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 not included on the Register of Interests, that they might have in the business on the agenda. No interests were declared.

To approve and sign the minutes of the last meeting of the Area Planning Sub-Committee held on 11 June 2015.

Resolved:      That the minutes of the meeting of the Area Planning Sub Committee held on 11 June 2015 be signed and approved by the Chair as a correct record subject to Minute 4j (8 Pinewood Hill, York) being amended to state that Councillor Carr moved the motion to refuse the application and that Councillor Craghill seconded this.

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 Wednesday 8 July 2015 at 5.00 pm.

Filming, Recording or Webcasting Meetings

Please note this meeting may be filmed and webcast or audio recorded and that includes 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

https://www.york.gov.uk/downloads/file/6453/protocol_for_webcasting_filming_and_recording_council_meetingspdf

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.

To determine the following planning applications:

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

Two storey side and rear extensions, single storey rear extension and detached annexe to rear.

[Dringhouses and Woodthorpe Ward][Site Visit]

Members considered a full application from Mr and Mrs Forsyth for two storey side and rear extensions, single storey rear extension and detached annexe to rear.

Officers provided an update to the committee. They advised that three letters of objection had been received from neighbouring residents which raised the following issues:

·         Generally supports the scheme and the change of use.

·         Some concerns in connection with the revised design of the annex

·         The increase in eaves height of the annex will make the building more imposing and result in the loss of a view.

·         The annex would result in the loss of possible access to an existing telecom pole.

·         The addition of the two roof lights and window to the rear gable end may result in the loss of privacy.

·         The two storey side extension comes very close to the property.

·         The ground level at 292 Tadcaster Road is higher and as such is acting as a retaining wall.

·         New foundations for the extension would be very close to the boundary and could affect the foundations of the apartment.

Officers advised that the applicant’s agent had also submitted three letters of support that they have received from neighbouring residents which raised the following points:

·         The way the architect has designed and proposed this development without spoiling its facade is fantastic and is to be applauded

·         we strongly support the application and the principle of 292 being returned into a fine family home , enhancing the neighbourhood

·         a sympathetic and tasteful restoration, bringing a dowdy former office into a grand Villa as it would have been when originally built

·          The transformation from Commercial to a Period feature family home will be an asset to the neighbourhood as it stands proud and faces east across the Knavesmire.

Officers advised the committee that their main concern was the impact of the side extension which it was considered would harm the character and appearance of the conservation area and the special interest of the listed building.

Ms Janet O’Neill, the applicant’s agent, addressed the committee in support of the both this application and the application for listed building consent. She circulated a document to members which showed photographs and plans of the proposals which she explained in detail. She stated that this was the best option for bringing the historic building back into active use while retaining the most important features of the building. She advised that neighbours were supportive of restoration of the building to a family home and that the only point of issue was the narrow two storey side extension which she explained would be set back and hidden by trees. In respect of the National Planning Policy Framework 2012 (NPPF) test, officers had not advised that substantial harm would occur, therefore any harm must be weighed against the public benefit.

Members questioned the necessity of the side extension and asked whether it would be possible to reconfigure the internal layout so that there would not be a need for the  ...  view the full minutes text for item 8a

Two storey side and rear extensions, single storey rear extension and detached annexe to rear, new rooflights to rear and internal alterations.  [Dringhouses and Woodthorpe Ward] [Site Visit]

Members considered an application for listed building consent from Mr and Mrs Forsyth for two storey side and rear extensions, a single storey rear extension and detached annexe to the rear, new roof lights to the rear and internal alterations.

Members considered this application alongside the full application. The officers update and discussion on this application is detailed at minute 8a.

Resolved:      That the application be refused.

Reason:         It is considered that the proposed two storey side extension would result in the loss of an original window and would present a blank elevation which detracts from the architectural design of this elevation and the listed building as a whole. Furthermore, the extension would result in the unacceptable loss of the open space between the application site and the neighbouring property at 290 Tadcaster Road which in turn would have a harmful impact upon the setting of the listed building. The proposal would therefore harm the significance of the listed building and would fail to preserve the character of the building as one of special architectural or historic interest. There is inadequate justification for this harm and there are no discernible public benefits from the implemented works. As such the proposal would conflict with paragraphs 129, 131, 132 and 134 of the National Planning Policy Framework, Policy HE4 of the City of York Development Control Local Plan (2005) and Section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990.