Agenda item

Demolition of existing garage and erection of single storey detached annex. Single storey detached store to rear. Extension of car parking area [Micklegate Ward] [Site Visit]

Members considered a full application received from Mrs C Livingstone for the demolition of an existing garage and the erection of a single storey detached annex, a single storey detached store to the rear and the extension of the car parking area.

Officers updated that they had received an email from a resident of Moorgarth Avenue. The resident raised concerns at the close proximity of the proposed annex and they reiterated their objections in relation to noise and loss of privacy.

Representations were received from three neighbours in objection to the application. The first confirmed that he had lived in his property adjacent to the site for 50 years during which time he had seen a number of conversions of outbuildings in the vicinity of the site. He felt that the scale of these proposals constituted backfilling and would set a precedent. The second neighbour stated that the development would affect the openness of his garden and affect his enjoyment and privacy. The third resident from Moorgarth Avenue, at the rear of the site, confirmed his neighbour’s objections to the scheme. He also referred to the level of noise, which would emanate from the site both during and after construction.

Representations were received from the applicant’s agent in support of the application. He confirmed that he had worked with the Planning Officers to amend the design of the property to reduce any overlooking or loss of privacy that would harmfully affect adjacent properties. He stated that the development would be low level, single aspect and environmentally friendly with a green roof and with as much green space as possible being retained.

Members questioned the height of the site boundary wall and whether the additional accommodation would be tied to the hotel use.

Certain Members expressed concern at the proposal to erect a bungalow as a separate dwelling in the rear garden of the property. They felt that this could set a precedent, as this was no longer an annex to the hotel but a 2-bedroom bungalow.

Cllr B Watson then moved and Cllr Reid seconded that the application be refused on the grounds of overdevelopment of the site and as inappropriate development in the Conservation Area. On being put to the vote this motion was lost.

RESOLVED:                         That the application be approved subject to the conditions set out in the report. ^1.      

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

-  Principle of the proposed uses

- Visual impact- design, conservation area and natural environment

-  Residential amenity

-  Sustainability

-  Car parking, Highway Safety

-  Flood risk

As such, the proposal complies with Policies GP1, GP4a, GP15, HE2, NE1, H4a, H5a, of the City of York Development Control Local Plan; and national planning advice contained within Planning Policy Statement 1 "Delivering Sustainable Development; “ Planning Policy Statement 3 "Housing;" and Planning Policy Guidance Note No.15 " Planning and the Historic Environment. "