Agenda item

Erection of 2 storey creative media centre building and 2 storey link to existing school, erection of single storey changing room facility and associated shelters and stores.  [Rural West York]   [Site Visit]

Members considered a major full application (13 weeks) from the Chair and Governors of Manor Church of England School for the erection of a two storey creative media centre building and a two storey link to the existing school, erection of single storey changing room facility and associated shelters and stores.

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 which they supported. They also noted that a further letter of objection had 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 provided clarification to Members regarding the intended access for construction vehicles onto the site and questioned whether this would be through a field gate close to the level crossing or through the school grounds and noted that there were problems with both options.

Representations were received from the York Natural Environment Trust (YNET) in objection to the application. They advised that they had made alternative suggestions with regard to the proposals put forward and were willing to enter into discussion with the school in order to move forward.

Representations were received from a local resident who expressed concerns about the availability of parking as a result of the expected rise in the number of students due to the increased numbers of diploma students attending the school.

Representations were received from the Headteacher of Manor Church of England School. He explained how the media centre would be a unique facility benefiting students across the city. With regard to the issue of access for construction traffic onto the site he stressed that this should not be through the school grounds for reasons of pupil safety. He provided additional information on how the facilities would benefit students from other schools and the community as a whole.

Members discussed the issue of access to the site by construction traffic. Officers advised that Network Rail had objected to access for construction traffic by the existing field gate due to its proximity to the level crossing. Members agreed that suitable access needed to agreed but stressed that construction traffic should not be allowed to enter the site via the school grounds and asked that a condition to be added to state this. They also requested that sound restricting equipment be installed to protect the amenity of neighbours.

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

Notwithstanding the application details hereby approved full details of the proposed construction site access (other than through the school) and associated compound including location, means of enclosure and mode of surfacing shall be submitted to and approved in writing by the Local Planning Authority before work on site commences. Work shall thenceforth be undertaken in strict accordance with the details thereby approved and shall be retained for the duration of the building contract. The access and associated compound shall be reinstated to their condition prior to the commencement of development within 28 days of the completion of building work.

Reason:

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

Additional Condition

Prior to the commencement of the development full details of an acoustic fence to protect the residential amenities of Field View and Avondhu during the construction process shall be submitted to and approved in writing by the local planning authority.  These details shall include the construction of, height, thickness, acoustic properties and precise location of the fence.  The fence shall be erected in accordance with the approved details prior to any construction work taking place.

Reason:  To protect the amenities of the residents of Field View and Avondhu from construction noise given the location of the construction compound and access.

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 impact upon the open character and purposes of designation of the Green Belt, impact upon the safety and convenience of users of the nearby level crossing, impact upon the availability of suitable facilities for cyclists, impact upon the local pattern of surface water drainage, impact upon the visual amenity of the surrounding area, impact upon the residential amenity of neighbouring properties and the adherence to the principles of sustainable development. As such the proposal complies with Policy YH9 and Y1C of The Yorkshire and Humber Plan, policies GP1, GP3, GP4a), GP9, GP15, GB1, GB13, T4 and ED1 of the City of York Development Control Local Plan and Government policy contained within Planning Policy Guidance note 2 'Green Belts'.