Agenda item

Erection of 2no. four storey dwellings with garages following demolition of existing workshop. [Micklegate Ward] [Site Visit]

Members considered a full application from Yorbuild@JRK Properties Ltd for the erection of two four storey dwellings with garages following the demolition of an existing workshop.

Officers advised Members that Councillor Merrett had called in the application for consideration by the committee in view of the forward location of the building relative to other buildings on the same side of the road and its consequent prominence relative to the Terry’s factory listed buildings and conservation area opposite.

Representations were received from Melissa Madge, representing the Ashcroft Residents Company, on behalf of local residents, in objection to the application.

·        Application site is in a prominent position at gateway to the city – the area is characterised by its feeling of openness with existing buildings set back from the road.

·        Removal and replacement of building is accepted as necessary but proposed building is too large and too close to the highway. It will detract from the listed buildings and the conservation area.

·        Proposed design is not right – the roof style is not found anywhere nearby and therefore conflicts with the local roofscape.

·        Proposals are for a large proportion of the rear of the building to be glazed – this faces onto the protected copper beech tree – this will restrict the amount of light received by the window and is likely to result in pressure to remove the tree

·        Proposals will affect the amenity of Ash House – height of proposed building will throw the house into shadow. The proposed building would be overbearing

Representations were received from David Robinson, the architect, on behalf of the applicant. He circulated a photograph showing the site from above and made the following points:

·        Density of site – two units on a brownfield site is appropriate

·        The design is of good quality – the applicant is mindful of adjacent residents

·        A full tree survey has been undertaken

·        Acknowledge comments made re light – a comparative daylight and sunlight study has been undertaken by a specialist company based on existing and proposed building – result shows very little difference in its effect on Ash House. The significant factor is the beech tree – this impacts more on the light to Ash House than anything else.

Members acknowledged that the building had been brought forward of the building line of the adjacent development in order to protect the beech tree which is subject to a tree preservation order. They noted that further down Bishopthorpe Road the building line was closer to the road.

Members accepted that the developers have done as much as possible with the design to mitigate residents concerns. They agreed that the proposals would provide two family homes and enhance the area.

RESOLVED:       That the application be approved subject to the conditions listed in the report and a Section 106 Agreement.

REASON:           The proposal, subject to the conditions listed in the report, would not cause undue harm to interests of acknowledged importance, with particular reference to impact upon the visual amenity of the wider street scene, impact upon the residential amenity of the neighbouring property, impact upon the neighbouring protected tree and potential site contamination. As such the proposal complies with Policies HE2, H4a), L1c), NE1 and GP1of the City of York Development Control Local Plan.