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.

At this point in the meeting, Members were asked to declare any personal, prejudicial or disclosable pecuniary interests they might have had in the business on the agenda.

Councillor Cuthbertson declared a personal non prejudicial interest in Agenda Item 4b) (Health Centre, 1 North Lane, Huntington) as he was registered with the Haxby and Wigginton practice which also operated the health centre under consideration. He explained that he did not use the practice’s health centre in Huntington.

No other interests were declared.

To approve and sign the minutes of the last meeting of the Sub-Committee held on 3 January 2013.

RESOLVED:       That the minutes of the East Area Planning Sub-Committee held on 3 January 2013 be approved and signed by the Chair as a correct record.

At this point in the meeting members of the public who have registered their wish to speak regarding an item on the agenda or an issue within the Sub-Committee’s remit can do so. Anyone who wishes to register or requires further information is requestedto contact the Democracy Officer on the contact details listed at the foot of this agenda. The deadline for registering is Wednesday 6 February 2013 at 5.00 pm.

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

To determine the following planning applications related to the East Area.

Members considered a schedule of reports of the Assistant Director (Planning and Sustainable Development) relating to the following planning applications, outlining the proposals and relevant policy considerations and setting out view of consultees and Officers.

Single storey rear extension. [Fishergate] [Site Visit]

Members considered a full application by Mrs Dorothy Evans for a single storey rear extension.

Representations in objection to the application were received from Muriel Oates, a next door neighbour. She told Members that the proposed extension was too large and extended for the entire length of her back yard, leading to a large amount of overshadowing and an increased feeling of enclosure. She added  that improvements could be made by shortening the length of the extension and lowering the height of the roof.

Members stated that the height and proximity of the extension to the neighbouring property was intrusive and so felt that planning permission should not be granted.

RESOLVED:       That the application be refused.

REASON:           It is considered that the proposed extension would detract from the standard of amenity that the occupiers of the adjacent dwelling at 17 Alma Grove, in particular its small rear yard, could reasonably expect to enjoy by virtue of its excessive size, scale and proximity to the boundary, and the loss of light, overshadowing and unduly oppressive and overbearing impact that would result. As such, the proposal would conflict with Government advice contained within paragraph 17 (bullet point 4) of the National Planning Policy Framework which states that planning should always seek to secure a good standard of amenity for all existing and future occupants of land and buildings, and Policies GP1 (i) and H7 (d) of the City of York Draft Local Plan (2005).

Alterations and extensions of existing GP surgery to provide additional consulting, treatment and administration rooms and a dispensing pharmacy following demolition of existing dwelling (3 North Lane) and erection of cycle storage, new car park and improved vehicular access. [Huntington/New Earswick]

Members considered a full application by Mr J McEvoy for alterations and extensions of existing GP surgery to provide additional consulting, treatment and administration rooms and a dispensing pharmacy following demolition of existing dwelling (3 North Lane) and erection of cycle storage, new car park and improved vehicular access.

In their update to Members, Officers reported that a lease had been signed between the Health Centre and the Sports and Social club to allow patient and staff car parking to occur at the club. However, the agreement had yet to be finalised although it was understood that the Parish Council had no objections to the sub lease, this needed to be confirmed formally. Officers added that if Members were minded to approve the application that authority be delegated to Officers to issue the decision once all legal formalities were concluded.

They added in response to comments received, that all documentation associated with the application had stated that the application included a dispensing pharmacy. Furthermore, this was considered to be ancillary to the principal use of the building as a  Health Centre. In their opinion the pharmacy could not be reasonably considered as being a separate use  as its main function would be to dispense prescriptions prescribed at the health centre. It was also considered that the scale of the pharmacy was small and therefore would only form a small part of the overall scheme.

They also informed the Committee that the Council’s Highways Department had no problem regarding deliveries to the pharmacy as the potential effect on traffic would be intermittent and short lived, that delivery vehicles would be able to park in the car park and therefore would cause minimal disruption to the free flow of traffic.

Representations in objection were received from Bill Kochhar, a local pharmacist. He made reference to two emails that had been circulated to Members both prior to and at the meeting. These were attached to the agenda, which was subsequently republished after the meeting. He highlighted to Members that the proposed demolition of the bungalow at 3 North Lane, in order to extend the Health Centre would deplete existing housing stock in the city.

He also expressed further concerns that the narrow walkway between the social club and the surgery was unsafe and questioned where patients would park after 6.30 pm.

Members asked if the social club wanted to develop the parking space offered to the health centre if they could do. Officers responded that as the lease could not be controlled by a planning condition it would not be possible to place further restrictions on the social club.

Further representations were received in objection from Ian Domville. He spoke about the government policy of 100 hour pharmacy contracts awarded by the NHS. He reported that this policy had been withdrawn. He therefore questioned why the proposed pharmacy would be operating for 100 hours.

Some Members noted that there had been no indication as to the opening hours of the surgery and asked  ...  view the full minutes text for item 51b

Retention of existing building and installation of non mains drainage system. [Strensall] [Site Visit]

Members considered a full application by Miss Raquel Nelson for the retention of an existing building and the installation of a non mains drainage system.

In their update to Members Officers stated that a response had been received from the Environment Agency who did not object to the proposal. It was also noted that the applicant had received discharge consent to a water course in relation to the proposed package treatment plant.

Members were also informed that objections had been received from a local resident and Strensall Parish Council. These objections related to the impact of the outfall from the beck onto the local surface water drainage pattern, the capacity of the treatment plant and the size of the proposed amenity building.

