Agenda item

Outline application for the erection of student accommodation comprising of 282 bed spaces within 75 unit clusters in 5 blocks with associated landscaping and access after demolition of existing dairy (resubmission). [Fishergate Ward]

The Committee considered a major outline application, submitted by Uniliving Ltd, for the erection of student accommodation comprising of 282 bed spaces within 75 unit clusters in 5 blocks with associated landscaping and access after the demolition of the existing dairy (resubmission).

Officers circulated the following information in an update (full details of which are set out in the annex attached to the agenda):

• Two further letters of objection had been received from residents.
• Comments had been received from the Authority’s Sustainable Project’s Officer supporting the proposals subject to prior approval of a renewable energy strategy.
• No commitment to the Institute of Civil Engineers Demolition Protocol had been received from the applicant but he had now confirmed his commitment to the protocol.
• Additional archaeology comments had been received which sought the replacement of draft conditions 14 and 15 for one bespoke condition for the site.
• Amendment of draft condition 7 to also include details of the stack height.

Representations in support of the application were received from the applicant’s agent. He referred to extensive negotiations undertaken with Officers since refusal of the application in June, which had involved a new design approach and a reduction in bed spaces. He referred to the large amount of private student accommodation in the Hull Road/Fishergate Ward and pointed out that this development would release around 100 family dwellings onto the market. The environmental management plan and permanent on-site management presence would he confirmed reduce noise and anti social behaviour issues in a highly sustainable location.

Representations in objection were received from a local resident who referred to the rapid spread of the University campus and subsequent loss of family housing to students. He pointed out that local residents and Parish Councils felt that the University should provide student accommodation on campus.

The Local Member also pointed out that the University had failed to build sufficient accommodation on campus. He referred to residents concerns in relation to the earlier scheme and confirmed that he had no objections to the present application just a number of questions. These related to the green wall screening, parking and the strength of draft condition 24 which should include dark sky compliant lighting.

In answer to Members questions the applicant’s Architect confirmed that Uniliving had a similar occupancy management plan in operation in a development in Hull which had worked well in maintaining control of occupants.

Members went onto question a number of aspects of the scheme including;

• Details of the green wall screening;
• Confirmation that the development was not tied to a specific University;
• Letting of accommodation out of term time;
• Details of bus routes using the proposed new bus shelter;
• Confirmation that the site would have a 24 hour management presence;
• Confirmation that discussions with the Police Architectural Liaison Officer would be undertaken at the reserved matters stage;
• Open Space contribution and its use in the locality rather than at the University

Following further lengthy discussion it was 

RESOLVED:    i) That the application be approved subject to the conditions set out in the report and the following amended conditions:

Amendment of Condition 7 to read “Notwithstanding the information contained on the approved plans, the height of the approved development shall not exceed 14.8 metres, to ridge height and 15.8 metres to maximum stack height, 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.”

Deletion of Conditions 14 and 15 and their replacement with “No demolition shall take place until the applicant has secured the written approval of the Local Planning Authority for the content and implementation of an archaeological mitigation strategy which consists of: demolition and level reduction to the top of surviving archaeological deposits under archaeological supervision; archaeological excavation of features and deposits associated with the 19^th Century tannery and its subsequent development; analysis, reporting and publication of the results of the excavation; deposition of the archive with the Yorkshire Museum; an archaeological watching brief on all other ground disturbances; and community access and involvement in the project.”

Condition 31: That the Chair and Vice Chair in consultation with the Assistant Director of Planning and Sustainable Development be authorised to agree the details of the siting of the proposed bus stop on Lawrence Street.

ii) That under Section 106 of the Town and Country Planning Act 1990 the financial contribution towards off site provision of open space should specify that the contribution should be used for provision in the locality of the site and not at the University.

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 principle of the development, affordable housing /occupancy, impact upon the character and appearance of the area, impact upon residential amenity, living conditions of future occupants, parking and highway issues, open space issues archaeological significance of the site and sustainability. As such the proposal complies with Policies ED10, GP1, GP4a), GP6, H1, HE10, L1c) and T4 of the City of York Development Control Local Plan.