Agenda item

Erection of a four and five storey building comprising 12 no. flats with 4 no. garages and associated car and cycle parking (amended scheme) [Heworth Ward].

Consideration was given to a major full application, submitted by David Harrison Building Contractors Limited, for the erection of a four and five storey building comprising 12 no. flats with 4 no. garages and associated car and cycle parking (amended scheme).

The Chair referred to an email sent to Sub-Committee members from the Local Member in which she raised a number of points and he displayed photographs of the building being erected on the adjacent site.

Officers circulated an update, which reported the following comments:

• Heworth Planning Panel – support reduction in number of apartments, lack of parking spaces and large nos of 1 bed units;
• North Yorkshire Police – support Design and Access statement but recommend secure pound for cycles, secure bin area, introduction of video/audio links and a condition relating to secured by design:
• Additional comments received from local residents relating to height and dominating effect of the proposal with overlooking windows to 19 Faber Street;
• City Development Team – scheme is contrary to the findings of the Strategic Housing Market Assessment (SHMA), with the shape of the site providing design challenges a possible reduction of numbers suggested with more 2 or 3 bed properties.
• In view of North Yorkshire Police comments Officers recommend the addition of a Secured by Design condition and an informative covering a secure cycle bays.

Officers confirmed that it was not practical to obtain the 60/40 housing/flat split on every site and that it would be difficult to get family housing on this site. The properties would have little amenity space and the site was a harsh environment for families.

Representations in support of the application were received from the applicant’s agent, who confirmed that the original scheme had been a delegated to Officers. He stated that the earlier scheme had been based on the SHMA but following the requirement for a second access to the building this had further reduced available floorspace. The overall scale, massing and footprint of the building had been retained.

The Chair referred to his concerns at the proposal to have two parking spaces with rear stores but with no form of enclosure. The applicant’s agent confirmed that there was no reason why these could not be secured with gates or shutters.

RESOLVED:             That the application be approved subject to the imposition of the conditions listed in the report and subject to the following additional conditions and informative:

1.      Prior to the development commencing details that show how 'Secured by Design' principles have been incorporated into the scheme shall be submitted for the written approval of the Local Planning Authority and once approved the development shall be implemented in accordance with the approved 'Secured by Design' details prior to occupation or use of any part of the development hereby approved.

                                    INFORMATIVE:

In addressing the requirements of this condition, consideration should be given to the comments of the Police Architectural Liaison Officer, who has recommended that the cycle bays should be in a secure pound to prevent theft, that the bin area should be made secured to minimise the threat of arson, and that consideration should be given to incorporate video and audio links by the common entrances.

2.         Prior to the occupation of the development hereby approved, the indoor parking for plots no.10 and no.12 on the nothwest elevation of the building shall be fitted with secure gates/doors in accordance with details that have first been approved in writing by the Local Planning authority.

REASON:                  In the opinion of the Local Planning Authority the proposal, subject to the conditions listed, would not cause undue harm to interests of acknowledged importance, with particular reference to types and sizes of the residential units, residential density, private amenity space, sustainability, access and highway safety, and scale, design and external appearance. As such the proposal complies with Policies GP4A, GP1, H4a, H5a, H3c, L1c, T4, GP15 and GP4b of the City of York Local Plan Deposit Draft.