Agenda item

A reserved matters application for details of siting, design, external appearance and landscaping of 346 dwellings (phases 3 and 4) granted under outline permission 03/02709/OUT. [Osbaldwick Ward] [Site Visit].

Consideration was given to a major reserved matters application by the Joseph Rowntree Housing Trust for details of siting, design, external appearance and landscaping of 346 dwellings (phases 3 and 4) granted under outline permission 03/02709/OUT.

Officers presented a Committee update, full details of which have been published online with the agenda for the meeting, the main points of which were:

·        Clarification regarding housing numbers.

·        Letters received further to the Officer’s report.

·        A letter had been received from the agent with accompanying drawings submitted in respect of plots 282/283 and 87/88.

·        An amendment to condition 4.

·        Details of additional conditions relating to the shared cycle/pedestrian route linking to Sustrans cycle route, ground levels around an Oak tree and the boundary enclosure along the eastern boundary.

Tom Hughes had registered to speak on behalf of Meadlands Area Residents Association. A letter was distributed which formed the basis of his objections. He advised that residents have 3 main areas of concern which are the impact of the development upon the water table, ground water retention and drainage, the determination of the finished ground height of new properties compared to adjacent Meadlands properties and the proximity of properties on the new development to the adjacent Meadlands properties. He asked that a professional assessment or report is undertaken in response to residents fears before the development is completed and hoped that residents concerns would be listened to.

Nigel Ingram spoke on behalf of the Joseph Rowntree Housing Trust. He advised that amendments to the scheme had been made in response to concerns raised, in particular introducing dwellings into some garage courts to create a Mews style and plans to encourage cycle use and car sharing. The Trust had also looked into the possibility of an electric shuttle bus service.

Councillor Warters spoke as Ward Member. He expressed his disappointment that there was to be no provision for the relocation of open space in the area and that the Sustrans cycle track would be the only remaining open space for residents. He emphasised the importance of the boundary hedge and agreed to it being conditioned. He pointed out that there is only 18 metres separation between a Meadlands dwelling and the property at 34 Derwenthorpe and asked that consideration be given to the privacy of the Meadlands resident. Concerns still exist with regard to the water table and he asked that the protection be given to existing trees as per condition 5.

Members went on to question a number of points including:

·        Rear parking courts and related security issues. It was confirmed that any remaining were due to no other possible solution.

·        The difference between lifetime homes and wheelchair accessible homes. The difference was explained by Mr. Ingram.

·        Clarification on the monitoring that is being undertaken for groundwater levels. This was provided by Mr. Ingram

·        Further details on the eastern boundary to the site. Arrangements for the proposed management of theboundary hedge were explained.

Following further discussion Members approved the application.

RESOLVED:That the application be approved subject to the conditions listed in the report and the following additional and amended conditions:

Amended Condition 4 - Notwithstanding the approved plans, details of the cycle parking facilities serving each dwelling within the site, including the apartments, shall be submitted to and approved in writing by the Local Planning Authority prior to the development commencing.  The details shall include means of enclosure and method of support.  The dwellings shall not be occupied until the associated cycle parking facilities have been provided on site in accordance with such approved details.  Thereafter, these areas shall not be used for any other purpose other than the parking of cycles.  Reason:  To promote use of cycles thereby reducing congestion on the adjacent roads and in the interests of the amenity of neighbours.

Additional Conditions:

Notwithstanding the approved plans, details of the shared pedestrian and cycle route from Sustrans Route no.66 to Meadlands to be realigned shall be submitted to and approved in writing by the Local Planning Authority.  The details shall include the alignment, construction details and surfacing materials.  The path shall be a minimum width of 3.5 metres.  Reason:  To ensure that the route is appropriate for its dual use and to promote walking and the use of cycles thereby reducing congestion on the adjacent roads.

Notwithstanding the information contained on the approved plans, details of the sensory garden around the existing Oak tree, including ground levels, shall be submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details.  Reason:  To ensure adequate protection of a tree that provides an amenity value to the area.

Notwithstanding the information contained on the approved plans, details of the boundary enclosure along the eastern site boundary, including management of the existing hedge, shall be submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details.

Notwithstanding the information contained on the approved plans, the height of the houses on plots 87-88 and        278-289 hereby approved shall not exceed 10 metres and 7.3 metres, as measured from the existing ground level relating to each plots, unless otherwise agreed in writing by the Local Planning Authority.  Before any works commence on the site, a means of identifying the existing ground levels on the site shall be agreed in writing, and any works required on site to mark those ground levels accurately during the construction works shall be implemented prior to any disturbance of the existing ground level.  Any such physical works or marker shall be retained at all times during the construction period.  Reason: To establish existing ground levels and therefore to avoid confusion in measuring the height of the approved development, and to ensure that the approved development does not have an adverse impact on the character of the surrounding area or amenity of the neighbouring properties on Malham Grove and Meadlands.

REASON:  In the opinion of the Local Planning Authority the proposal, subject to the conditions listed above, would not cause undue harm to interests of acknowledged importance, with particular reference to layout, design and external appearance.  As such the proposal complies with the aims and objectives of the National Planning Policy Framework and Policies GP1, GP3, GP9, NE1 and T4 of the City of York Development Control Local Plan.