Agenda item

Members considered a Major Full Application, submitted by Shepherd Developments for the erection of a two storey office development with associated car and cycle parking at 23 Hospital Fields Road, York.

Officers circulated an updated report which detailed that revised plans had now been received which showed a revised elevational design which attempted to break up the previously blank façade. It stated that Highways had no objections subject to conditions and that the Flood Risk Assessment had been submitted which concluded that there would be a 0.1% risk of flooding existing sewers. The applicant had also confirmed that the building was intended to meet, if not exceed, Part L of the current Building Regulations and achieve a Bream Rating of Excellent. Officers also confirmed that the cycle parking had now been moved to the front entrance.

Members welcomed the sustainability statement included with the application which they felt engaged with the Councils policies with regard to sustainable developments. In the light of the statement it was suggested that an informative be added requesting the applicant to consider real time monitoring of their energy use and the performance of the building and making this information available to promote best practice across the city.

RESOLVED:           i) That the application be approved subject to the conditions listed in the report and subject to the following additional conditions and informatives:

1             The development hereby approved shall not be occupied until the areas for vehicle parking have been constructed and laid out in accordance with the approved plans (or such details that are subsequently submitted to and approved in writing by the Local Planning Authority). Such areas shall thereafter be retained for the purposes of parking vehicles.

Reason;

To ensure that adequate provision for parking of vehicles, in accordance with the councils maximum parking standards and advice contained in PPG 13(Transport) is provided within the site curtilage to avoid the displacement of uncontrolled parking on the adjacent public highway, to the detriment of free flow of traffic, safety of highway users and amenity of local residents.

2             The development hereby approved shall not be occupied until covered and secure cycle parking facilities, for 25 cycles, have been provided in accordance with detailed drawings, which are to be submitted to and approved in writing by the Local Planning Authority.  Such drawings are to show the position, design, materials and finishes thereof. Such facilities shall thereafter be retained for the purposes of parking cycles.

Reason;

To ensure that adequate provision for the parking of cycles, in accordance with the council's minimum cycle parking standards.

3               Pedestrian visibility splays of 2m x 2m shall be provided either side of the vehicular access and shall be retained thereafter, free of all obstructions over 600mm in height above the level of the adjacent footway.

Reason;

To ensure an adequate level of visibility to and from the vehicular access is provided in accordance with the relevant guidelines so that the use of said access does not prejudice the safety of pedestrians in the vicinity of the access.

4             No part of the development hereby permitted shall be occupied until the following highway works -

"the provision of real time bus information display to the inbound bus stop in the vicinity of no. 204 Fulford Road" have been carried out in accordance with a specification to be agreed in writing with the Local Planning Authority, or alternative arrangements have been made to ensure the same.

Reason: In order to encourage employees to travel to the site by public transport in accordance with advice contained in Planning Policy Guidance Note 13(Transport), and with Policy T20 of the City of York Draft Local Plan.

5             The site shall hereafter be occupied in accordance with the aims, measures and outcomes of a Travel Plan that has been previously submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure the development complies with advice contained in PPG 13-Transport, and in Policy T20 of the City of    York deposit Draft Local Plan, and to ensure that adequate provision is made for the movement of vehicles, pedestrians,                cycles and other modes of transport to and from the site, together with provision of parking on site for these users.

1.INFORMATIVES

The applicant should provide real time monitoring of the energy performance of the building and make this information publicly available in order to contribute up to date information on sustainable methods of construction and  to promote best practice across the city.

 2. INFORMATIVE:

You are advised that prior to starting on site consent will be required from the Highway Authority for the works being proposed, under the Highways Act 1980 (unless alternatively specified under the legislation or Regulations listed below).  For further information please contact the officer named:

Works in the highway - Section 171/Vehicle Crossing - Section 184 - Stuart Partington (01904) 551361

REASON:     In the opinion of the Local Planning Authority the proposal, subject to the conditions listed in the report and above, would not cause undue harm to interests of acknowledged importance, with particular reference to the impact upon the streetscene and locality and its impact upon employment allocation within the city. As such the proposal complies with Policies GP1, GP4a, E4 and SP7 of the City of York Deposit Draft Local Plan, as well as Regional Spatial Strategy Policy YH8 and PPS6 Planning for Town Centres (2005).