Agenda and minutes

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Items
No. Item

12.

Declarations of Interest

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.

 

Minutes:

Members were invited to declare, at this point in the meeting, any personal interests not included on the Register of Interests, any prejudicial interests or any disclosable pecuniary interests that they might have in the business on the agenda.

 

Councillor Gillies declared a personal, non-prejudicial interest in Agenda Item 4c (Gem Construction & Shopfitting Ltd, North Lodge, Clifton Park Avenue) as the managing director of Gem Construction was a fellow member of the Merchant Adventurers Guild.

13.

Minutes pdf icon PDF 113 KB

To approve and sign the minutes of the last meeting of the Area Planning Sub-Committee held on 7 June 2018.

Minutes:

Resolved:  That the minutes of the Area Planning Sub-Committee meeting held on 7 June 2018be approved and then signed by the Chair as a correct record.

14.

Public Participation

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 requested to contact the Democracy Officers on the contact details listed at the foot of this agenda. The deadline for registering is 5.00pm on Wednesday 4 July 2018.

 

Filming, Recording or Webcasting 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.  The broadcast can be viewed at http://www.york.gov.uk/webcasts  or, if sound recorded, this will be uploaded onto the Council’s website following the meeting.

 

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, i.e. tweeting.  Anyone wishing to film, record or take photos at any public meeting should contact the Democracy Officers (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

Minutes:

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 Sub-Committee.

15.

Plans List

To determine the following planning applications:

 

Minutes:

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.

 

 

16.

5 Cherry Grove, Upper Poppleton, York, YO26 6HG [17/01968/FUL] pdf icon PDF 194 KB

Erection of bungalow to rear of 5 Cherry Grove (resubmission) [Rural West York Ward] [Site Visit]

 

Additional documents:

Minutes:

Members considered a full application by Mrs R Wardle for the erection of a bungalow to the rear of 5 Cherry Grove (resubmission).

 

Mr Neil Iacopi, a local resident, spoke in objection to the application on the grounds of flooding and drainage. He stated that the current flood alleviation scheme did not work and that the drainage systems proposed by the engineers were flawed and not fit for purpose. Mr Iacopi went on to state that approval of these plans would only exacerbate the issue of flooding on and around Cherry Grove.

 

Jane Parker, a local resident, spoke in objection to the application. She stated that the application went against national planning guidelines, the neighbourhood plan and would adversely affect the character of Cherry Grove. Ms Parker claimed that the already cramped street scene would be worsened and the proposed fence would create a ‘blind’ corner for motorists and pedestrians, increasing road safety concerns on what is already a narrow street.

 

Mr Thompson, another local resident, spoke in objection to the application. He claimed the application was flawed and that due process had not been followed. He claimed that the official deadlines for submitting this application had expired in 2017. Mr Thompson was unhappy that the willow tree, that was supposed to remain on site, would now be removed as part of the development. He explained how important the tree was in relation to the water table and asked why it had to be removed.

 

Roger Brown advised Committee Members that he was speaking on behalf of the former resident of the property for whom he held power of attorney. He advised that due to high costs of care, she wished to retain the property while realising the property’s financial benefits.

 

Gerry Taylor, the applicant’s architect, spoke in support of the application. He informed Members that the applicants had decided to put in a full application after a pre-application enquiry with officers. Mr Taylor highlighted that whilst there was evidence of flooding at neighbouring properties, this application would not make the issue worse. This is because the current neighbourhood relied on ‘soak away’ drainage, where as the new scheme would tap into the existing combined drainage system. He confirmed that all drainage plans had been approved by CYC Drainage Engineers, the Internal Drainage Board and Yorkshire Water.

 

Members requested some clarification from speakers/officers regarding the shared water storage facility and whether the tree in the garden of 5 Cherry Grove would remain as planned. It was confirmed that the water storage facility would be shared between the owners of 5 and 5a Cherry Grove and officers confirmed that there was a condition in the application to protect the tree and hedge from removal.

 

The Council’s Flood Risk Engineer then spoke about the testing that he had carried out on site. He stated that the current soak away drainage system was not effective. He explained that the water storage facility would be an acceptable drainage solution for the property as  ...  view the full minutes text for item 16.

17.

