Agenda item

This is a resubmitted application for a residential development consisting of 7 no. two storey dwellings and 6 no. apartments in a three storey building on the site of a former Co-operative Dairy.

This application was previously refused by the Committee in July 2010. [Clifton]

Members considered a resubmitted full major application from Yorkshire Housing Limited for a residential development of 7 two storey dwellings and 6 apartments in a three storey building on the site of a former Co-operative Dairy. The application was resubmitted following refusal from the Committee in July 2010.

Officers circulated an update to Members during the meeting. This was then attached to the agenda and republished after the meeting. The update included amendments to the published report relating to the number of  submissions from residents and a reference made to emails received querying the site’s address as correct. It also included a table outlining the differences from the previous scheme and the one proposed and suggested changes to recommended conditions, if the application was approved.

Representations were heard from a neighbour opposed to the application. She felt that the application would detrimentally affect the safety of pedestrians using the junction between White Cross Road and Haxby Road, and that the existing cycle track was a well known crime hot spot. She added that she thought that the proposed addition of a gate at the entrance to the cycle track could create a feeling of segregation from other local residents.

Further representations in opposition to the application were received from a local resident on behalf of other residents. He stated that the main access to the dairy site was from Haxby Road, not White Cross Road and that this was not of an adequate width.

Representations in support of the application were heard from the agent for the applicant. He stated how he felt that the proposed development was needed in the city and that in his opinion, it was viable to develop on the derelict site. He noted that there was a major query with drainage, and that the application would remove four Respark spaces from the vicinity but that he felt that this was an existing problem.

Councillor Scott, as Ward Member, spoke in objection to the application. He spoke about the removal of the Respark spaces, the proposed shared access route into the site and the increase in traffic on White Cross Road and Haxby Road as a result of the development. He commented on the safety of the site and the reference made to HGV vehicles using the site in the Officer’s report. He added that he felt the design of the development was detrimental, and negatively affected the adjacent listed building.

Members asked Officers a number of questions relating to how many parking spaces would be lost from the site and about what drainage information had been received from the applicant.

In response to the question about car parking spaces, Officers stated that they believed that only a maximum of two spaces would be lost. It was reported following the July 2010 meeting, where the application was first considered, that extra drainage information had been received. This information included a significant reduction in surface water run off, and Officers deemed that this met requirements needed.

A local resident who was in attendance at the meeting was asked by Members about the number of HGVs that had used the access road into the site. The local resident responded that only milk floats had used the road. In relation to a further question from Members relating to flooding on the site and onto the surrounding properties, the resident confirmed that there had been flooding.

During their discussion, Members raised the following concerns;

• The loss of residential parking spaces from neighbouring properties.

• The impact on restricted sunlight to the terraced properties at the rear of the application site.
• Traffic and safety concerns over the entrance to the site at White Cross Road.
• That the creation of a 1.2 metre footpath along the road into the site would not allow for two cars to pass safely.
• That access to the site from Haxby Road would not be viable because this would be on private land.
• Highway safety in particular having to cross the pavement, in order to reverse into White Cross Road.
• Highway access as a valid reason for refusal, given that the access was not selected by the developer.

RESOLVED:             That the application be refused.

REASON:       (i)    The proposed development, due to the lack of pedestrian facilities within the site and restricted width along 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 proposal, due to its density, scale and layout, would result in the impression that the site had been overdeveloped, with 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.