Agenda item

Erection of 4 no. detached dwellings, following demolition of 2 semi-detached dwellings, 2 single garages and 2 brick stores.[Site Visit] [Haxby and Wigginton Ward]

Consideration was given to a full application, submitted by Mr David Miller, for the erection of 4 no. detached dwellings following demolition of 2 semi-detached dwellings, 2 single garages and 2 brick stores.

Officers updated that 3 additional letters had been received from neighbours raising concerns regarding drainage and parking they also felt that the development would be harmful to the Conservation Area. Comments had also been received from the Environment Agency who had no objections subject to details of the finished floor levels being included as a condition. York Consultancy had also raised no objection subject to the discharge rate of surface water being amended to 2 litres per second in the condition.

In answer to Members questions it was confirmed that the core of the site was in Flood Zone 1/2 but that it bounded Flood Zone 3.

Representations in objection were received from a neighbour who circulated photographs showing flooding problems, which existed in the area. Objectors questioned if it could be guaranteed that the proposed underground storage tank for surface water would be sufficient in the future. He also stated that the development was within the Haxby Conservation Area and that the proposed new build would be out of character with the area.

Representations in support of the application were received from the applicant’s agent who referred to the area surrounding the site as one of the last areas of Haxby to retain the medieval pattern of development. She confirmed that this development would replicate the medieval plot pattern and she felt enhance the area. South Lane was a narrow rural lane and the proposal would improve the lane frontage and provide 10 car parking spaces, with off street parking and garages. She also confirmed that to overcome flooding concerns the applicants were proposing a sustainable drainage scheme with restricted discharge rates.

A representative of Haxby Town Council confirmed their objections to the scheme. The Council felt that the development would harm the historic and rural character of Haxby, would set a precedent and would conflict with their Town Plan. They also felt that development should enhance or maintain the character of the Conservation Area, which they felt, this proposal did not and he requested the Sub-Committee to refuse the application.

In answer to Members questions the applicant confirmed that the materials from the demolished dwellings would not be of sufficient quality to reuse on the new properties but that the materials could probably be used on site. She also confirmed that the underground water storage tank had not yet been designed but that the discharge rate would govern the size of the tank.

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

Condition 7: The inclusion of “rain water harvesting in the Sustainable Design and Construction statement to be submitted to and approved in writing by the Local Planning Authority.

Amended Condition 10: Unless otherwise agreed in writing with the Local Planning Authority no development approved by this permission shall be commenced until a scheme for the on-site storage of surface water and its discharge from the site at a controlled rate limited to a maximum of 2.0 litres per second has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in its entirety prior to the first occupation of the development and shall be maintained thereafter.

Amended Condition 23: Unless otherwise agreed in writing with the Local Planning Authority the site shall be developed with separate systems of drainage for foul and surface water on and off site.

Informative: To comply with condition 10 regarding drainage the Local Planning Authority are likely to require the following information:

Surface water drainage calculations.

Storage tank size and type.

Discharge control device.

Details of pump failure warning system and overflow provisions.

Management arrangements for the maintenance of the attenuation system.

REASON:                  In the opinion of the Local Planning Authority the proposal, subject to the conditions listed above, would not cause undue harm to interests of acknowledged importance, with particular reference to:

- effect on the character and appearance of the conservation area

- impact on the streetscene

- impact on the living conditions of neighbouring residents

- quality of the accommodation provided

- access and highway safety

- flooding and drainage

- sustainability

As such the proposal complies with Policies GP1, GP4a, HE3, GP10, H4a, H5a, GP15, GP7, and GP9 of the City of York Local Plan Deposit Draft.