Agenda item

This application is for a proposed residential development consisting of 8no. semi-detached dwellings and 9no. apartments on site of former Co-operative Dairy.[Clifton] [Site Visit]

Members considered an application for a residential development consisting of 8 semi detached dwellings and 9 apartments on the site of a former Co-operative Dairy at 156B Haxby Road.

An update from Officers to Members, including comments from Sustrans and revised plans, was given. This update is available online.

Representations in objection to the application were heard from a local resident, who stated that she felt that the design of the proposed development infringed on the privacy of the surrounding properties. She stated that local residents were unanimously agreed that the proposed development was detrimental to the surrounding area because it would create a segmented community.

Representations in support of the application were heard from the applicant’s agent who stated that the site had been difficult to develop because only one access existed, which had a fixed location and was adjacent to a listed building. He also said that the current Dairy buildings cover nearly all of the site, but that the proposed buildings would only cover half of this area.

Members stated that they supported the principle of new development on previously developed sites but commented on various points including;

• The poor design in relation to the access to the site.
• That the proposed houses appeared to have gardens, but that this was not the case for the proposed apartments.
• That the houses overlooked the playground of Haxby Road Primary School.

RESOLVED:             That the application be refused.

REASON:                (i) The proposed development, due to the lack of dedicated pedestrian facilities within the site and restricted width along the site access road, particularly along the initial stretch adjacent to the junction with White Cross Road, is likely to create conditions that would harm highway safety.

(ii)               The proposed development, due to the scale, mass and location of the proposed semi-detached pair of houses 3/D and 4/C in close to the site boundary with the Grade II listed Haxby Road Primary School, would have a negative visual impact on the setting of this designated heritage asset. This would be contrary to national planning advice in Planning Policy Statement 5: Planning for the Historic Environment and Policies HE2 and HE4 of the City of York Draft Local Plan.

(iii)             The proposed development, due to the lack of any meaningful and useable amenity space to serve the apartment block or an adequate buffer distance between the block and site boundary with the adjacent cycle track, would result in potential harm to the living conditions of future occupants of this building. As such, it would fail to provide a high quality scheme for people who are unable to access or afford market housing, contrary to the aims of Planning Policy Statement 1: Delivering Sustainable Development and Planning Policy Statement 3: Housing.

(iv)              The proposal, due to its density, scale and layout, would result in the impression that the site has been overdeveloped, with the buildings appearing dominant due to their position close to site boundaries, large areas of hard surfacing from the access road and vehicle parking areas with little opportunity for soft landscaping. This would be to the detriment of the visual amenity of the area. The proposed development therefore fails to take the opportunities available for improving the character and quality of an area and the way it functions, contrary to advice in Planning Policy Statement 1: Delivering Sustainable Development.

(v)                Insufficient information has been submitted to determine the potential impact the proposals may have on the existing drainage systems, with particular reference to surface water disposal, nor that the site can be adequately drained, contrary to the aims of Planning Policy Statement 25: Development and Flood Risk.