Agenda item

Erection of two storey three bedroom dwelling after demolition of existing outbuilding [Fulford Ward] [Site Visit].

Consideration was given to a full application, submitted by Mr S J Melley, for the erection of a two storey three bedroom dwelling after the demolition of an existing outbuilding.

Officers updated that:

• Two additional letters of objection had been received from local residents who considered that the development would harm the Conservation Area and residential amenity. They felt that the dwelling would constitute an overdevelopment of the site and stated that bats appeared to be using the outbuilding;
• An email had been received from the Local Member, which had been circulated at the meeting, raising objections in relation to harm to the Conservation Area and residential amenity, over development of the site and the presence of bats;
• A letter of objection had been circulated at the meeting from the occupier of 83 Main Street;
• The Conservation Officer had visited the site and confirmed that bats may be present in the outbuilding and the imposition of a condition had been recommended requiring a bat survey prior to development commencing;
• Amendment was required to Condition 7, the landscaping scheme, to include the replacement of the semi mature tree to be removed on site;
• Condition 8 required replacement with a standard drainage condition;
• Amendment of Condition 12 to relate to the “letting of bedrooms” rather than “the long term letting of bedrooms”.

Representations in objection to the application were received from a neighbour. He stated that notification about the development had only recently been received which had left little time in which to prepare to make representations at the meeting. He pointed out that the family home proposed, together with the new build property already granted permission adjoining the site, would result in a lack of space for all the adjoining properties. If permission were granted there would be 6 family homes with up to 2 vehicles per property reversing in/out over the pavement onto a major road.

Representations in support of the application were received from the applicant’s agent who referred to the objections raised. He confirmed that parking on site would be improved with a minimum of 7 car parking spaces being provided together with a turning area. He also pointed out that No 83 had on site parking and their own turning facility.  Regarding impact on the Conservation Area he stated that the Conservation Officer had raised no objections to the scheme and that amendments had already been made to the scheme at her request. He felt that the impact on adjoining properties would be minimal as the property had been designed to avoid direct overlooking and Highways had confirmed that access would be improved to the site.

In answer to Members questions Officers confirmed that the proposed cycle store was to be sited in a cupboard under the properties stairs, but accessed externally.

Members raised concerns regarding vehicular access, that the proposal would be overdevelopment of the site causing detriment to the amenity of all the adjacent residents, they also felt that conversion of the existing barn would be a better use of the site. Following further discussion it was

RESOLVED:             That the application be refused.

REASON:      1.The proposed two storey dwelling, by reason of its size, scale and position would constitute an overdevelopment of the site which would detract from the character and appearance of the Fulford Conservation Area, contrary to Policies GP1 (paragraphs a, b and c) H4a and HE2 of the City of York Draft local Plan, and Central Government advice contained within Planning Policy Statement 1 : "Delivering Sustainable Development" and Planning Policy Guidance Note 15 : "Planning and the Historic Environment".

2. The proposed two storey dwelling, in addition to the existing and proposed properties, would result in an unacceptable number of traffic movements utilising the substandard access and create internal congestion within the courtyard, which would be detrimental to highway and pedestrian safety.