Agenda item

Conversion and redevelopment of site to provide 120no. dwellings (use class C3) and ancillary communal space, to include new build dwellings, demolition of modern extensions and ancillary building and associated car parking, landscaping and other works (phased development) [Fishergate Ward]

Members considered a major full application for conversion and redevelopment to provide 120 dwellings and ancillary communal space, including new build dwellings, the demolition of modern extensions and ancillary building and associated car parking, landscaping, and other works.

The Development Manager gave a presentation on the application and outlined that the application included a mixture of listed and unlisted buildings.

The Development Manager, and Principal Officer, Development Management, noted that roof terraces and balconies to be introduced to the South West Wing building had been proposed for suitable places and had been chosen carefully, and that development of new-build housing included 23 dwellings, including 5 houses which were larger. The listed coach house building was to be converted for some of these.

In response to questions from members, the Development Manager confirmed that:

·        As Heslington Road narrowed, there would be conditions applied by Highways creating a priority system, and the main entrance to Heslington Road was outside of the site.

·        There was no noticeable reduction in grass spaces across the site, and there was to be a variety of cycle storage spaces, including some shared-use cycle storage when basement storage was not possible.

·        There would be no change to the public’s access to the burial grounds, and public access would be possible across Thief Road and Heslington Road.

·        Conditions within the plans regulated the requirement of disabled parking. The plans stipulated 30 parking spaces for visitors.

Members were provided with an update in which the Principal Officer Development Management amended the officers’ recommendations by including a condition to make sure that the results from an arborical culture survey, requiring tree protection and detailing information of nesting birds during construction, were adhered to.

Public Speakers

Geoff Beacon spoke in objection to the application and suggested that the proposed dwellings were only directed at affluent people, and he raised concerns that the application did not adhere to the Planning and Compulsory Purchase Act 2004 which placed an obligation on Local Authorities to plan for sustainable development.

Martin Ford spoke in support of the application on behalf of the Trustees of the Retreat and stated that the retreat provided mental health services, but that the buildings were too old to deliver the care that they needed to offer, and needed a new use. He reported that the Retreat had experienced financial losses, and that the sale of the land would provide security for the future of the charity.

In response to questions from members, Martin stated that the Retreat had confidence in the new development to champion the history of the charity following construction.

Richard Lawrence and James Woodmansee (the Applicant) spoke in support of the application and stated that the designs of the development had been made in consultation with Council Officers and different interest groups, and that their finances had been assessed as suitable to dealing with the upkeep of land. He highlighted that the process to get this far had been very thorough to ensure high standards for the conversion of the premises, and that they had converted historic buildings in the past.

In response to questions from members, Richard and James stated that:

·        The developers wished to create a limited access heritage trail to promote the history of the site and to maintain public safety.

·        The Quakers would have contractual, unlimited access to the burial grounds.

·        There would be 220 external parking spaces, including wheelchair spaces. Smaller properties would have one parking space, with larger properties having 2 spaces.

·        Investigations were ongoing regarding the possibility of laying conductive charging for electric vehicles (EVs).

·        The installation of PV solar panels was a possibility on site where necessary and appropriate, the developers were working with Historic England in regard to this.

·        There could be the possibility of upgrading some windows to improve insulation, but investigations were needed to explore this due to the historical significance of the windows in the buildings.

·        Upon access to the site, the gates would open inwards to give priority to bicycles and to slow down bigger vehicles.

·        The cricket pitch would remain as it is in order to maintain the history of the site, but would not be open to the public in order to maintain the tranquillity of the burial ground.

Members then asked officers a number of questions to which they responded that:

·        The money available for offsite improvements needed to be spent within 15 minutes from the site.

·        Section 39 of the Planning and Compulsory Purchase Act 2004 required Local Authorities to exercise the function with the objective of contributing to the achievement of sustainable development, this requirement was related to planning policy. The sustainability assessment was carried out in relation to the Local Plan and in making planning decisions officers had regard to the Development Plan. Officers considered those policies developed in accordance with the relevant legislation.

·        The applicants had engaged with Historic England and there was an agreement for the demolition and restoration of the central building as much as possible.

Councillor Rose proposed an amendment to paragraph 16 of the report to include an additional condition to support the environmental performance of the listed building, this was seconded by Councillor Fisher, and it was resolved:

That delegated authority to be given to the Head of Planning and Development Services to:

i)             Determine the final detail of the planning conditions, with the inclusion of additional conditions regarding tree protection and an informative regarding nesting birds as set out in the officer’s update, and an additional condition as proposed by Councillor Rose and seconded by Councillor Fisher regarding the environmental performance of the listed building.

ii)            Refer the application to the Secretary of State for Communities and Local Application Government under the requirements of Section 77 of the Town and Country Planning Act 1990, and should the application not be called in by the Secretary of State, then APPROVE the application subject to planning conditions and completion of a s106 legal agreement to secure the items listed below.

·                    Affordable housing: Off-site contribution equivalent to three dwellings of £1,446,802 - in respect of tree protection and informative on nesting birds.

·                    Education - Contributions towards school places £875,412.

·                    Sustainable travel - £48,000 to be committed towards implementation of the travel plan. To include a budget of £24,000 towards car club membership and drive time for first occupants.

·                    Off-site-Sports - £70,077 towards facilities within a 15-minute walk of the site.

·                    Healthcare - To fund expansions to capacity at either Park View or Tang Hall Lane surgery or an alternative specified facility within a 1.5km distance of the site) - £112,826.

·                    Retreat Gardens - A scheme to provide for limited public access to the grounds and provision for ongoing maintenance of the grounds.

·                    Monitoring Fee - £7,800.