Issue - meetings

Members considered a Full Application, submitted by Mr and Mrs L A Stephenson for the erection of a pitched roof detached dwelling on land to the west/rear of Nunthorpe Lodge, with access to York Street (revised scheme).

Officers updated that the site plan attached to the report should have shown the application site at the rear of Nunthorpe Lodge and that the word ‘prior’ required adding to reason 12 (page 23) following the word ‘amphibians’ in the final line.

Officers also updated that the applicant had yesterday amended the height of the dwelling, reducing the height by 250 mm giving a ridge height of 9 metres. He confirmed that this was the only change to the scheme and that the design, layout and position were as detailed in the report.

Representations were received in objection to the scheme from a neighbour who indicated that this was the fifth design for this site and that approval had eventually been granted in March 2005 following a number of amendments.  She indicated that this application now contained many of the adverse features contained in earlier applications and the neighbours requested Members to refuse this application.

In reply to a note passed to the Chair at the meeting by the objector, Officers measured the distances to boundaries and confirmed that these were correct in the Officers report and that, in their opinion, no information had been omitted from the report.

Representations were received in support of the scheme from the Applicants Agent who explained that the scheme had been resubmitted as the applicant wished the design of the house to be more in keeping with the site and its surroundings. He indicated that the full height glazing, facing York Street, on the approved scheme had now been omitted and that this had been replaced by 2 small obscure glazed windows at first floor level and 4 secondary ground floor windows which faced the adjacent property. The balcony had also been removed and although the roof height had been increased it was felt that the pitch of the roof was now more in keeping with adjacent property.

Members commented that they felt that the amended scheme did not overcome the previous objections and grounds for refusal which related to the location, scale and massing of the dwelling which would dominate and overshadow neighbouring dwellings. 

RESOLVED:                        That the application be refused.

REASON:                 The position, size, scale and massing of the proposed house is considered to dominate and overlook neighbouring properties on York Street which results in an imposing development and a loss of privacy and general amenity for the occupiers of these houses. This is therefore considered inappropriate to the site and its surroundings and does not comply with design guidance in PPS1 or with the City of York Draft Local Plan (incorporating the 4th set of changes) policies H4a Part c (Housing Windfalls), GP1 (Design) or GP10 (Subdivision of gardens and infill development).