Proposed Apartment Block, Clock Tower Way, York [17/02874/FULM] pdf icon PDF 140 KB

Erection of a four storey building comprising  18 apartments [Micklegate Ward] [Site Visit]

 

Additional documents:

Minutes:

Members considered a major full application by David Wilson Homes Yorkshire East for the erection of a four storey building comprising of 18 apartments.

 

Officers confirmed that the adopted Interim Affordable Housing Thresholds 2015 applied in respect of consideration of this proposal and explained how this impacted on the proposal. They also clarified some amendments to the report in relation to heights and distances from buildings surrounding the proposed development, these were as follows:

 

1)   Paragraph 4.10 of the report should read “ 11.4 metres to parapet level..”

2)   The relative heights of the proposed building would be 11.4 metres high to parapet level, 13.203 metres to the highest point of the roof and 24.78 metres AOD

3)   The existing apartment block to the east was11.265 metres to parapet level, 13.325 metres to the highest point of the roof and 27.4 metres AOD

4)   The previously approved town house at the junction of Clock Tower Way and Campleshon Road is 9.345 metres to parapet level, 10.85 metres to the highest point of the roof and 25.45 metres AOD

5)   The built footprint of the proposed scheme would cover 506 sq metres, the apartment block to the east covers 541 sq metres and the approved scheme for the site 467 sq metres.

 

They advised that the sunlight and daylight assessment for the scheme had been prepared by the Building Research Establishment (BRE) and it confirmed compliance with the standards laid out in their publication “Site Layout Planning for Daylight and Sunlight: A Guide to Good Practise”. It confirmed that all windows on the second floor of Block A would receive light levels within guidelines for both day light and sunlight. Three windows on the first floor would be below guidelines in terms of daylight however two of those are also served by other windows which comply with the guidelines. Two windows fell below the guidelines in terms of sunlight, one of which is also served by a further window which complied with the guidelines, the second was a bed room where access to sunlight was less significant.

 

John Young, a local resident, addressed the committee in objection to the application. He stated that the lack of sufficient parking for the proposed blocks will exacerbate the already troublesome parking situation in the area. Mr Young pointed out that there had been two recent traffic accidents caused by the parking issues at this site and that road safety is decreasing around the major junction in this area.

 

Colin Spence, also a local resident, spoke in objection to the proposal stating that the discrepancies in building heights and distances have been misleading. Mr Spence also stated that one of the windows identified by officers as not meeting the daylight/sunlight guidelines was in fact a primary window on his property.

 

Janet Spence, spoke as a local resident, in objection to the proposal. Mrs Spence did not agree with officers that the new building was ‘density appropriate’. She stated that the amended application did not allow  ...  view the full minutes text for item 17.

18.

Gem Construction & Shopfitting Ltd North Lodge Clifton Park Avenue York YO30 5YX [17/01437/FULM] pdf icon PDF 192 KB

Erection of 3-storey building forming 14 flats following demolition of existing buildings (revised scheme) [Rawcliffe And Clifton Without Ward] [Site Visit]

 

Additional documents:

Minutes:

Members considered a major full application by Mr Mike Green for the erection of a three storey building forming 14 flats on Clifton Park Avenue.

 

Officers updated Member on further consultation responses which had been received and additional conditions to be recommended as a result of these. They advised that Waste Services had now provided comments and had advised that refuse lorries would be able to reverse up to the bin store.  The road was just wide enough so if any vehicles were parked up on the road the access would be obstructed, so double yellow lines on the access road should be a consideration.

 

They advised that Highway Network Management had also responded to confirm they had no objections to the scheme but made the following comments:

 

·        a similar proposed development had been accepted in this location. The cycle store did not allow the full complement of cycle stands to be provided to Appendix 21 standards; however circulation space within the flats could be utilised to allow parking for some of the ground floor apartments. This could be sought via condition.

·        Car parking had been accepted to similar levels on previous submission, at one per unit with one space for visitor parking is available to the development. Envisaged a negligible amount of visitor parking on the highway, in the nearby street however did not believe there would be a detrimental effect on the highway. Would be more comfortable with a higher provision of visitor parking in this location but unable to defend a highway objection, based on CYC car parking standards.

·        The development adjoined an adopted footpath and was liable to damage caused by working in this isolated site. Therefore a dilapidation survey of the footpath was requested via condition.

