Agenda item

Erection of 13no. dwellings and associated infrastructure. [Rural West York Ward] [Site Visit]

Members considered a major outline application from Hogg Builders (York) Limited for the erection of 13 no. dwellings and associated infrastructure.

Officers drew Members attention to revised masterplan (revision F) which reduced the proposal to eight dwellings – 2x 2-bed, 2 x 3-bed, 2x 4-bed & 2 x 5-bed.  They advised that they considered that  the revised design addresses concerns about the original layout.  The layout is informed by a tree survey, and is compatible with the trees on and adjacent the site. The reduction in number of dwellings and revised layout means the development would be reasonably harmonious with its setting and would not have an adverse impact on the amenity of surrounding occupants.

They explained that because under 10 houses are now proposed and as the site is at the edge of the urban area, officers would no longer require on site open space or affordable housing. 

Officers reminded Members that refusal reason 1 was still valid as the site was in the green belt, however it was considered that refusal reasons 2-5 no longer applied.

Officers advised that they had received a following additional objection raising the following concerns: -

·        Premature before formal ratification of the York Green Belt;   

·        The proposed North West (former British Sugar) development site will possibly require an access road adjacent to this site, thus affecting residential amenity if this application is approved.  As with the York Central site, where applications for piecemeal developments in the vicinity which might impact on the potential of that development, the application should be refused on the grounds that it would be premature.  

Officers stated that Members should consider whether they feel that residents should have additional time to consider the amended scheme.

Representations were received from a local resident in objection to the application. He advised Members that he represented the views of the majority of residents of Westview Close and Villa Court which faces the site. He noted that he had only seen the revised plan at the site visit which provided little time to consider the revised proposals but raised the following concerns:

·        Established trees on edge of site are a significant feature on Boroughbridge Road . The future of these trees would be threatened by the proposals

·        Access for emergency vehicles and problems for vehicles exiting onto Boroughbridge Road due to high traffic levels.

·        Impact of proposal on existing sewage and drainage systems.

·        Site is within green belt.

·        Other proposed housing and highway developments proposed nearby including enlargement of roundabout, new Park and Ride site and possible extension of industrial park.

Representations were also received from the owner of the plot. He spoke in favour of the application and provided Members with information on the history of the plot. He expressed the view that this was a sustainable development on the edge of an established residential area.  He advised the Committee that Hoggs Builders had listened to residents views and amended the plans in response to their comments.

The Council’s Landscape Architect advised that the reduction in the number of houses would allow the mature trees to be retained.

Councillor Gillies, Ward Member for Rural West York ward, spoke with regard to the application. He advised the Committee that he was neither for nor against the application. He acknowledged that this plot of land had always been assumed to be in the greenbelt, although with the withdrawal of the Local Development Framework Core Strategy, York did not currently have a legal green belt. He raised concerns that this could be challenged and had implications for other planning applications. 

Officers provided clarification with regard to the green belt. They advised that both the 2005 Development Control Local Plan and the Regional Spatial Strategy showed this piece of land to be within the green belt. However the weight given to the Local Plan was  limited as it had never been through a public local inquiry and there were proposals to revoke the Regional Spatial Strategy so any decision to refuse this application based on these documents and subsequently appealed against would depend on what weight the inspector gave to these documents. Officers confirmed however that, in their opinion, this piece of land does sit within the green belt.

Members acknowledged that while this piece of land may well lend itself to development, it does fall within the greenbelt therefore the application should be refused.

RESOLVED:       That the application be refused.

REASON:            The application site is within the Green Belt according to the 2005 Development Control Local Plan and The Yorkshire and Humber Plan - (The Regional Spatial Strategy).

The housing development proposed is inappropriate development in the Green Belt which, according to the National Planning Policy Framework, is by definition harmful and should not be approved. There are no very special circumstances in this case that would outweigh the harm to the Green Belt by reason of inappropriateness. The proposals are therefore contrary to section 9 of the National Planning Policy Framework, policy YH9 of the Yorkshire and Humber Plan and Local Plan policy GB1: Development in the Green Belt.