Agenda item

Members considered a Full Application, submitted by Miss L Wallis, for the replacement of a shop with 3 no. residential units above following the demolition of the old shop at 212 –214 Shipton Road.

Officers updated that Highways had requested the inclusion of additional conditions relating to construction  and the preparation of a dilapidation survey of the highway prior to the commencement of works. Members were also requested to change the final sentence in para.1.3 to read “Buildings stand on one side of the road facing a verge between the residential distributor and the main Shipton Road”. In answer to questions Officers gave details of the Flood Risk Analysis for the area.

Members questioned if there were any proposed traffic restrictions planned for the area. It was confirmed that consideration would be given to these in the next Annual Review of Traffic Regulation Orders.

Representations were received in objection to the proposal from a neighbour who jointly owned a convenience store adjacent to the site and who confirmed that the parking situation had worsened following developments in the area.  She felt that this proposal would aggravate an existing problem and suggested parking vehicles at the rear of the properties.

Representations were also received from the Clerk to Rawcliffe Parish Council who confirmed that they were opposed to the application which they felt would have a significant affect on the street scene and would exacerbate parking problems in the area. The Parish Council requested that the application should be deferred pending the resolution of the parking issues.

Some Members expressed concerns regarding the traffic issues, including problems which could arise with reversing vehicles from the forecourt and the pedestrian/vehicle conflict.  Members questioned the possibility of pursuing the applicant for the cost of implementing a Traffic Regulation Order but Officers confirmed that they did not consider that this would be practical due to the detrimental impact waiting restrictions could have on local residents and shops.

Officers also confirmed that they could not substantiate reasons for refusal on parking grounds and confirmed that the open space at the rear of the property would be insufficient to provide parking for the development.

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

1             Prior to the development commencing details of the measures to be employed to prevent the egress of mud, water and other detritus onto the public highway, and details of the measures to be employed to remove any such substance from the public highway shall be submitted to and approved in writing by the Local Planning Authority. Such measures as shall have been approved shall be employed and adhered to at all times during construction works.

Reason:  To prevent the egress of water and loose material creating a hazard on the public highway.

2             Prior to works starting on site a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which shall be agreed in writing with the LPA.

Reason:   In the interests of the safety and good management of the public highway.

REASON:                 In the opinion of the Local Planning Authority the proposal, subject to the conditions listed in the report, would not cause undue harm to interests of acknowledged importance, with particular reference to the living conditions enjoyed by occupiers of adjoining dwellings, the character and appearance of the area or highway safety. As such the proposal complies with Policies GP1, H4, SP8, and S10 of the City of York Local Plan Deposit Draft and the aims of PPS1, PPG3, PPG4 and PPG13.