Agenda item

Erection of 1no, detatched dwelling house (resubmission). [Micklegate Ward] [Site Visit].

Members considered a full application from The Mount School for the erection of a detached dwelling house (resubmission).

Officers advised that comments had been received from Design, Conservation and Sustainable Development in respect of the relationship of the proposal to the setting of the Historic Core Conservation Area, the boundary of which is a short distance away. They raised no objection to the proposal, stating that whilst it would have some impact on the mature landscape setting of the conservation area, this would not give rise to significant harm. Officers also reported that further comments had been received from the Council’s Structures and Drainage Engineer in respect of the surface water scheme associated with the site requesting that a revised drainage condition be substituted for draft condition 10.

Representations were received from a local resident in objection to the application. He raised concerns regarding the size and scale of the building and the high ground levels, which he stated had been reasons for refusal of a similar proposal in 2003. He stated that people would be forced to park on St Aubyn’s Place as they would no longer be able to park on Love Lane and that part of the Joseph Rowntree memorial garden at the school would have to be demolished to make way for the development.

Representations were also received from the agent in support of the application. He stated that the proximity to neighbours and the slope of the site had been taken into account and that the house was of ecological design and would have minimal impact on the conservation area. In response to concerns raised about the higher level of development site in relation to St Aubyn’s Place, he explained that due to the ridge height and sight lines, the new development would appear to be the same height as Heads House and would also be screened by trees.

In response to the concerns about increased parking on St Aubyn’s Place, a representative from the Mount School explained that, with the school’s permission, sixth form students currently park on Love Lane but that these cars would be re-located to the school car park therefore students would not need to use St Aubyn’s Place for parking.

In response to a query from a Member regarding protection for existing trees on the site, officers explained that condition 6 covered existing planting on the site during construction and that condition 8 required details of the landscaping scheme to be submitted to and approved by the local planning authority. They explained that the only legal way to protect specific trees was to obtain a Tree Preservation Order (TPO) and they gave an assurance that the views of the Committee would be passed on to the relevant officer.

Members agreed that the view of the new building from St Aubyn’s Place would be limited and the impact on neighbours would be fairly minimal and they were satisfied that the concerns over car parking had been resolved.

RESOLVED:

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

Amended Condition 10

Development shall not begin until details of foul and surface water drainage works have been submitted to and approved in writing by the Local Planning Authority, and carried out in accordance with the details thereby approved.

The submitted details shall include:

i) In accordance with PPS25 and in agreement with the Local Planning Authority, peak run-off will be attenuated to 70% of the existing rate (based on 140l/s/ha of proven connected impermeable areas).Storage volume calculations, using computer modelling, must accommodate a 1:30 year storm with no surface flooding, along with no internal flooding of buildings or surface run-off from the site in a 1:100 year storm. Proposed areas within the model must also include an additional 20% allowance for climate change. The

modelling must use a range of storm durations, with both summer and winter profiles, to find the worst-case volume required.

ii) Full details should be provided of the future management/maintenance of the drainage scheme.

Reason: So that the Local Planning Authority may be satisfied that the site may be properly drained in accordance with Central Government Planning Guidance outlined in PPS25 (Development and Flood Risk) and that provision has been made to maintain the drainage system.

REASON:

The proposal, subject to the conditions listed in the report and the amended condition above, would not cause undue harm to interests of acknowledged importance, with particular reference to impact upon the residential amenity of neighbouring properties, suitability of the design in context in relation to the setting of the Conservation Area, impact on the safety and convenience of highway users in Love Lane, usage of sustainable construction materials and other features, impact upon the level of anti-social behaviour taking place in Love Lane, impact upon the existing mature landscaping within the site and impact of the proposal on the local pattern of surface water drainage. As such the proposal complies with Policies GP1 , GP3 , GP4a) , GP9 , GP10 and GP15a) of the City of York Development Control Local Plan.