Agenda item

59 dwellings and 26 apartments with associated landscaped amenity space after demolition of 41 existing dwellings. [Heworth Ward] [Site Visit]

Consideration was given to a major full application, submitted by Ms Marie Lodge, for the erection of 59 dwellings and 26 apartments with associated landscaped amenity space after the demolition of 41 existing dwellings.

 

Officers circulated an update at the meeting relating to the following points:

• The applicants for the scheme were Tees Valley Housing, York Housing Association and Southdale Homes.
• An amended plan had been received which showed that the turning head would accommodate an 11m dustbin lorry.
• Following concerns raised by members on the site visit an amended plan had been received which showed the extent of the amenity area on the south of the site and a further area that had been added following the removal of parking spaces and a bin store.
• Additional comments from the Landscape Architect referring to a further loss of trees on the amended plan and a lack of amenity space.
• The Environment Agency were now satisfied that the application could be approved subject to the addition of a number of conditions, which were detailed.
• Confirmation from the Sustainability Officer that from a sustainability point of view the scheme was welcomed.
• Additional conditions were proposed to ensure the satisfactory detailing of the scheme. These conditions were listed and covered heights of building and ground levels, details of hard surfacing and storage sheds proposed in the rear gardens and a condition related to designing out crime.
• Clarification of paragraph 4.28 of the report in relation to the 13 (The figure ‘5’ was stated in update, amendment required to ‘13’) discount for sale (DFS) properties which would be provided as either affordable rented properties, affordable rented properties staircasing into DFS or as DFS. That the conclusion to the report required amending to reflect these possibilities for the provision of these 13 properties.
• Minor alterations to the wording of Condition 13.
• Drawing numbers were required in Condition 2 following the Committee meeting.

 

The applicant confirmed that since the site meeting amended plans had been submitted which made provision for a further amenity area on this site.

 

The Local Member expressed support for the scheme following a number of recent amendments to the proposals. She thanked everyone for their involvement with the scheme and for working with the residents. She confirmed that this site was close to Glen Gardens and St Nicholas Fields which provided open areas and play space for residents.

 

Members expressed concern that that no Officer from Lifelong Learning and Leisure was present at the meeting to answer queries in relation to the provision of play areas and the Council’s Open Space Policy. Members also requested the inclusion of a condition requiring a scheme for the layout of the play area to be submitted, amendments to the designing out crime condition to take into account the Architectural Liaison Officers comments in relation to the gating of alleyways and the amendment of the construction management plan condition to contain development traffic in the site.

 

Officers confirmed that the area of amenity space proposed on this site, situated adjacent to the flat block, could be set out as a LAP (local area of play).

 

RESOLVED:             That the application be approved subject to the conditions listed in the report and the following amended and additional conditions:

Amended Condition 2

The development hereby permitted shall be carried out only in accordance with the following plans and other submitted details:-

 

2769.00.02                                        Richmond St site location plan

 

2769.20.02A rev A                            5no and 3no property terraces

 

2769.20.03 rev A                               House Type 3R

 

2769.20.04 rev A                               House Type 3W

 

2769.20.05 rev A                               Corner House

 

2769.20.07 rev A                               Mews House

 

2769.A20.02 rev B                             Richmond St Apartment Plans

 

2769.A20.03 rev A                                           Richmond St Apartment Elevations and Roof Plans

 

2769.A20.04 rev A                            Richmond St Small Apartment Block

 

2769.RI.10.01 rev D                          Richmond St Site Plan

 

2769.20.08                                         House type 3F - plots 53- 55

 

Key 02                                                 Richmond St Key Plan

 

RE10.03                                              Richmond Street tenure plan

 

001/A                                                   Ground levels plan

 

or any plans or details subsequently agreed in writing by the Local Planning Authority as an amendment to the approved plans.

 

Amended Condition 9

Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

 

1)  A preliminary risk assessment which has identified:

 

               All previous uses

               Potential contaminants associated with those uses

A conceptual model of the site indicating sources, pathways and  receptors

               Potentially unacceptable risks arising from contamination at the site.

