Agenda item

Change of use with part two storey and part single storey pitched roof rear extension to form 4 no. dwellings with associated access, landscaping, parking and cycle storage following the demolition of side and rear outbuildings [Fishergate Ward].

Members considered a full application, submitted by Bentley Developments, for a change of use with part two storey, part single storey pitched roof rear extension to form four dwellings with associated access, landscaping, parking and cycle storage following the demolition of side and rear outbuildings.

The Planning Officer advised Members that some additional conditions had been added to the application.

Representations were received from the agent in support of the application. He advised Members that the intention was to use the area in front of the houses as a communal area which would be visibly attractive and this area would be managed through a service charge on future occupants. He saw this application as a viable and appropriate solution to preserving and reusing an asset in the Fulford Conservation Area.

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

                                    Amended Condition 9

                                    Details of all new means of enclosure to the site boundaries and all boundaries within the individual plots hereby approved shall be submitted to and approved in writing by the Local Planning Authority before the development commences and shall be provided before the development is occupied.

                                    Reason:  In the interests of the visual amenities of the area and to preserve the openness of the Conservation area at this point.

                                    Additional Condition 13

                                    No development shall take place until there has been submitted and approved in writing by the Local Planning Authority a detailed landscaping scheme which shall illustrate the number, species, height and position of trees and shrubs. This shall include within the 3 metre wide planting strip shown to the rear of the building on the approved plans within which the planting shall not exceed 1.5 metres in height.  This scheme shall be implemented within a period of six months of the completion of the development.  Any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless alternatives are agreed in writing by the Local Planning Authority.

                                    Reason:  So that the Local Planning Authority may be satisfied with the variety, suitability and disposition of species within the site and to preserve views through the site from Heslington Lane.

                                       Additional Condition 19

                                    The front boundary wall shall be retained in its existing form unless an alternative scheme has first been submitted and agreed in writing by the Local Planning Authority.

                                    Reason. In the interests of preserving the character of the Conservation area and ensuring that no rebuilding work damages the health of the protected trees on the site.

                                       Additional Condition 20

                                    There shall be no sub-division by the way of fences, walls or any other means of enclosure of the garden area to the front of the building.

                                    Reason. To retain the openness of the site so as to preserve the open character of the Conservation area.

Additional Condition 21

                                    There shall be no resurfacing of the existing hardstanding areas, including the area shown on the approved plans for the storage of refuse bins on collection day unless otherwise agreed in writing by the Local Planning Authority.

                                    Reason. In order to preserve the character of the Conservation area and protect against damage to the protected trees with the application site.

REASON:                  The proposal, subject to the conditions listed in the report and the amended and additional conditions listed above, would not cause undue harm to interests of acknowledged importance, with particular reference to the impact on the Conservation area, loss of neighbour amenity, sustainability, affordable housing, provision of open space and protected trees within the site. As such the proposal complies with Policies H4A, HE3, H2A, GP4A, L1C and NE1 of the City of York Draft local plan (4^th set of changes) approved April 2005.