Agenda item

Construction of 2-storey building for business use (Class B1) with associated car parking and landscaping (on land to the south of Acer House).

[Rural West York Ward] [Site Visit]

Members considered a major outline application (13 weeks) from Northminster Properties Limited for the construction of a 2 storey building for business use (Class B1) with associated car parking and landscaping (on land to the south of Acer House).

Officers reported an error in paragraph 1.5 of the report which stated the plant/laser room on the roof would be 13m by 7m and which should read 11m by 7m. They also advised that Condition 3 should be amended to remove the word “indicative” and that an additional condition be added requiring that at least 10% of the development’s predicted energy requirements would be provided by renewable energy sources.

Representations were received from a resident in objection to the application. He raised concerns that the proposed development was on safeguarded land within the green belt and this could set a precedent for future applications on safeguarded land. He also expressed concerns over the visual impact of the development stating that it would need to be properly screened.

Representations were also received from a representative of Measurement Devices Limited (MDL) who explained that the company had been established on the business park since 2004 and was serviced by an established skilled local workforce. He explained that due to recent and planned future growth, their current accommodation was no longer suitable and their assessments had shown this site to be the only suitable one for their new headquarters.

The representative from MDL answered Members’ queries in relation to the operations of the company. Members acknowledged that the company had made thorough enquiries and visits in their search for alternative sites and noted that this site was on the edge of a high quality business park and was well shielded. They noted the residents concerns regarding safeguarded land however stated that his was a unique development with unique requirements.

RESOLVED:

That the application be approved, following referral to the Secretary of State, subject to the conditions listed in the report and the amended and additional condition listed below

Amended Condition (re plans) 

The development hereby permitted shall be carried out in accordance with the following plans:-

• Access and layout as shown on drawing A863.2009.05 date stamped 18.12.2009.
• Scale of the building as shown on A863.2009.03B date stamped 18.12.2009.
• Proposed pedestrian route as shown on A863.2009.06 dated Feb2010.

Reason: For the avoidance of doubt and to ensure that the development is carried out only as approved by the Local Planning Authority.

Additional Condition

No building work shall take place until details have been submitted and approved in writing by the Local Planning Authority, to demonstrate how the development will provide from on-site renewable energy sources, at least 10 per cent of the developments predicted energy requirements.  The development shall be carried out in accordance with the submitted details unless otherwise agreed in writing by the Local Planning Authority.  The approved scheme shall be implemented before first occupation of the development.  The site thereafter must be maintained to the required level of generation.

Reason:  To ensure that the proposal complies with the principles of sustainable development, and as required by the council's adopted Interim Planning Statement on Sustainable Design and Construction and policy ENV5 of The Yorkshire and Humber Regional Spatial Strategy Plan 2008.

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 historic character and setting of York, the highway network and flood risk.  The Local Planning Authority are also of the opinion that very special circumstances have been demonstrated that outweigh the impact of the development on the green belt (within which the application site is located). As such the proposal complies with PPG2: Green Belts, PPS4: Planning For Sustainable Economic Growth, policies Y1 and YH9 of The Yorkshire and Humber Plan, and of the City of York Local Plan policies SP2, SP6, SP7A, GP1, GP3, GP4a, GP13, GP24, GB1, GB11, T2b, and T4.