Officers suggested that if Members were minded to approve the application that an informative be added, that approval should be sought from the Foss Internal Drainage Board if there were any material increases in discharges from the site to the adjacent water course.

Representations in objection were received from John Chapman of Strensall Parish Council. He raised concerns over the use of the amenity block as an office all year round, the location of the chemical toilet bins on the site and foul drainage discharge into the adjacent stream.

Officers confirmed that the caravan site and the office building would be open for 10 months of the year, but that the office would be open for all year round to take bookings. In response to a Member’s suggestion to condition the hours of use of the office building to 9-5, Officers suggested that this condition would only be viable if the Committee could demonstrate that there would be harm caused by the use of the building outside of these hours.

Representations in support were received from Alistair Dalton, the applicant’s Drainage Consultant. He informed Members that the drainage system had been designed in accordance with  guidelines received from the Environment Agency. He confirmed that there would be no increase in foul drainage into existing watercourses.

Further representations were received from Councillor Wiseman, who had called in the application for consideration by the Committee. She questioned how the proposed drainage system would work, and how the site would operate successfully with an increase in touring caravans if the amenity building was reduced in size. In her opinion, although the Environment Agency had granted consent for a package treatment plant, they were solely concerned about drainage issues rather than the discharge of foul water into the watercourse. She also felt that the change of use for the amenity block into an office building constituted inappropriate development in the Green Belt.

In response to concerns raised by the speakers Officers advised that there was no stipulation as to the standard of amenity provision that was required, and this was largely a commercial consideration. Regarding the discharge of water from the site, it was noted that following a previous application, the Foss Internal Drainage Board had suggested the use of a package  ...  view the full minutes text for item 51c

Conversion of workshop including alterations to the roof and an extension to the side to create a holiday cottage (Use Class C1) and the erection of double garage and stable. [Derwent] [Site Visit]

Members considered a full application by Mr and Mrs Ward for the conversion of a workshop including alterations to the roof and an extension to the side to create a holiday cottage (Use Class C1) and the erection of double garage and stable.

In their update Officers informed Members that there was an error in the report in relation Paragraph 4.12. It should have referred to the speed limit on the section of the A1079 Hull Road from where the site is accessed as being at 40 mph, rather than 60 mph.

Representations in support were received from the applicant, Jennifer Ward. She gave background to the Committee about the history of the use of the adjoining paddock. It was reported that the hardstanding which had been previously placed on the land when it had been used by caravans would be removed and returned to grass. In addition, it was confirmed that the application would have a fence alongside its boundary for security purposes.

RESOLVED:       That the application be approved.

REASON:           In the opinion of the Local Planning Authority, the proposal, subject to the conditions listed in the Officer’s report, would not cause undue harm to interests of acknowledged importance, with particular reference to:

                             -Principle of Development in the Green Belt

                             -Impact on the Green Belt

                             -Highway Safety

                             As such the proposal complies with Policies GB1, GB3 and GB4 of the City of York Development Control Local Plan.        

Retention of unit 1 as a car wash, retention of units 3 - 12incl., 13 to 16 incl. and unit 18 for B2/ B8 industrial/storage use retention of units 20 - 34 for B8 storage use. Demolition and replacement of existing building for B2/B8 use (part retrospective unit 19), retention and provision of  car parking to serve the site and provision of area for external storage of agricultural equipment. [Strensall] [Site Visit]

Members considered a major full application by Mr Ian Parker for the retention of unit 1 as a car wash, retention of units 3-12 incl. 13 to 16 inc. and unit 18 for B2/B8 industrial/storage use, retention of units 20-34 for B8 storage use. Demolition and replacement of existing building for B2/B8 use (part retrospective unit 19), retention and provision of car parking to serve the site and provision of area for external storage of agricultural equipment.

In their update Officers reported that an amendment needed to be made to Paragraph 4.30 of the Officer’s report because the site was not on mains drainage for foul sewage but was served via septic tanks. They also reported that a plan had been submitted by the applicant which showed the position of soakaways which would take surface water from the buildings and hard areas to distribute the water on to the adjacent field, which was within the applicant’s ownership. It was noted that this arrangement had previously been used when the site had been under agricultural use. The plan would also mean that if the application was approved that no additional drainage conditions would need to be added to permission. Officers also informed the Committee that in their view the proposal was appropriate within the green belt as for the most part it related to the re-use and conversion of existing buildings.

It was also recommended that further amendments be made to conditions on landscaping, parking and the removal of all materials and hardstanding. They also added that if Members were minded to approve the application that conditions be added in relation to the car parking layout, the storage of agricultural machinery and the use of the site and deliveries to the site.

RESOLVED:       That the application be approved with the following amended and additional conditions;

2.      Within 3 months of the date of this permission there shall be submitted in writing to the Local Planning Authority a detailed landscaping scheme which shall illustrate the number, species, height and position of trees and shrubs on the northern, southern and eastern boundaries within the site area. This scheme shall be implemented within the first planting season following the approval of the scheme.

          Any trees or plants which within a period of five years from the completion of the development die, or are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless alternatives are agreed in writing with the Local Planning Authority.

Reason:       So that the Local Planning Authority may be satisfied with the variety, suitability and disposition of species within the site to enhance the setting of the buildings in this Green Belt location.

3.                  Within 3 months of the date of this permission the car park layout shown on drawing no, PAR-251-02 10 rev B  shall be implemented to the satisfaction of the Local Planning Authority and thereafter there shall be no parking of vehicles  ...  view the full minutes text for item 51e