Agenda item

A major full application for the variation of condition no. 3 of approved application 3/66/650K-3/61/207G (original outline permission for Monks Cross Shopping Park) to reduce the minimum unit size, to increase the net sales area for two units and to restrict the amount of food sales. [Huntington and New Earswick Ward]

Members considered a major full application by The Monks Cross Shopping Park Trust for the variation of condition number 3 of approved application 3/66/650K6/61/207g (original outline permission for Monks Cross Shopping Park) to reduce the minimum unit size to increase the net sales area for two units and to restrict the amount of food sales.

Officers provided an update, including that the number of objectors and supporters of the scheme had been updated at 4pm the previous day and the figures were now 1367 objections and 13 in support. The comments received mainly reflected those already detailed in the committee report, however, a late letter of objection had been received from Fenwick’s department store which also included a technical advisory note from Turley Associates detailing concern about the impact on Castle Piccadilly. Officers also advised that there was an error in the report as theconclusion to the report on page 119 refers to the wrong paragraph numbers, the relevant paragraphs being 3.130 – 3.142.

Members queried the Statement of Community Involvement which had highlighted support for the scheme and the previous related application. Officers read out the summary of findings, in particular that the local residents questioned had indicated they were mainly in support, with traffic impact being the main reason for objections.

Members had no further comments or queries due to covering them in the previous item which was closely linked to this application.

Following consideration of the cumulative impact of all 3 applications on the agenda, it was moved that the application be refused, this motion was seconded. Following a vote it was resolved that:

RESOLVED:                That the application be refused.

REASON:                  1.The introduction of additional smaller units and creation of 2 large units selling an unrestricted range of goods is unacceptable because the proposed development will impact on the ability to secure investment in vacant buildings and spaces in the city centre, and particularly the Castle Piccadilly site which in the opinion of the Local Planning Authority is suitable and available for development. It is also considered that the development will have significant adverse impacts on planned investment in, and the vitality and viability of, the city centre.  . The proposed development is therefore contrary to advice within the National Planning Policy framework published on the 27^th March 2012; the objectives set out in of the City of York Core Strategy Submission (publication version 2011) in particular policies SP1, SP3, CS2, CS3, CS4,CS15 and CS17 and policies SP7b, SP9, SP10, S1, S2 and YC1 of the Development Control Local Plan approved for development control purposes April 2005.

                                    2.It is considered that the adverse effect on investment and employment in the City Centre that would result from the development would not be outweighed by employment generated on site by the development. In addition the development represents a sequentially unjustified expansion of out of town shopping, contrary to national and local planning policy; maintains unsustainable travel choices; and hinders the promotion of fairness and inclusion through the enhancement of out of town facilities to the detriment of investment in the city centre. Overall the development does not achieve sustainable solutions in an economic, social or environmental context and is therefore contrary to the advice within the National Planning Policy Framework, which requires such dimensions to be taken into account in assessing the sustainability of development, and the aims and objectives set out in of the City of York Core Strategy Submission (publication version 2011).