Agenda item

4no. three storey dwellings following demolition of existing buildings. [Guildhall Ward] [Site Visit]

Members considered a full application from HHB Investments Ltd for four 3-storey dwellings following the demolition of existing buildings.

Officers informed Members comments had been received from 7 neighbours not 6 as stated in the report. Furthermore they advised that three letters had been received in response to the revised drawings raising concerns that the lane was too narrow and congested to allow vehicles to turn and park, that there was no facility for turning within the site and that the development would result in the loss of car parking spaces for the Coach House Hotel.

They also advised that a letter had been received from the Chief Executive of Visit York stating that if the Coach House was unable to offer parking to its generally elderly and disabled guests, the potential loss of business could result in some staff losing their jobs and suggesting that should the developers build 2-3 houses this would ensure that the parking remains adequate for the Coach House Hotel.

Officers recommended that Condition 15 be amended to state that the approved bollards and railings must be installed prior to the first occupation of the dwellings on site and retained as approved, and that an additional condition be added to require that an archaeological brief be carried out.

Representations were received from a representative of York Conservation Trust and HPH Accountants who stated that she supported the principle of development but expressed serious concerns regarding traffic on the lane, including increased use of the lane by people visiting the properties and the danger created by the need for vehicles to reverse out of the lane onto Marygate due to the lack of turning spaces on the lane.

Representations were also received from the owner of the Coach House Hotel in objection to the application. She explained that if the application was approved, she would lose three parking spaces which had been used by the hotel for over twenty years and a large proportion of her guests are elderly who require on site parking.

Representations were also received from the applicant’s agent. He stated that they had met with individuals and responded to concerns raised during the planning process. He made a commitment to maintain communication with neighbours during the development, to reduce the impact on them during construction and maintain access. In response to queries raised regarding turning in the lane, he advised the Committee that parking had been reduced to two of the buildings with garages and a turning area therefore there would be no need for vehicles to reverse out of the lane.

Members expressed concerns about the egress of traffic from the lane and use of lane by casual traffic such as delivery vehicles and Officers responded to specific queries in relation to these issues. In order to facilitate maneuvering of vehicles from the hotel car park it was suggested that the new boundary wall  be set back and the cycle hoop and landscaping within the area that currently forms the chamfered corner of the stores building be removed.

RESOLVED:

That the application be approved subject to the conditions listed in the report and the amended and additional conditions listed below.

Amended Condition

Full details of bollards or railings to enclose the paved area to the front of plots 3 and 4 in order to prevent parking shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development. The approved bollards or railings shall be installed prior to the first occupation of any of the dwellings on the site and shall be retained as approved.

Reason: To prevent the parking of vehicles which would be likely to result in reversing manoeuvres onto Marygate which would be harmful to road safety.

Additional Condition

No work shall commence on site until the applicant has secured the implementation of a programme of archaeological work (a watching brief on all ground works by an approved archaeological unit) in accordance with a specification supplied by the Local Planning Authority. This programme and the archaeological unit shall be approved in writing by the Local Planning Authority before development commences.

Reason: The site lies within an Area of Archaeological Importance and the development will affect important archaeological deposits which must be recorded during the construction programme.

Additional Condition

Prior to the commencement of the development an amended drawing shall be submitted to the local planning authority for written approval showing the new facing brick wall adjacent to the hotel car park at 18-22 Marygate cut back so that it is no further forward than the position of the existing flank wall of the stores building (shown as a dashed line on the submitted drawing no. 1623-201) and deleting the landscaping and cycle hoop within the area that currently forms the chamfered corner of the stores building. The development shall be carried out in accordance with the approved amended drawing and thereafter nothing shall be erected, planted or placed on that area of the site such that it obstructs the manoeuvring of vehicles from the hotel car park.

Reason: The erection of the wall and the placing or erection of structures on that area of the site would be likely to reduce the capacity of the adjacent car park and result in vehicles within the adjacent car park being unable to exit Galmanhoe Lane in a forward gear thereby resulting in conditions likely to harm vehicle and pedestrian safety at its junction with Marygate.

REASON:

The proposal, subject to the conditions listed in the report and the amended and additional conditions above, would not cause undue harm to interests of acknowledged importance, with particular reference to the principle of residential development, the residential amenity of the neighbours, the visual amenity of the conservation area, protected species, the provision of off-site open space and highway safety. As such, the proposal complies with policies H3c, HE2, HE3, HE5, GP1, GP9, GP10, T4, H4a and L1c of the City of York Local Plan Deposit Draft; and National Planning Guidance PPS1, PPS3 and PPS5.