Agenda item

This application seeks outline planning consent for the erection of a dwelling within the cartilage of 1 The Meadows, Skelton. The proposes dwelling would sit east of the house, adjacent to St. Giles Road. [Skelton, Rawcliffe and Clifton Without Ward] [Site Visit]

Members considered an outline application for the erection of 1no. single storey detached dwelling. The proposed dwelling would sit to the east of the existing house, adjacent to St. Giles Road.

Officers updated that in August 2005 outline planning permission was granted  for the erection of a bungalow. No sustainability report had been received for this application and Officers recommend a condition that requires the developer to achieve level 3 under the Code for Sustainable Homes. Officers clarified that due to the lapse of time since the previous approval this extra condition can be added. Additional conditions regarding drainage should also be added.

Councillor Moore expressed concerns regarding vehicle access from the application site onto the main road due to its position  between 2 blind bends. He advised the committee he could not support the Officer’s recommendation of approval and voted against the application.

RESOLVED:             That the application be approved subject to the conditions listed in the report and subject to the following additional and amended conditions.¹

                                    Condition 10 – Development shall not begin until details of foul and surface water drainage works have been submitted and approved in writing by the Local Planning Authority, and carried out in accordance with these approved details.

                                    Reason – So that the Local Planning Authority may be satisfied with these details for the proper drainage of the site.

                                    Condition 11 – Peak surface water run-off from the development shall be attenuated to 70% of the existing rate, in accordance with a scheme to reduce run off to be submitted to and agreed in writing by the Local Planning Authority (based on 140 I/s/ha of connected impermeable areas). The scheme submitted shall include storage volume calculations, using computer modelling, allowing for a 1:30 year storm with no surface flooding along with no internal flooding of buildings or surface run-off from the site in a 1:100 year storm. Proposed areas within the model shall also include an additional 20% allowance for climate change. The modelling shall use a range of storm durations, with both summer and winter profiles, to find the worst case volume required. Details of run off rates including calculations of both the existing and proposed rates shall also be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development.

                                    Reason – In the interests of sustainable drainage and to comply with guidance contained within Planning Policy Statement 25 (Development and Flood Risk).

                                    Condition 12 – The first reserved matters application submitted in pursuance of this outline planning permission shall be accompanied by an initial Code for Sustainable Homes (CSH) Design Stage assessment for the development. This shall indicate that at least a CSH level 3 star rating shall be achieved. This shall be followed by the submission of a Code for Sustainable Homes Final Certificate (issued at post construction stage) which shall be submitted to the Local Planning Authority after completion and before first occupation of the building, and shall confirm that at least the minimum code level 3 star was achieved as indicated in the initial CSH Design Stage assessment. If the dwelling has not achieved the required standard, details of the changes to be made to the development to bring the dwelling up to the standard required and a timetable for their implementation shall be submitted to and approved in writing by the Local Planning Authority.

                                    Reason – In the interests of sustainable development.

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

                                     - Principle of the Proposal

                                     - Visual Impact of the proposed Development

                                     - Highway Safety

                                     - Neighbouring Amenity

                                     - Drainage

                                    As such the proposal complies with Policies GP1, GP4a, GP10, H4a, and L1c of the City of York Draft Local Plan.