Agenda and minutes

At this point in the meeting, Members are asked to declare:

·        any personal interests not included on the Register of Interests

·        any prejudicial interests or

·        any disclosable pecuniary interests

which they may have in respect of business on this agenda.

Members were asked to declare, at this point in the meeting, any personal interests, not included on the Register of Interests, or any prejudicial or disclosable pecuniary interests they may have in respect of business on the agenda. Cllr Doughty declared a personal interest in the Severus SRE Site application as he had been a potential buyer for one of the houses that backed onto the site.

To approve and sign the minutes of the meetings of the Planning Committee held on 18 October and 25 October 2017.

Resolved:  That the minutes of the meetings held on 18 October and 25 October be approved and then signed by the chair as a correct record.

It is at this point in the meeting that members of the public who have registered their wish to speak can do so. The deadline for registering is by 5:00pm on Wednesday 15 November 2017.  Members of the public can speak on specific planning applications or on other agenda items or matters within the remit of the Committee.

To register, please contact the Democracy Officer for the meeting on the details at the foot of this agenda.

Filming or Recording Meetings

Please note that, subject to available resources, this meeting will be filmed and webcast, or recorded, including any registered public speakers who have given their permission. This broadcast can be viewed at http://www.york.gov.uk/webcasts.

Residents are welcome to photograph, film or record Councillors and Officers at all meetings open to the press and public. This includes the use of social media reporting e.g. tweeting.  Anyone wishing to film, record or take photos at any public meeting should contact the Democracy Officer (whose contact details are at the foot of this agenda) in advance of the meeting.

The Council’s protocol on Webcasting, Filming & Recording of Meetings ensures that these practices are carried out in a manner both respectful to the conduct of the meeting and all those present.  It can be viewed at http://www.york.gov.uk/download/downloads/id/11406/protocol_for_webcasting_filming_and_recording_of_council_meetings_20160809.pdf

It was reported that there had been no registrations to speak at the meeting under the Council’s Public Participation Scheme on general matters within the remit of the Planning Committee.

This item invites Members to determine the following planning applications:

Members considered a schedule of reports of the Assistant Director, Planning and Public Protection, relating to the following planning applications, outlining the proposals and relevant policy considerations and setting out the views of consultees and officers.

Provision of additional 26 serviced all weather pitches accessed by new tarmac road and installation of new service point with bin store, water and drainage pump. [Huntington/New Earswick Ward] [Site Visit]

Members considered a full application from Miss Awa Sarr for the provision of an additional 26 serviced all-weather pitches, accessed by new tarmac road and the installation of new service point with bin store, water and drainage pump at the Beechwood Grange Caravan Club.

Officers advised Members that since publication of the committee report, the applicant had submitted a drainage strategy for the development. This had been assessed by the council’s flood risk officers, who were content that drainage matters could be dealt with by conditions of approval if planning permission was granted.

Members noted the flood risk officers’ comments and revised recommendation that the reason for refusal remained as detailed in the report with the deletion of ‘potential harm to drainage infrastructure and downstream watercourses.’

Members considered the application and were advised that there needed to be very special circumstances for approval of an  application for inappropriate development  in the Green Belt.

Following consideration of the application it was:

Resolved:  That the application be refused.

Reason:     Policy YH9 and Y1 of the Yorkshire and Humber Plan - Regional Spatial Strategy to 2026 defines the general extent of the Green Belt around York with an outer boundary about 6 miles from the city centre.  Beechwood Grange lies within the general extent of the Green Belt. The proposed siting of 26 serviced caravan pitches, the internal access road and the ancillary structures constitute inappropriate development in the Green Belt and are, by definition, harmful to the Green Belt as set out in section 9 of the National Planning Policy Framework.  No very special circumstances have been put forward by the applicant that would outweigh harm by reason of inappropriateness and other harm including impact on openness, conflict with the purposes of including land within Green Belt and conflict with sustainable transport objectives.  The proposal is therefore contrary to national planning policy in the National Planning Policy Framework, in particular 'Core Planning Principles', 'Achieving Sustainable Development' and section 9 'Protecting Green Belt Land'.

Outline application for the erection of 43 affordable dwellings [Holgate Ward] [Site Visit]

Members considered a major outline application from Yorkshire Housing for the erection of 43 affordable dwellings at the Severus SRE Site.

Officers provided an update to Members. Members were advised that that further responses had been received. Public Health (Sport and Active Leisure) had objected to the proposal due to the lack of on site open space provision. There had also been a further eleven letters of objection received which cited harm to the historic city, harm to local biodiversity (by virtue of the loss of a Site of Interest of Nature Conservation - SINC) and harm to the safety and local highway users through increased traffic to the site. Yorkshire Wildlife Trust also objected to the ruining of a wildlife oasis.

Members were advised of a correction to 4.17 of the report that should have stated that “The proposal envisages the erection of 43 affordable dwellings with 30 “affordable rent” and 13 shared ownership.”

