Agenda item

Detached single storey dwelling with access from Old Moor Lane (revised scheme) [Dringhouses and Woodthorpe Ward] [Site Visit]

Members considered a full application from Mr R Gorwood for a detached single storey dwelling with access from Old Moor Lane (revised scheme).

Representations in objection were received from the Secretary of Dringhouses and Woodthorpe Planning Panel. He confirmed that residents of Aldersyde Court, the flats to the north, would be badly affected by the proposals and referred to the number of letters sent in opposition to the scheme. He stated that the development contravened a number of planning policies as it did not contribute to the setting of the adjacent listed building and did not relate to its neighbours in terms of mass and design and would be detrimental to the amenity of neighbours.

Representations were also received from a representative of Aldersyde Court who referred to the number of elderly and retired residents and the adverse impact the development would have on their quality of life. He stated that residents spent much of their time either in their flat or garden and that the building would be over dominant and result in loss of light and overlooking due to its close proximity to the flats. He also referred to the difference in levels of the two sites and possible flooding issues.

Representations were also received from a further resident of Aldersyde Court who confirmed the points made by the earlier speaker. He pointed out that the only rooms, which did not face the site, would be bedrooms and that residents of the ground floor flats would face a brick wall and tiled roof. He therefore requested Members to reject the application as the residents quality of life would be eroded.

Representations in support of the application were received from the applicant’s agent. She referred to the Officers recommendation for approval, which had been made following consideration of all the issues raised. She stated that the development would not harm the setting of the adjacent listed building and that the reference to resident’s loss of views over private land was not a planning issue. She confirmed that the bungalow would only be 2.5m in height with the pitched roof sloping away from the flats, which would not result in any loss of amenity for residents.

Councillor Holvey, as one of the Local Members, stated that he felt strongly that the application should be refused. On behalf of residents he went onto reiterate their concerns and the depth of feeling at the impact the development would have on the elderly residents quality of life.

Some Members referred to the planning guidelines in respect of distance between facing walls and the boundary hedge and due to the separation distances they felt that this would not unduly affect the residents outlook or amenity.

Following further discussion Councillor B Watson moved and Councillor Reid seconded that the application be refused on the grounds of its impact on the character of the area and, the detrimental impact on the amenity of adjacent residents. On being put to the vote it was

RESOLVED:             That the application be refused.

REASON:                  It is considered that the proposed building would detract from the open character of the area by virtue of its incompatibility with the adjacent three storey development at Aldersyde Court. It would also adversely affect the amenity and living conditions of adjacent residents by virtue of its proximity and relationship to the main living accommodation within Aldersyde Court, resulting in an unacceptable loss of outlook.

                                    As such the proposed development would be contrary to national planning advice contained within Planning Policy Statement 1: Delivering Sustainable Development (in particular paragraphs 5 and 34), Planning Policy Statement 3: Housing (in particular paragraph 16) and policies GP1, GP10, H4a and H5a of the City of York Draft Local Plan.