Agenda item

Two storey dwelling following demolition of existing bungalow [Rural West York Ward] [Site Visit]

Members considered a full application from Mr Peter Shipley for a two storey dwelling following demolition of the existing bungalow.

Representations were received from the applicant in support of the application. He explained that since losing his father, his mother had been living in the bungalow alone which he was concerned about as the property was quite isolated at the end of a dead-end lane, where a few years ago there had been reported problems with drugs. He also expressed concerns regarding the overnight security of his business, a vehicle repair business, which was on the site. Furthermore the existing bungalow required a lot of updating. He explained that the proposed property would be large enough to accommodate his family, including two children, as well as his mother, who required a ground floor bedroom as she suffered from  osteoarthritis. This would enable him to care for and provide company for his mother as well as ensure that his business was kept secure.

Members drew the applicant’s attention to the parish council’s consultation response which raised concerns that due to the ground levels, the proposed rendered finish would make the house more prominent in the green belt and  suggested that a red brick finish would be more appropriate than render. The applicant confirmed that, if required, he would agree to a red brick finish.

Councillor Paul Healey advised the committee that he had registered to speak at the request of the applicant but that as the applicant had put a good case forward he no longer felt it necessary to speak.

Officers advised Members that their view was that it was inappropriate development in the greenbelt and that if Members were minded to approve the application they would have to show “very special circumstances” and be assured that the proposed scheme was the only way to address the applicant’s needs.

Some Members raised concerns over the design and size of the proposed property stating it was too large an increase in size and the increase in massing was also too big. They believed that it would be possible to achieve a house large enough for the family without such massing. They also raised concerns that the back of the site was very exposed and open to fields and the property would be seen from a great distance. Members suggested the application should be deferred to allow the applicant further time to come back with a more suitable proposal

Other Members acknowledged the importance of the CYC Green Belt policy which follows national guidance but recognised the fact that people have the right to live and work in the green belt. They acknowledged that the proposed property was much bigger than the current bungalow but understood the reasons for this. They noted that the site was well screened by trees and there were no immediate neighbours. They expressed the opinion that the protection of the on-site family business and the need to care of the applicant’s elderly and infirm mother could be considered “very special circumstances” and the proposal could therefore be deemed an appropriate development on the site.

Members considered the request from the parish council for the building to be red brick rather than render and agreed that this would fit in better with the background and that this should be added as a condition if approved.

RESOLVED:             That the application be approved and delegation be given to officers to agree the necessary conditions.

REASON:                  The proposal is deemed to be inappropriate development in the green belt. However in the opinion of the Local Planning Authority the applicants have demonstrated very special circumstances which outweigh the harm to the green belt. The special circumstances in this case being to allow the family to live and care for the applicant’s mother who currently resides at the property and for improved site security for the business presently in operation on the land to the rear of the house, which is operated by the applicant.

As such the proposal complies with Policy YH9 and Y1C of The Yorkshire and Humber Plan, policies GB1 and GB5 of the City of York Development Control Local Plan and Government policy contained within Planning Policy Guidance note 2 'Green Belts'.