Agenda item

Erection of 5no. apartments, 5no. two bedroom housing units, 6no. three bedroom housing units, 3no. four bedroom housing units and a shared common house/amenity block and associated infrastructure to form community housing development. (Westfield) [site visit]

Members considered a Major Full Application from Mr Newton for the erection of 5 apartments, 5 two bedroom housing units, 6 three bedroom housing units, 3 four bedroom housing units and a shared common house / amenity block and associated infrastructure to form community housing development.

Officers updated the committee on revisions to conditions 1, 2, 3, 4 and 5 and the removal of condition 14 in line with recommendations from Public Protection. The amended conditions are listed below.

Mr Newton, the applicant, spoke in support of the application on behalf of YorSpace. Mr Newton explained that this development would hopefully be the first of many forever affordable community housing developments in York. Mr Newton highlighted some of the key aspects of the plans including reducing the community carbon footprint with reduced car parking and car sharing scheme and important aspects of the concept of community led housing developments.

Under questions from members, Mr Newton confirmed that North Yorkshire Police were supportive of the scheme, that shared car ownership amongst members of the community would be an important commitment by the community and that other examples of similar developments include LILAC (Low Impact Living Affordable Community) in Leeds.

Cllr Waller, the ward councillor, then addressed the committee. Cllr Waller sought clarification on whether the metal perimeter fencing would be retained and also noted that the wider site still needed adequate drainage plans to be submitted. In addition Cllr Waller raised an issue relating to plant machinery accessing the site via Dijon Avenue.

In response to Member questions, the Flood Risk Engineer confirmed that after receiving further information and after having amended the conditions, there are no outstanding issues with drainage planning on this site.

One Member suggested that condition 5 could include the following wording: ‘particularly in relation to the side adjacent to green lane.’

Members commended the sustainability and standards shown by this application and also the promotion of a strong community alongside the properties being forever affordable. Members believed that this application was a good model that more developments should aspire to.

It was moved and seconded that approval be granted and it was therefore:

Resolved:  That approval be granted subject to the conditions listed in the report and the amended conditions listed below.

Reason:     The development lies within the south eastern section of the former Lowfield school site. It would provide an innovative form of housing and would contribute to the supply of housing land in accordance with Local Plan and NPPF policy. The design of the scheme as amended would not give rise to any material harm to the visual amenity of the wider street scene or the residential amenity of neighbouring properties. The proposal would not give rise to any issues of anti-social behaviour and any highway impacts have been previously modelled in the context of the outline planning permission ref:- 17/02429/OUTM for the wider Lowfield Scheme.

Amended Conditions:

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

Reason:     In the interest of satisfactory and sustainable drainage.

2.      No development shall take place until details of the proposed means of disposal surface water drainage, including details of any balancing works and off -site works, have been submitted to and approved by the Local Planning Authority. If discharge of surface water to public sewer is proposed, the information shall include the point (s) of connection into the existing public sewer and the means by which the discharge rate shall be restricted to a maximum rate from the whole site agreed under the 17/02429/OUTM application of 30 (thirty) litres per second.

Reason:     So that the Local Planning Authority may be satisfied with these details for the proper and sustainable drainage of the site as the public sewer network does not have the capacity to accept unrestricted discharge of surface water.

3.      Unless otherwise approved in writing by the local   planning authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works and no buildings shall be occupied or brought into use prior to completion of the approved foul drainage works

         Reason:     So that the Local Planning Authority may be satisfied that no foul and surface water discharges take place until proper provision has been made for their disposal.

4.      No building or other obstruction including landscape features shall be located over or within 5 metres either side of the centre lines of each the public sewers i.e. protected strip widths of 10 metres per sewer, that cross the site. If the required stand -off distances are to be achieved via diversion or closure of the sewers, the developer shall submit evidence to the Local Planning Authority that the diversion or closure has been agreed with the relevant statutory undertaker and prior to construction in the affected area, the approved works have been undertaken.

Reason:     In order to allow sufficient access for maintenance and repair work at all times.

5.      Prior to first occupation or use of the development hereby approved four integrated features providing a roosting crevice for bats must be constructed within the fabric of the new buildings, and two boxes for nesting birds.

Reason:     To take account of and enhance the biodiversity and wildlife interest of the area, and to be in accordance with Paragraph 175 d) of the NPPF (2019) to encourage the incorporation of biodiversity improvements in and around developments, especially where this can secure measurable net gains for biodiversity.