·        Bin collection was not provided at 20m from the adopted highway. CYC’s commercial services had suggested Yellow lines on the private access road within the blue boundary. Although this was something the applicant could arrange privately with the landowner and associated users of the shared access, it had not been proposed and CYC were unable to control this. Should there be issues with collection; bins could be stored on site within the car park and collected from Shipton Road if access to the pedestrian gate is allowed. Request HWAY 18, HWAY19, HWAY40

Officers advised that comments had also been received from Kyle and Upper Ouse Internal Drainage Board. They confirmed they had no objections but sought a condition for the submission of surface water drainage details.

 

Comments had also been received from the Landscape Architect who had no objections provided that a suitability detailed arboricultural method statement was submitted. This required an up to date version that tallied with the final scheme, including the location of garden boundaries and the means of implementation, to be requested through condition.

 

Mr Ben Pilgrim then spoke on behalf of the applicant in support of the application. He stated that the plans were approved previously however the new plan with resolved issues around  ...  view the full minutes text for item 18.

19.

Proposed Self Storage Facility, Water Lane, York [17/03004/FULM] pdf icon PDF 120 KB

Erection of self storage facility, with associated access and landscaping [Rawcliffe And Clifton Without Ward]

 

Additional documents:

Minutes:

Officers advised that since the committee report had been prepared, a request had been received from the applicant to further amend the scheme to address the identified harm arising to the residential amenity of neighbouring properties, and they were therefore recommending that consideration of the proposal be deferred.

 

Resolved:  That the application be deferred for consideration at a future committee meeting.

 

Reason:     To enable the amendment to be formally submitted and considered at a future meeting.

 

20.

Burton Stone Community Centre, Evelyn Crescent, York, YO30 6DR [18/00082/GRG3] pdf icon PDF 75 KB

Extension of existing extra care facility to provide 29 apartments and 4 bungalows with associated communal facilities and provision of new multi-use community facility following demolition of existing community centre [Clifton Ward] [Site Visit]

 

Additional documents:

Minutes:

Members considered a General Regulations (Reg3) application by City of York Council for the extension of an existing care facility to provide 29 apartments and 4 bungalows with associated communal facilities and a new multi use community facility following demolition of the existing community centre.

 

Officers provided clarification as part of their update to Members, on relevant policy issues, namely Policies HW1 (Protecting Existing Facilities) and HW3 (Built Sport Facilities) and the effect of these when considering the proposals.

 

They reported on further consultation responses received, advising that  Design, Conservation and Sustainable Development(Ecology) had confirmed they had no objections to the proposal. Highway Network Management  had also raised no objections to the proposal subject to a condition being included in relation to highway works.

 

Officers updated members on the outcome of the bat survey, which confirmed that there were no bats on site. Officers also informed members that there had been objections raised due to the loss of the gymnasium associated with the pre-WWII movement to improve physical health. Highways and Network management had suggested a traffic regulation order for the opposite street.

 

Alistair Mitchell, spoke on behalf of SPA Architects in support of the application. He explained that there was a lack of extra care services in the north of the city and that the extension was part of a wider CYC strategy to delay or even prevent elderly residents from entering the nursing / care home system. He explained that investigations had been made into keeping the gymnasium however the building was not fit for purpose and was expensive to run.

 

Members expressed concern at the loss of the historic gymnasium and questioned whether sufficient efforts had been made to retain the gymnasium. It was agreed that, subject to approval, a condition be added to ensure that the gymnasium building and its history were properly recorded. Members acknowledged, however, the need for extra care facilities in York which this proposal would provide.

 

Resolved:  That the application be approved subject to the conditions listed in the report, the additional condition detailed below in relation to highway works and a condition to ensure that a historic record of the gymnasium building was kept:

 

Additional Condition

The development hereby permitted shall not come into use until the following highway works (which definition shall include works associated with any Traffic Regulation Order required as a result of the development, signing, lighting, drainage and other related works) have been carried out in accordance with details which shall have been previously submitted to and approved in writing by the Local Planning Authority, or arrangements entered into which ensure the same

 

Heavy duty dropped crossovers to car park areas, removal and reinstatement for redundant crossings installation of 2 new pairs of tactile crossing shown indicatively on site plan. Resurfacing of footway to full frontage of development to avoid patched appearance.

 

Reason:  In the interests of the safe and free passage of highway users.

 

Reason:     Concerns have previously been expressed in terms of the design and  ...  view the full minutes text for item 20.

 

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