Agenda item

Change of use of agricultural land to sports pitches, allotments, and informal landscaped open space. Hard surfaced recreational area and associated footpaths, car parking and ball fencing. [Rural West York Ward]

[Site Visit]

Members considered a major full application (13 weeks) from the Chair and Governors of Manor CE School for the change of use of agricultural land to sports pitches, allotments, and informal landscaped open space, hard surfaced recreational area and associated footpaths, car parking and ball fencing.

A copy of a letter dated 12 March 2010 from Wheatlands Education Community Woodland attaching a letter submitted to the Governors of Manor CE School on 3 March 2010, was circulated to Members for their information. This letter asked the school to give further thought to their proposals and laid down their points of objection. It stressed the importance of tree planting in contribution to the establishment of wildlife corridors and combating pollution and specifically asked for consideration to be given to reconfiguring the site by reducing the areas of playing field, hard informal and car park space so that a much greater depth of woodland could be provided along the A1237 boundary while still incorporating the allotment and orchard areas.

Officers updated that the Authority’s landscape architect had made further representations suggesting that a number of specimen trees be planted around the proposed informal student hard play area. Officers gave their support to this proposal and advised an amendment to Condition 4.

They also advised that a further letter of objection has been received requesting that the proposals be reconsidered to allow for a greater depth of tree planting adjacent to the A1237 Outer Ring Road to enable the wider area, including the planting associated with the proposed Poppleton Park and Ride and the Wheatlands Community Woodland, to form an exemplar green approach to the City.

Officers recommended that an additional condition be added to stipulate a lockable gate should be erected a minimum of 5m within the access to the allotment car park. In response to points raised by Members, officers agreed that this distance should be increased to a minimum of 10metres to allow for a longer car and trailer to park safely while opening the gate.

Representations were received from the following groups and individuals:-

§         Wheatlands Educational Community Woodland, in objection to the application. The speaker suggested deferring the application in order that the applicant could consider planting on the triangle of land by the railway. He pointed out that York did not have a tree strategy or any published guidance on tree planting and reminded Members that trees and green landscaping help to combat climate change, provide soft landscaping and habitats for wildlife and improve physical and mental wellbeing.

§         a local resident in objection to the application. He asked that more time be given in order for the applicant to modify the proposals to allow the creation of a tree belt along the bypass and to find an alternative to the removal of trees along the hedgerow.

§         a further local resident who raised concerns that access into the allotments would be dangerous due to the proximity to the level crossing and questioned the height of the proposed gate in relation to its use in combating anti social behaviour)

§         York Natural Environment Trust (YNET) in objection. The speaker confirmed that he concurred with the points raised by Wheatlands Educational Community Woodland and the first resident who spoke and asked for a deferment so that the school could engage with the community.

§         The Head of Manor Church of England School, in support of the application. He stated that he had worked in conjunction with other interested parties on the application including Applefields (Special) School regarding the development of the learning classroom, Poppleton Tigers regarding the additional playing fields and changing room facilities, the York Natural Environment Trust regarding the orchard and the allotment committee regarding the allotments.

In response to queries from Members, the Head of Manor confirmed that the School had been working towards designation as a Forestry School and had been working with the Forestry Commission, had liaised extensively with interested groups and had invested a lot of time in staff training.

Members agreed that the proposals would provide a great improvement for the site and welcomed the involvement of Applefields Special School and the intended community use. They noted residents’ concerns regarding anti social behaviour in the area and one Committee Member, who is also a local Ward Member, agreed to look into the issue. 

RESOLVED:

That the application be approved subject to the conditions listed in the report and the additional condition listed below:

Additional Condition

Notwithstanding the application details hereby approved a lockable gate to a design and precise location previously agreed in writing by the Local Planning Authority shall be erected a minimum of 10 metres within the access to the allotment car park before the site is first brought into use and shall be  retained thereafter.

Reason: To safeguard the residential amenity of adjoining properties and to secure compliance with Policy GP1 of the York Development Control Local Plan.

REASON:

The proposal, subject to the conditions listed in the report and the additional condition above, would not cause undue harm to interests of acknowledged importance, with particular reference to impact upon the open character and purposes of designation of the Green Belt , impact upon the safety and convenience of users of the Millfield Lane level crossing, impact upon the residential amenity of neighbouring properties, impact upon the visual amenity of the neighbouring open countryside and impact upon the occurrence of crime and anti-social behaviour in the vicinity.  As such the proposal complies with Policy YH9 and Y1C of The Yorkshire and Humber Plan, policies GB1 ,GP1, GP3, GP9  and ED1 of the City of York Development Control Local Plan and Government policy contained within Planning Policy Guidance note 2 'Green Belts'.