Agenda item

This application is for the erection of six houses and the conversion of a barn into three dwellings on land to the rear of the Fox Inn Public House located on The Village in Stockton-on-the-Forest.

This application has been brought before Planning Committee at the request of Cllr Doughty for reason of overdevelopment and the associated concerns raised by local residents. [Strensall] [Site Visit]

Members considered a full application for the erection of 6 no. terraced dwellings and conversion of existing outbuildings to 3no. dwellings with associated parking and access (revised scheme).

In their update to Members, Officers suggested that if the application was approved that a condition be added on for working hours of construction to be restricted.

Representations in objection were received from a local resident. She felt that the application would have a detrimental effect on the safety of the children that attended the primary school next to the pub. This was because there was often an overspill of cars from the pub’s car park (which the school had been allowed to use) on to the main road, and that if the development was approved it would lead to further congestion. She added that it would make crossing the road to the school more dangerous for children. She commented that if the application was approved, that the applicant could  perhaps provide alternative parking spaces that could be used by parents picking and dropping off their children to overcome the loss of the spaces in the pub car park.

Representations in support were received from the applicant’s agent. In relation to the concerns raised about parking the applicant said that the pub would be closed during the drop off and pick up times for the school. He added that the design of the proposed dwellings would blend in with buildings in the surrounding area. It was noted that these buildings would be promoted as smaller homes for first time buyers.

Representations were received from the Ward Member, Councillor Doughty. He spoke about how felt the proposal constituted overdevelopment, in that the number of properties and the style of them using the space in the pub car park would give an urban feel to a village setting. He added that concerns remained regarding the access to and from the new properties, in particular tight access for emergency vehicles. He informed the Committee that the loss of the car parking spaces for the pub would detrimentally affect its financial viability.

Some Members raised questions relating to the current and future parking situation and how refuse would be collected from the pub and the houses.

In response to Members’ questions relating to refuse collection, Officers confirmed that as there would be a restricted amount of turning space in the access to the pub and the dwellings that waste would be collected at the roadside.

Some Members felt that the operation of the pub was irrelevant to making the decision to grant planning permission. One Member commented that although he was concerned about the displacement of cars on to the main street, that the development should be welcomed as would rejuvenate that part of the village.

Discussion between Members and Officers took place and it was suggested that if the application was approved that a condition to restrict construction hours be added to planning approval. One Member requested that if the applicant wanted to vary one of  the planning conditions that this should be considered by the Committee, in particular due to its village location.

Officers confirmed that if an application for a condition variation was submitted that it would be considered by Members.

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

18.                       All site preparation and construction works and ancillary operations which are audible to the site boundary, including deliveries to and dispatch from the site shall be confined to the following hours:

                             Monday to Friday- 08:00 to 18:00

                             Saturday- 09:00 to 13:00

                             Not at all on Sundays or Bank Holidays.

Reason:              To protect the amenity of local residents.

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

-              Principle of residential development on this site;

-              Impact on the character and appearance of the conservation area;

-              The impact on residential amenity;

-              Compatibility of the pub with the barn conversion;

-              Car and cycle parking and bin storage;

-              Affordable housing;

-              Leisure; and

-              Drainage

As such the proposal complies with Policies GP1, HE2, HE3, HE4a, H5A and L1C of the City of York Development Control Local Plan.