contrary to the guidance issued in PPG1. 2) The proposed building is considered likely to harm the character and appearance of the Old Town Conservation Area, its skyline and River Hull frontage by virtue of its scale, height, massing, building & roof details and design, which would appear incongruous and overdominant in this sensitive location. Therefore the proposed building is considered to be contrary to Structure Plan policy En7; Draft Deposit Joint Structure Plan policy ENV6 and Local Plan policies BE1, BE19, BE20, and BE21; and Heartlands Policy Plan policies HL1.5 and PR.10. It is also considered contrary to the guidance issued in PPG1 and PPG15. 3) The proposed development by virtue of its height, materials, building details, design, and relationship to the neighbouring Blaydes House would harm the setting of this Grade II* listed building (contrary to Local Plan policy BE28, Draft Deposit Joint Structure Plan policy ENV6, Structure Plan Policy En7. It is also considered contrary to the guidance issued in PPG1 and PPG15.) Plus others REPRESENTATIONS Local Plan - Housing Policy 5(2) – The policy requires 10% of the dwellings to be affordable housing; the application proposes 2 affordable flats (12.5%) (Affordable Housing Statement). Policy 6(1) – As the development is located in the city centre (HMVZ1), it is not required to meet the space standard; however, all the proposed flats do in fact exceed the minimum space standard Policy 42 – The application site is an allocated housing site with no open space requirement. Conservation The proposal follows the guidance in SPD13 (as far as possible given the split ownership of the site) in terms of heights and a perimeter layout. The south elevations of the blocks fronting High Street and the River Hull will, appropriately, be left un-fenestrated so as not to preclude future development on the south side of the site and the completion of a perimeter block. The overall contemporary design, height and scale of the proposed development is generally acceptable in conservation terms, as is the choice of materials. However, as advised previously, the block on the corner of High Street and Blaides Staithe is a tad over dominant in terms of its relationship with Blaydes House.