Agenda item

12 dwellings and an Extra Care facility comprising 41 residential units, with associated bistro restaurant, shop, hairdressers and landscaped amenity space including additional associated communal areas after demolition of existing dwellings. [Fishergate Ward] [Site Visit]

Members considered a major full application, submitted by Ms Marie Lodge, for 12 dwellings and an Extra Care facility comprising 41 residential units, with associated bistro restaurant, shop, hairdressers and landscaped amenity space including associated communal areas after the demolition of 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 an improvement to the northern end elevation, moving the bin store away from the boundary of the site with St Ann’s Court and detailing the elevational treatment onto Cemetery Road.
• 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, a condition related to designing out crime, a lighting scheme for the extra care facility and protection for the front boundary hedge.
• Minor alterations to the wording of Conditions 18 and 32.
• The extension of Condition 6 to protect the hedge to the front boundary during construction.
• Drawing numbers were required in Condition 2 following the Committee meeting.

 

The applicant and the representative of the Discus Bungalow Residents Association confirmed that they had nothing further to add to their comments made in relation to the previous application.

 

Members questioned the following aspects of the scheme:

·        Confirmation that the rights of access for existing residents to their garages from St Ann’s Court would be maintained.

·        The number of parking spaces provided for the extra care facility.

·        Secure by Design condition to take into account the Architectural Liaison Officers comments in relation to the gating of alleyways if required.

·        Amendment of the Construction Management Plan condition to  ensure that development traffic was contained in the site to avoid problems for neighbouring residents.

 

Officers confirmed that Highways were satisfied that the parking proposals were adequate and that the proposed Travel Plan would cover staff travel in a sustainable way.

 

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

Amended Condition 2

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

 

2769.00.03                                          St. Ann’s site location plan

 

2769.20.02A rev A                            5no and 3no property terraces

 

2769.SA10.01 rev C                         St Ann’s Site Plan

 

Key 03                                                  St Ann’s Key Plan

 

07105 / PO1 Rev. B                         Ground Floor Layout

 

 07105 / PO2 Rev. B                        First & Second Floor Layouts

 

 07105 / PO3 Rev. A                         Upper Roof Plan

 

 07105 / PO4 Rev. D                       Elevations

 

 07105 / D10                                       Visual Perspectives.

 

001/C                                                   Existing ground levels

 

SA10.03                                               St. Ann's tenure plan

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

 

Extended Condition 6

Before the commencement of development, including demolition, building operations, or the importing of materials and any excavations, a method statement regarding protection measures for the existing trees shown to be retained on the approved drawings and the hedge to the front boundary to Cemetery Road shall be submitted to and approved in writing by the Local Planning Authority. This statement shall include details and locations shown on a plan of protective fencing, phasing of works, site access during demolition/construction, type of construction machinery/vehicles to be used, (including delivery and collection lorries and arrangements for loading/off-loading), parking arrangements for site vehicles and storage of materials, location of marketing cabin.

 

Replacement to Condition 7

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.

 

Amended Condition 13

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 14

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.

 

Amended Condition 18

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 29

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 32

The extra care apartments hereby approved shall only be occupied by elderly people in need of personal care assistance.

 

Additional Conditions

34           Prior to the commencement of the development, or within such longer period as may be agreed in writing with the Local Planning Authority, details of all external hardsurfacing materials shall be submitted to and approved in writing. Thereafter the approved scheme shall be implemented in accordance with the approved details prior to the building being brought into use.

35               Notwithstanding the information contained on the approved plans, the height of the bungalows and extra care facility 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.

 

36           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 the bungalows shall be submitted to and approved in writing by the LPA and thereafter implemented in accordance with the approved scheme.

 

37           The hedge fronting the Cemetery Road shall not be removed or lowered below 1.5 metres in height without the prior written approval of the Local Planning Authority.

 

38               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.

 

39               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.

 

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

 

41           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'.

 

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) details of all proposed external lighting for the extra care facility shall be submitted to and approved in writing by the LPA. Thereafter the scheme shall be implemented to the satisfaction of the LPA and no other lighting shall be installed without the written consent of the LPA.

 

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.