Officers further advised that senior housing colleagues had commented in general in terms of the need for affordable housing and the likely Homes and Communities Agency support for the type of scheme.

Jane Levy, a local resident, spoke in objection to the application. She noted the impact of the development on the ecology and explained the reasons why Yorkshire Wildlife Trust objected to the application.

Jesper Phillips, a local resident, spoke in objection to the application. He noted the site’s listing as a SINC and detrimental effect of the development on local residents.

David Ryder, a local resident, spoke in objection to the application. He highlighted a number of points relating to the impact of the development on the residential amenity.

Cllr Cannon, Ward Councillor for Holgate, spoke in support of the officer recommendation to refuse the application, listing the reasons for the recommendation as detailed in the report.

Kester Horn (Space Partnerships), agent for the applicant, spoke in support of the application. He noted that the objections to the application did not mitigate the need to affordable housing. He asked the Committee to defer the application.

Officers were asked and clarified that the application should not be deferred as a new application would be required for such extensive changes.

Following consideration of the application it was:

Resolved:  That the application be refused.

Reasons:

                                     i.        The development by virtue of its design and location would give rise to conditions  substantially prejudicial to the residential amenity of Numbers 25-29 Howe Hill Close by virtue of overbearing impact and loss of privacy contrary to Central Government Planning Policy as outlined in paragraph 17 of the National Planning Policy Framework, "Core Planning Principles".

                                    ii.        The development by virtue of its proximity to the retained water storage tower on adjacent land to the north west would result in conditions substantially prejudicial to the residential amenity of prospective occupants of Plots 34 -38 by virtue of overbearing impact contrary to Central Government Planning Policy as outlined in paragraph 17 of the National Planning Policy Framework "Core Planning Principles".  ...  view the full minutes text for item 8b

Erection of entrance gates, 1  agricultural store, 1 field shelter, and shooting platform (retrospective) [Osbaldwick And Derwent Ward] [Site Visit]

Members considered a full application from Mr Andrew Cole for the erection of entrance gates, one agricultural store, one field shelter, and shooting platform (retrospective) on the Land To The South Of Keepers Cottage, Intake Lane, Dunnington.

Members were advised that the application could not be considered as the incorrect Parish Council had been consulted with. Therefore, it was:

Resolved: That the application be deferred.

Reason:     In order for the correct Parish Council (Kexby Parish Council) be consulted.

Erection of 64 bedroom care home, car parking and landscaping following the demolition of existing care home. [Fulford and Heslington Ward] [Site Visit]

Members considered a major full application from Octopus Healthcare Developments Ltd for the erection of a 64 bedroom care home, car parking and landscaping following the demolition of existing care home provision at the site of the former Fordlands House.

Officers provided an update to Members, updating them on the Flood Risk and Sequential Test, further response from an interested party, and Design Conservation and Sustainable Development (Landscape). Following these updates, Officers recommended that additional conditions be added to cover protection of existing trees,  tree planting details including kerbs and parking bays and a detailed landscaping scheme. They also advised that an additional Informative be included regarding the use of a landscape architect.

Officers further recommended that due to the potential for odour associated with cooking of food in the kitchen of the care home affecting nearby residential properties, an additional condition in relation to potential cooking smells be added.

Members were advised of the Network Management (Highway) consultation response which stated that:

1.   The proposed development creates a one way thoroughfare through the site with a new access parking and servicing. The access is close to the existing site access to the north of the site with suitable visibility for public footpath users.

2.   Work will include tying into the adjacent public footpaths and relocation of the lighting column. Appropriate intervisibility between users of the public footpaths and the egress is to be improved by reducing the vegetation to the north east.

3.   A marginal increase in traffic is expected, however it is not envisaged that this will be detrimental to the highway network. A pedestrian crossing is to be provided on the desire line to the opposite footpath.

4.   The site is in a sustainable location with frequent bus service to the City centre/Designer Outlet park and ride. The applicant has agreed to fund improvements to the BLISS screen to make public transport more attractive.

5.   Cyclists are will catered for, and storage will be provided on site.

6.   Car parking is in accordance with CYC maximum standards and supported by a transport statement. A commitment to travel planning will ensure that the development is unlikely to have an adverse impact on the locality in terms of parking.

Network Management (Highways) therefore recommended an additional condition in relation to improvements to the bus stop.

Mary Urmston, Chair of Fulford Parish Council Planning Committee, spoke in objection to the application. She questioned the figures used in the Flood Risk Sequential Test and asked Members to defer the application.

Eamon Keogh, agent for the applicant, spoke in support of the application. He emphasised the need for care home spaces and noted that there was a limited supply of suitable sites in York.

Officers clarified the following points in response to Member questions:

·        The revised plans showed that views of the building were limited.

·        The Sequential Test had been met.

·        The replacement of trees for bat foraging was included in Condition 15.

·        The proposal adequately dealt with the flood risk.  ...  view the full minutes text for item 8d