Agenda item

Erection of motor dealership providing sales and servicing, repair, MOT facilities, wash and valet, vehicle preparation and external car displays.  [Rawcliffe and Clifton Without Ward] [Site Visit]

Members considered a major full application by Mr George/Martin Cornwall-Leigh/Wheatley for the erection of a motor dealership providing sales and servicing, repair, MOT facilities, wash and valet, vehicle preparation and external car displays.

Officers provided an update to Members. They advised that a consultation response had been received from Highways and that Highways officers have no objection to the proposed development. They felt that an acceptable solution had been developed to allow pedestrian access from the site on to Clifton Moor Gate. This included an uncontrolled crossing and pedestrian island similar to others on this section of the highway. These off-site highways works could be secured by condition and would  be carried out through a S62 highways agreement. Officers noted that a number of different options for provision of pedestrian access from the site on to Clifton Moor Gate had been considered. Due to the cost implications, detrimental impact on traffic at the existing signalised junction and predicted use of the facilities generated by the development, other options were not deemed reasonable or proportionate to the demand generated by the development.

Highways Officers drew attention to para.32 of the NPPF which stated that ‘development should only be prevented or refused on transport grounds where the residual cumulative impacts of development were severe’. The proposed pedestrian access scheme was considered to resolve issues of connectivity from the site to likely destinations and provided opportunities for linked pedestrian trips and staff to access bus routes and nearby facilities. Given the nature of the development officers accepted that demand for such pedestrian access was likely to be limited and, as such, the proposed pedestrian was a reasonable and proportionate response to the need to improve the development’s sustainability credentials. Officers recommend additional  highways’ conditions as listed in the resolution below.

Officers advised that  Flood Risk Management  objected to the  proposal but accepted that issues could be dealt with via a condition. Officers advised that a condition was already recommended for the submission of surface and foul water drainage details and therefore no change was proposed.

Officers also advised that a revised plan had been received and therefore condition 2 (Plans) should be amended to reflect the minor changes to elevational plans and pedestrian linkage:

One Member expressed concern that that the landscaping scheme, which they felt was integral to the development, had not been seen by members. Officers confirmed that this had been submitted and included trees, shrubs and grass on the frontage of the site as would normally be expected. Members confirmed that they supported an amendment to condition 12 to ensure that approved landscaping be protected for the lifetime of the development rather than just the 10 years currently stated in the condition.

Members noted that the proposals would replace 4 unoccupied office blocks and expressed the view that as long as there was a safe crossing point and no overwhelming increase in parked cars that they were happy with the proposals which they felt was appropriate for the site.

Resolved:  That the application be approved subject to the conditions listed in the report and the additional and amended conditions listed below, including an amendment to the landscaping condition:

Amended Condition 2 (Plans)

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

Location plan

TD5707_101_P2   Proposed site plan

TD5707_203    Proposed GA plans

TD5707_245_T3    Proposed wash valet details

TD5707_301_P1    Proposed elevations  

TD5707_305    Proposed sections

YD2_JLRY_LP001 REV A    Landscape general arrangement

JLRY_DT001    Soft landscape details  

TD5707 REV A    Revised travel plan  

06690-HYD-XX-XX-DR-TP-0100 revision P5 Proposed cycle/ pedestrian island

1000-A (A1)_Swept Paths

Reason: For the avoidance of doubt and to ensure that the development is carried out only as approved by the Local Planning Authority.

                   Additional Highways Conditions

1.   HWAY 14 – Access to be approved

2.   HWAY 18 – Cycle parking details required

3.   HWAY 35 – Servicing areas maintained

4.   HWAY 37 – Control of glare from lighting

5.   Within 6 months of occupation a travel plan shall be submitted and approved in writing by the Local Planning Authority. The travel plan shall be based on the submitted Framework Travel Plan; developed and implemented in line with Department of Transport guidelines and be updated annually. The site shall thereafter be occupied in accordance with the aims, measures and outcomes of said Travel Plan. Within 12 months of occupation of the site a first year travel survey shall have been submitted to and approved in writing by the Local Planning Authority.

Reason: To reduce private car travel and promote sustainable travel in accordance with paragraph 36 of the National Planning Policy Framework and policy T13a of the City of York deposit Draft Local Plan

6.   The development shall not be occupied until the highway layout, as shown indicatively on the Hydrock Drawing Numbered 06690-HYD-XX-XX-DR-TP-0100 revision P5 (subject to highways agreements) has been completed and all existing dropped crossings not shown as being retained on the approved plans have been removed and the highway reinstated to match adjacent levels.

The detailed specification of the crossing, cycle/pedestrian refuge island, alterations to the cycle off ramp and associated footpath link including tactile paving, shall be approved in writing prior to such works commencing and the development shall be carried out in accordance with the approved details.

A full 3 stage road safety audit carried out with advice set out in the DMRB HD19/03 and guidance issued by the Council, will be required for the new refuge island. Stage 1 of the audit shall be submitted to and agreed in writing by the LPA prior to such works commencing.

Reason: In the interests of good management of the highway and road safety.

                   Amended Condition 12  (Landscaping Scheme)

The approved landscape general arrangement and soft landscape details shall be implemented within a period of six months of the completion of the development in accordance with the approved landscape design and management report. Any trees or plants which within the lifetime of the development, die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of a similar size and species, unless the Local Planning Authority agrees alternatives in writing.

Reason: So that the Local Planning Authority may be satisfied with the variety, suitability and disposition of species within the entire site, and the quality of the works, since the landscape scheme is integral to the amenity the development.

Reason:     The scheme is considered to represent a good use of this existing employment site. The proposal for a car dealership falls within a sui generis use and results in the creation of 30 new jobs and the retention of 62 full time and 4 part time jobs. The use is in keeping with the character of the area and the proposal results in a high quality and appropriately designed development. Subject to acceptable details being submitted, the addition of a pedestrian access to the site from Clifton Moor Gate is considered to improve the accessibility of the site and encourage linked trips and public transport use.