Agenda item

The application proposes the erection of a pair of semi-detached 1 1/2 storey houses following demolition of the existing dormer bungalow. [Fishergate] [Site Visit]

Members considered an application for the erection of a pair of semi-detached dwellings following the demolition of an existing dormer bungalow.

Officers updated Members by correcting paragraph 4.5.2 of the officer’s report which should read “The building would be higher than 1m with an eaves level approx 1.4m higher than those adjacent to it.”  They also requested the addition of a standard height condition, HT1, if they were minded to approve the proposal.

Representations in support of the application were heard from the applicant.  He stated that he had co-operated fully with officers in negotiations regarding the development of various proposals for the site.  He also stated that the scheme was fully funded and could be commenced immediately if planning permission were to be granted.

The applicant responded to Members regarding the position of the flank wall of the proposed building in relation to the conservatory on the rear of the adjacent property.  He stated that the proposed building would be positioned in line with the conservatory but further forward than the existing dwelling and that it would be approximately 1.5 metres higher than the existing single storey garage.  He added that there would be an additional impact on the conservatory but that this was deemed to be acceptable.

Some Members expressed concern regarding the demolition of a fully functioning bungalow and that despite alterations that had been made to the application that the proposed development would be visually detrimental to neighbouring properties.

Members stated that they did not consider that the proposal would adversely affect the streetscene, given that there was a varied level of heights and sizes of houses in the surrounding area.

RESOLVED:             That the application be approved subject to the conditions listed in the officer’s report and the following additional condition.¹

(i)              Condition 16: Notwithstanding the information contained on the approved plans, the height of the approved development shall not exceed 7.9 metres, as measured from existing ground level. Before any works commence on the site, a means of identifying the existing ground level 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.

REASON:                  In the opinion of the Local Planning Authority the proposal, subject to the conditions listed above, would not have caused undue harm to interests of acknowledged importance, with particular reference to principle of redevelopment, design, density, sustainability, character and amenity, residential amenity, flood risk and drainage, highway safety and impact on local facilities. As such the proposal complies with national advice contained in Planning Policy Statement 1: Delivering Sustainable Development (PPS1), Planning Policy Statement 3: Housing (PPS3), Planning Policy Guidance Note 13: Transport (PPG13) and Planning Policy Statement 25: Development and Flood Risk (PPS25) and Policies SP6, H4A, H5A, GP1, GP4A, GP10, L1C and T4 of the City of York Development Control Local Plan (incorporating 4^th set of changes, April 2005.)