Agenda item

The erection of two detached dwellings on land to the rear of the Lord Nelson public house, Nether Poppleton.  [Rural West York Ward]

Members considered a resubmitted full application that sought to erect two dwellings on land to the rear of the Lord Nelson

public house at 9 Main Street, Nether Poppleton, York, YO26

6HS.

The Development Manager gave a presentation on the application in which he outlined the plans.  He also provided an update on the revised plan and highlighted the reason for the previous refusal.

Public Speakers

Richard Harper, a local resident, spoke in objection to the application.  He stated that the revised plan was more detrimental than previous plans.  He raised concerns regarding the dwellings being inappropriate in the Conservation Area and that there were potential problems with drainage.  In response to Members questions, he described the listed buildings in the immediate area.

Paul Harper, a local resident, also spoke in objection to the application.  He drew attention to the Public House being a community asset, and highlighted the Conservation Officer’s report that the harm to the Conservation Area would outweigh the benefits. 

Councillor Anne Hook, spoke in objection to the application as the Ward Member for Rural West York.  She spoke about the inconsistencies in the application of planning policy with regard to a similar planning application.  She explained that the building proposed for plot 2 was very close to listed buildings within the Conservation Area.  Cllr Hook noted the comments of the Conservation Officer and raised the concerns of the Design Conservation and Sustainable Development (DCSD) team as contained within the Officer report. 

In response to questions from Members, she confirmed that the public house was open and that she considered that there was insufficient parking for both the pub and the village. She also explained that she felt that the proposal constituted an overdevelopment of the site. She commented that she felt that the site should not be subdivided as the site was intrinsic to the pub.

Lionel Lennox, a local resident, spoke in objection to the application.  He highlighted the reasons for rejecting the previous application and explained that the dwelling on plot 1 was harmful to the character and appearance of the Conservation Area.  He suggested reducing the floor plate and the gradient of the roof slope and make the house a 1.5 storey dwelling. 

In response to questions from Members he explained that the new building would be seen from both Hallgarth Close and Ferryman’s Walk.

Richard Irving, the agent for the applicant, spoke in support of the application.  He referred to the planning balance and highlighted the innovative design by local architects.  He noted that York Civic Trust, Highway Network Management and Flood Risk Management had not objected to the application. 

In response to questions from Members, the architect explained the revision to the plans since the previous submission and spoke to the advantages of the proposal.

In response to questions from Members, Officers gave the following responses:

·        There had been minor changes to plot 1 and significant changes to plot 2 which would mean that the dwelling would not be visible from any public viewpoint.  The neighbourhood plan allowed for some contemporary design.

·        The building plot was separate to the Public House and was therefore not considered to be a threat to the viability of the community asset.

·        Condition 20 covered noise insulation and Electric Vehicles (EV) charging.

Following questions, Cllr Waudby moved to refuse the application due to the overbearing design of the buildings and the perceived harm to the conservation area.  This was seconded by Cllr Fisher.  A vote was taken and there were 8 votes for the motion and 3 against.  It was therefore:

Resolved:  That the application be REFUSED.

Reason:    

                     i.        The scale of house 1 and subdivision of historic plot was considered harmful to conservation area and setting of listed Poppleton House

                    ii.        The design of house 2 was out of character with the surrounding development and harmful to the conservation area.