 

2) A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site

 

3) The site investigation results and the detailed risk assessment (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

 

4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

 

Any changes to these components require the express consent of the local planning authority. The scheme shall be implemented as approved.

 

Amended Condition 13

No development shall commence unless and until details of a full  renewable energy strategy shall be submitted to and approved in writing by the local planning authority.  The strategy shall include details of the site's proposed renewable energy generation, which shall be at least 10% of total energy generation for each residential unit. The Development shall be carried out in accordance with the submitted details unless otherwise agreed in writing by the Local Planning Authority.

 

Amended Condition 23

Prior to the commencement of any works on the site, a detailed method of works statement identifying the programming and management of construction works including parking of vehicles within the site shall be submitted to and approved in writing by the LPA. The method of works shall thereafter be carried out in accordance with the agreed scheme unless otherwise agreed in writing by the Local Planning Authority.

 

Amended Condition 30

No development shall take place until details of the proposed means of disposal of foul  water drainage, including details of any balancing works and off-site works, have been submitted to and approved by the Local Planning Authority.

 

Amended Condition 31

Development shall not begin until a surface water drainage scheme, for surface water into any outfall, for the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.

 

The scheme shall include:

Details of how the scheme shall be maintained and managed after completion

Confirmation that proposed surface water run off will be reduced by a further 30% on existing rates.

The design should ensure that storm water resulting from a 1 in 100 year event and surcharging the drainage system can be stored on the site without risk to people or property and without overflowing.

 

Additional conditions

33               Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

 

34           If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with.

 

35           Prior to development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a long-term monitoring and maintenance plan) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the local planning authority.

 

36               Notwithstanding the information contained on the approved plans, the height of each dwelling type and apartment block shall be agreed in writing, as measured from existing ground level. Before any works commence on the site, a means of identifying the existing ground level on the site shall be agreed in writing, and any works required on site to mark that ground level accurately during the construction works shall be implemented prior to any disturbance of the existing ground level. Any such physical works or marker shall be retained at all times during the construction period.

 

37           Prior to the commencement of the development or within such longer period as may be agreed in writing with the Local Planning Authority (LPA), details of all hard surfacing within the development shall be approved in writing by the LPA and thereafter implemented in accordance with the approved scheme.

 

38           Prior to the commencement of the development or within such longer period as may be agreed in writing with the Local Planning Authority (LPA), details of the storage sheds shown located in the rear areas of all dwelling types shall be submitted to and approved in writing by the LPA and thereafter implemented in accordance with the approved scheme.

 

39           Prior to the commencement of the development or within such longer period as may be agreed in writing with the Local Planning Authority (LPA), a statement of crime prevention measures to be incorporated in to the design of the scheme shall be submitted to and agreed in writing by the LPA. Thereafter the scheme shall be implemented to the satisfaction of the LPA before any dwelling is occupied. Crime prevention measures shall accord with the advice set out in Planning Policy Statement 1 (2005) and comply with the aims and objectives of 'Secure by Design'.

 

40               Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 3.0 metres either side of the centre line of the water mains, which crosses the site.

 

41               Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 3.0 metres either side of the centre line of the sewers, which cross the site.

 

42           The site shall be developed with separate systems of drainage for foul and surface water on and off site.

 

43.          Prior to the commencement of the development or within such longer period as may be agreed in writing with the Local Planning Authority (LPA), a scheme for the laying out of the amenity areas shall  be submitted to and approved by the LPA. Thereafter the scheme shall be implemented to the satisfaction of the LPA  in accordance with a timescale to  be agreed in writing with the Local Planning Authority.

 

REASON:                  In the opinion of the Local Planning Authority the proposal, subject to the conditions listed, would not cause undue harm to interests of acknowledged importance, with particular reference to the following:-

- Policy Background

- Design and Landscaping

- Highways, transport, access and parking

- drainage

- Sustainability

- Impact on surrounding properties

- Affordable housing, housing mix

- Open space

- Education

 As such the proposal complies with  Policies H4a, H2a, H5a, SP3, GP1, GP3, GP4a, GP9, NE1, ED4, L1c of the City of York Local Plan Deposit Draft and government advice within Planning Policy Statement 1 and Planning Policy Statement 3.