Planning Application No: 63/2013/14138
7 Day Notice: NO
1.
Site Description
1.1
The application site comprises the former offices of the Skipton Building Society
located to the rear of 59 the High Street in Skipton.
1.2
The site is roughly 0.14 ha in area and is bounded by Kendals Yard to the north,
Providence Place to the south, Court Lane to the east and the High Street to the
west. The offices are presently vacant and have been unused since the re-location
of the Building Society to new premises on Gargrave Road approximately 4 years
ago.
1.3
The application site encompasses the original Building Society office comprising a
three storey ashlar faced building (circa. 1927) that fronts onto the High Street and
also includes a three storey stone built extension to the rear connected to a
concrete built five storey extension that forms the bulk of the site.
1.4
The site is located within the Development Limits and Core Retail Area of Skipton
and is also within the conservation area.
1.5
The site is identified as being within an area designated as Flood Zones 2 and 3.
2.
Proposal
2.1
Following recent changes to the Town and Country Planning (Use Classes) Order
1987 planning permission is not required to change the use of an office block (Use
Class B1(a)) to a C3 residential use subject to prior approval of flooding, highways,
transport and contamination issues. Consequently, this proposal seeks permission
only for the external alterations required in connection with a proposed change of
use of the building to residential apartments.
2.2
Specifically the application seeks approval for a revision to external alterations that
were approved under application Ref: 63/2013/13583 by way of a variation to
condition 2 of that approval.
Officer Note: Condition 2 of planning application 63/2013/13583 was a standard
condition to specify the approved plans.
2.3
2.4
In summary the proposals are to:

Replace the existing window frames.

Create new window openings within the north elevation.

Enlargement of two existing windows in the east elevation.

Installation of glazed Juliette balcony screens.

Installation of a new timber frame feature surrounding balconies.

Artificial hedge to top of concrete façade on roof.

Living wall cable system to the east elevation.

Demolition of a small flat roofed extension and creation of a platform lift with
level access into the main entrance on the south elevation.
All of the existing windows on the building are non-opening and single paned and
are somewhat dated in appearance. The proposed replacement windows would be
multi-paned and have opening lights and are to be constructed of aluminium. No
details of the finished colour have been provided and it is therefore proposed to
condition any approval to require prior approval of the finished window details.
3.
Planning History
3.1
There have been a number of proposals for telecommunications equipment on the
building but no applications that are of relevance to the current proposal other than
those detailed below.
3.2
63/2013/13583: Replacement of Existing Windows and Creation of New Window
Openings Together with The Addition of Balconies and A Disabled Access To
Existing Office Building. Approved August 2013.
3.3
63/2013/13878: Prior approval notification for the conversion of the former HML
(part of Skipton Building Society) head office building into apartments. Prior
Approval Not Required October 2013.
4.
Planning Policy Background
4.1
The National Planning Policy Framework.
4.2
PPS5: Planning for the Historic Environment Practice Guide
5.
Parish/Town Council Comments
5.1
Skipton Town Council: No objection. The Committee welcome any improvements to
this building. They state that it would be nice to see removal of the
telecommunications equipment on the roof.
6.
Consultations
6.1
NYCC Highways: Recommend that planning permission is granted subject to
informatives being attached to ensure that the proposals do not create an
obstruction on the adjacent PROW.
7.
Representations
7.1
None received.
8.
Summary of Principal Planning Issues
8.1
The visual impact of the proposed external alterations and effect on the Skipton
conservation area.
8.2
Impact on the amenity of neighbouring properties.
9.
Analysis
9.1
This proposal is for external alterations and whilst these are proposed in connection
with an intended change of use of the building to residential it is important to note
that this change of use does not require planning permission and is therefore not a
matter for consideration as part of this application.
9.2
The existing building is a large structure which has little merit in terms of its overall
scale, design, use of materials and detailing and there can be no argument that any
changes and improvements to its external appearance are to be welcomed. The
more traditional and domestic appearance of the proposed windows would add
some visual interest to the building as would the proposed balconies which are not
dissimilar to others found on buildings such as mill conversions elsewhere in the
town centre. The alternative design now proposed is considered to be an
improvement on the approved plans and would give the building a more
contemporary appearance. The incorporation of the roof top artificial hedges to
disguise the existing roof and of the living wall to the east elevation are particularly
interesting features as is the replacement of the access ramp to the main entrance
with a modern platform lift.
9.3
With regards to the location within the Skipton Conservation Area it is considered
that the building itself does little to enhance or contribute in a positive way to the
town centre streetscape. Arguably, the building would be unlikely to be granted
planning permission if applied for under recent planning constraints.
Notwithstanding, it is an existing structure which is at odds with its wider setting and
the proposed changes are not negative additions or alterations which would be in
any way detrimental to the Conservation Area. On balance the attempt to improve
the facades of the building are positive additions which are an overall benefit in
terms of visual impact.
9.4
In terms of amenity the proposed variation in design would raise no issues in
relation to neighbouring properties.
9.5
It is considered that the proposed amendments to the approved external alterations
are acceptable and would be consistent with both the NPPF and the PPS5 Practice
Guide.
10.
Recommendation
10.1
That planning permission is granted subject to the following conditions:
Conditions
1. The development hereby permitted shall be begun not later than the expiration
of three years from 6th August 2013.
Reason: To comply with the requirements of Section 92 of the Town and
Country Planning Act 1990.
2. The development hereby approved shall not be carried out other than wholly in
accordance with Drawing Nos. (100) 001received 2nd December 2013 and (300)
002 revision C received by the Local Planning Authority on 10th January 2014.
The development shall be completed in accordance with the approved plans
except where conditions attached to this planning permission indicate otherwise
or where alternative details have been subsequently approved following an
application for a non-material amendment.
Reason: To specify the planning permission for the avoidance of doubt.
3. No development approved by this permission shall commence until full details of
the materials and finished colour of the proposed window frames, balconies,
timber framing and the platform lift have been submitted to and approved in
writing by the Local Planning Authority.
Reason: In the interests of visual amenity.
4. All doors and windows on elevations of the building(s) adjacent to the existing
and/or proposed highway shall be constructed and installed such that from the
level of the adjacent highway for a height of 2.4 metres they do not open over
the public highway and above 2.4 metres no part of an open door or window
shall come within 0.5 metres of the carriageway. Any future replacement doors
and windows shall also comply with this requirement.
Reason: In accordance with Saved Local Plan Policy T2 and to protect
pedestrians and other highway users.
Informative:
1. This permission is for the works described in the description of development and
is not for the change of use of the building to residential. The developer should
note that prior approval of flooding, highways, transport and contamination
issues must be obtained from the Local Planning Authority before a change of
use of the building can be undertaken under the Town and Country Planning
(Use Classes) Order 1987. In addition the revision to the Use Classes Order
does not apply to A2 offices (Professional and Financial Services) when
premises have a display window at ground floor level and therefore planning
permission would still be needed to change the use of that part of the site
fronting onto the High Street (no.59).
2. Notwithstanding the submitted plan, no works are to be undertaken which may
create an obstruction, either permanent or temporary, to the route of the claimed
Public Right of Way.
Applicants are advised to contact the County Council’s Public Rights of Way
Team Leader at County Hall, Northallerton on 0845 8 727374 to obtain up-todate information regarding the line of the route of the claimed way. The
applicant should discuss with the Highway Authority any proposals for altering
the route.
Statement of Positive Engagement: In dealing with this application Craven District Council has sought to approach the
decision making process in a positive way, in accordance with the requirements of
paragraphs 186 and 187 of the NPPF.