Agenda item

This full major application is for the erection of 18 dwellings. [Wheldrake] [Site Visit]

Members considered a major full application by Mr Roy Handley for the erection of 18 dwellings at the former Allenby Nursery Site.

In their update to Members, Officers reported that a letter had been received from the local MP outlining a number of concerns regarding the application such as;

·        The size of the proposed development.

·        The lack of a traffic management plan included in the application.

·        That a highways condition be added, if the application was approved, to control the methods of working.

It was also reported that an open space statement had been provided to Officers from the applicant. The statement said that the area would be designated for children’s play and that this would be managed by the Housing Association.

The Chair shared a response that she had received from Council Highways Officers about how they felt that the additional level of traffic that would be generated by the proposed development would be limited and that they were of the opinion that there were no safety concerns raised by the application.

In response to questions from Members, Officers reported that the dwellings on the site would remain as affordable homes as  a Section 106 agreement would  be signed by the applicant. They stated that an eligible resident for the affordable homes   would be defined and would include for example someone who had been resident in Elvington Parish for five years or more.

Representations in objection to the application were received from a local resident. He spoke about how he felt that sufficient circumstances had not been provided to show that there was a need for additional housing in Elvington.

Representations in support of the application were received from the applicant’s agent. He referred to a Council Housing Needs Assessment survey that concluded that there was a need for more housing in the village. He added that the site would be close to amenities such as the school and medical centre, and stated that the development would have good footpath access and would be well screened.

Questions from Members to Officers related to the Housing Needs survey carried out, if the proposed play area would be for sole use by the residents of the new properties and if the application used an efficient amount of land.

It was reported that the play area would be solely for use by residents and that the site would retain a number of considerable protected trees along its frontage.

Some Members felt that the scheme was altruistic, whilst others felt that existing traffic problems remained.

RESOLVED:       That the application be approved subject to a Section 106 agreement and with the following additional conditions;

8. Development shall not begin until details of foul and surface water drainage works, have been submitted to and approved in writing by the Local Planning Authority, and carried out in accordance with these approved details.

    Details to include:

1.   Details to include calculations and invert levels to ordnance datum of the proposals for the new development.

2.   Peak surface water run-off from the proposed development must be restricted to a maximum of 2.0 lit/sec (based on a Greenfield Run-off) as per drainage statement by Stevenson Associates dated 24/02/2012.

3.   Details of the flow control devise limiting the surface water to the 2.0 lit/sec.

4.   Storage volume calculations, using computer modelling must be provided, and must accommodate a 1:30 year storm with no surface flooding, along with no internal flooding of buildings or surface run off from the site in a 1:100 year storm. Proposed areas within the model must also include an additional 20% allowance for climate change. The modelling must use a range of storm durations, with both summer and winter profiles, to find the worse-case volume required.

5.   Details of the storage facility to accommodate the 1:30 year storm and details of how and where the volume above the 1:30 year storm and up to the 1:100 year storm will be stored.

6.   Proposed ground and finished floor levels to Ordnance Datum shall be shown on plans. The development should not be raised above the level of the adjacent land, to prevent run off from the site affecting nearby properties.

7.   Details should be provided of the future management/maintenance of the proposed drainage scheme.

Reason:     So that the Local Planning Authority may be satisfied with the variety, suitability and disposition of species within the site.

19.    Prior to the commencement of any works on the site, a detailed method of works statement identifying the programming and management of site clearance/preparatory and construction works shall be submitted to and approved in writing by the LPA. Such a statement shall include at least the following information;

          a)      the routing that will be promoted by the contractors to use main arterial routes and avoid the peak network hours

          b)      where contractors will park

          c)      where materials will be stored within the site

         d)      details of how the car parking area will be managed during the construction period to ensure adequate car parking remains

          e)      measures employed to ensure no mud/detritus is dragged out over the adjacent highway.

Reason:    To ensure that the development can be carried out in a manner that will not be to the detriment of amenity of local residents, free flow of traffic or safety of highway users.

20.    Details of the communal open space area, as identified on the approved plans, shall be submitted to and approved in writing by the Local Planning Authority.  Details shall include the design of the open space, any equipment or seating to be installed, and a management and maintenance plan.  The open space shall be created in complete accordance with the approved details within three months of the occupation of the first dwelling on the site.  This area shall be retained as public open space accessible by local residents.

  Reason:         To ensure a high quality and usable public open space area is created for the benefit of local residents and thereafter maintained.

REASON:           In the opinion of the Local Planning Authority the proposal, subject to the conditions listed in the Officer’s report and above, would not cause undue harm to interests of acknowledged importance, with particular reference to:

-      Principle of development in the Green Belt

-      Design and visual impact on the Green Belt

-      Neighbouring amenity

-      Amenity of future occupiers

-      Highway and Traffic

-      Sustainability

-      Open space

-      Drainage

As such the proposal complies with Policies GP1, GP4a, GP6, GP15, GB1, GB9, H4a, H5a, and T4 of the City of York Development Control Local Plan.