Agenda item

Erection of two storey detached dwelling and detached garage (Revised Scheme). [Rural West York Ward] [Site Visit]

Members considered a full application from Mark Harris for the erection of a two storey detached dwelling and detached garage (revised scheme).

Officers circulated a written update to the Committee. They reported that Upper Poppleton Parish Council had objected to the revised plans on the following grounds:

·        Overdevelopment of the site

·        There is a covenant on the site designating the site for a single dwelling

·        There is a petition signed by 100 householders objecting to the scheme

·        This is contrary to the Poppleton Village Design Statement

·        The Officer’s recommendation is inconsistent with previous refusals for similar developments.

Officers also announced that further correspondence had been received from an objector, which raised the following planning issues:-

·        Concern regarding the quality of the design

·        Unable to control future design and overdevelopment associated with the retention of permitted development rights

·        Does not comply with Policy H4a

·        Loss of residential amenity to the host dwelling

·        Does not comply with paragraphs 57 and 66 of the NPPF

Representations were received from Mr Barker, a neighbour, in objection to the application. With the agreement of the Chair, he circulated a petition which had been signed by 79 local residents in objection to the proposed development. He raised the following concerns:

·        The density of development is significantly higher than the application previously rejected  on grounds of scale

·        The gap between the properties would give a sense of enclosure

·        The propsed development would significantly overlook the neighbouring bungalow on Riversvale Drive

·        10 Bankside Close would be the only property without a double garage

·        Plans fail to identify the trees around the site. Impact on wildlife and trees is unclear

·        None of these issues have been fully addressed in the officer’s report.

Representations were also received from Councillor Healey, Ward Councillor for Rural West York Ward, in objection to the application. He explained that Bankside Close has an open aspect with significant spaces between dwellings.  He made the following points:

·        Due to density of development, the corner of the close would appear very cramped and it would change the character of the close.

·        There would be inevitable overlooking – particularly to the bungalows to the rear

·        The  proposed property would only have a  single garage which would be inconsistent with other properties in the close. Although off street parking is available, this could lead to additional on street parking.

·        There is no support from local residents for the development.

Members noted that the report contained several pages of objections. They recognised that some these were more relevant than others, that some could not be considered as planning reasons and that many were contradictory.  With regard to the issue of overlooking they felt that this would be difficult to prove as the distances between the proposed property and other properties was sufficient to comply with our normal guidelines.

Some Members felt that, on balance, the proposed building was too large for the site and Councillor Gillies moved, and Councillor Galivn seconded, a motion to refuse the application. On being put to the vote, the application fell.

Other members accepted that although the new building would be seen from neighbouring properties, there should be no detrimental impact to residents’ amenity through overlooking.

RESOLVED:       That the application be approved subject to the conditions listed in the report.

REASON:            The proposal, subject to the conditions listed in the report, would not cause undue harm to interests of acknowledged importance, with particular reference the residential amenity of the neighbours, the visual amenity of the dwellings and the locality, and highway safety. As such, the proposal complies with Policies GP1, GP10, GP15a, H4a, and L1c of the City of York Council Development Control Local Plan (2005); supplementary planning guidance in the Poppleton Village Design Statement (2003); and national planning guidance contained in the National Planning Policy Framework (2012).