Agenda item

Erection of part two storey, part single storey detached dwelling following demolition of existing bungalow [Rural West York Ward]

Members considered a full application, submitted by Mr Andrew Simpkin, for the erection of a part two storey, part single storey detached dwelling following demolition of the existing bungalow.

The planning officer updated the sub-committee with the following information:

1. Report on Solar Calculation

A report on solar calculations had been submitted by the applicant, copies of which were circulated to Members. This used the IESVE (Integrated Environmental Solutions LTD) thermal modelling software which is not a system recognised by the City Council Planning Department. In calculating loss of day light and sunlight the Planning Department, along with most other British Councils use the British Research Establishment Digest 209 to weigh up loss of light. The IESVE data appears highly diagrammatic, has no scale and no quantifiable measures. Members will therefore need to decide how much weight to give to this document.

Notwithstanding the above, concerns regarding massing and bulk in the two storey front projection would still be applicable.

2. Request For The Provision Of Affordable Housing

The Rural Housing Enabling Team have requested that two houses be provided on the site as it measures above the threshold. However this is not considered to be practical.

Representations were received, in objection,  from a local resident who spoke on behalf of her mother. She said that the proposed development did not meet the requirements of the Knapton Village Design Statement. It would mean a loss of light to her mother’s property and a loss of symmetry to the streetscape. The proposed development would cause a loss of amenity. be overbearing and devalue neighbouring properties. Concerns were also raised in relation to the shared wall of the garage.

Representations were received, in support,  from the applicant who said that the existing property had been empty for four years and was in poor condition. He said that the only option was to demolish it and redevelop the site. He did not feel that there would be any adverse impact on the surrounding area as there was no uniform building line in Main Street.

Representations were received, in support,  from Councillor Moore, the applicant’s Ward Councillor. He stated that the proposed development would not be out of character with the surrounding area. He circulated photographs of nearby properties. He said that the new building would not be obtrusive or have any visual impact on the streetscape.

Members delegated the imposition of relevant conditions to officers.

RESOLVED:             That the application be approved with the following conditions:¹

1.      The development hereby permitted shall be carried out only in accordance with the following plans:-

Location Plan; 1486 PL01/02/03/04/05/06

Or any plans or details subsequently agreed in writing by the Local Planning Authority as amendment to the approved plans.

Reason: For the avoidance of doubt and to ensure that the development is carried out only as approved by the Local Planning Authority.

2.      The development shall be begun not later than the expiration of the three years from the date of the permission.

Reason: To ensure compliance with Sections 91 to 93 and Section 56 of the Town and Country Planning Act 1990 as amended by Section 51 of the Compulsory Purchase Act 2004.

3.      Notwithstanding any proposed materials specified on the approved drawings or in the application form submitted with the application, samples of the external materials to be used shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development. The development shall be carried out using the approved materials.

Reason: So as to achieve a visually cohesive appearance.

4.      Notwithstanding the information contained on the approved plans, the ridge height of the approved development shall not exceed 6.40 metres, as measured from existing ground level. Before any works commence on the site, a means of identifying the existing ground level on the site shall be agreed in writing, and any works required on site to mark that ground level accurately during the construction works shall be implemented prior to any disturbance of the existing ground level. Any such physical works or marker shall be retained at all times during the construction period.

Reason: To establish existing ground level and therefore to avoid confusion in measuring the height of the approved development, and to ensure that the approved development does not have an adverse impact on the character of the surrounding area.

5.      Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order), development of the type described in Classes A, B and C of Schedule 2 Part 1 of that Order shall not be carried out without the prior written consent of the Local planning Authority.

Reason: In the interests of the amenities of the adjoining residents the Local planning Authority considers that it should exercise control over any future extensions or alterations which, without this condition, may have been carried out as ‘permitted development’ under the above classes of the Town and Country Planning (General Permitted Development) Order 1995.

6.      Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking or re-enacting that Order), no door, window or other opening additional to those shown on the approved plans shall at any time be inserted in the side elevation of the property.

Reason: In the interests of the amenities of occupants of adjacent residential properties.

7.      Prior to the development coming into use, all areas used by vehicles shall be surfaced, sealed and positively drained within the site, in accordance with the approved plans.

Reason: To prevent the egress of water and loose material onto the public highway.

8.      The building shall not be occupied until the areas shown on the approved plans for parking and manoeuvring of vehicles (and cycles, if shown) have been constructed and laid out in accordance with the approved plans, and thereafter such areas shall be retained solely for such purposes.

Reason: In the interests of highway safety.

9.      The parking and garaging shown on the approved plans shall be kept free of obstructions at all times so that they can be used for the primary purpose of parking motorised vehicles and bicycles.

Reason: In order that cars, motor-cycles and bicycles can be parked off the public highway, in the interests of the safe and free flow of traffic.

REASON:                  The proposals are considered to be in compliance with Policy GP1, GB2 and H4A of the City of York Development Control Local Plan 2005.