Agenda item

Demolition of existing perimeter wall, saddling boxes and Broadcasting Box, construction of new pre-parade ring and Winning Connections building, erection of new perimeter wall, saddling stalls, washdown area and associated ancillary equine facilities including veterinary accommodation, provision of replacement path and associated landscaping. [Micklegate Ward] [Site Visit]

Members considered a full application from York Racecourse Knavesmire LLP for the demolition of the existing perimeter wall, saddling boxes and Broadcasting Box, construction of a new pre-parade ring and Winning Connections building, erection of new perimeter wall, saddling stalls, washdown area and associated ancillary equine facilities including veterinary accommodation, provision of replacement path and associated landscaping.

Officers advised that condition 8  f) and g) regarding drainage should be varied as this was considered too tight as there would be someground level raising in Flood Zone 3 b), including in the south west corner of the site, to deliver the development.

Members were informed that the Council’s Landscape Officer advised that the proposals would result in the loss of three mature lime trees adjacent to the outside elevation of the existing stables wall. However it was considered that the loss of the lime trees would be acceptable as their loss would be sufficiently mitigated by the replacement planting (10 trees)  in light of the benefits of the reorganised stables. The proposed changes would therefore not be significantly detrimental to the public views and experience of the Knavesmire.

With regard to the Pre-Parade Ring officers advised that within the site there was a horse chestnut  and sycamore which were good, mature specimens that contribute to the general tree cover and character of the race course complex, and are generally  worthy of retention. The applicant proposes to retain the sycamore tree, remove the horse chestnut tree and provide two further trees within the parade ring.  The Landscape Officer recommended that the sycamore tree  and its root system are suitably protected. The loss of the Horse chestnut is not justified by the works in Phase 1 as  the terracing could be kept outside of its rooting zone.  Whilst it was noted that the removal of the horse chestnut would be justified in Phase 2, there  was no strong justification for the removal of the Horse chestnut in Phase 1.

Officers informed the committee that the applicants have advised that the planning application for Phase 2 is to be submitted imminently. It is intended that  the new build ( Weigh-in Room ) works which would require the removal of the horse chestnut tree as part of Phase 2  would be a priority to finalise the improved equine facilities. In view of the possibility of retaining the tree for a year and the associated protection works, the proposed ground levelling works within Phase 1, it is considered on balance that the loss of the horse chestnut tree would be unfortunate but acceptable.

Members expressed their support for the scheme and acknowledged that the Racecourse had made a commitment to planting.

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

Amended Condition 8

Development shall not begin until details of foul and surface water drainage works have been submitted to and approved in writing by the Local Planning Authority, and carried out in accordance with these approved details.

Details to include:

a) Peak surface water run-off from the proposed development must be restricted to a maximum 5.1 lit/sec.

b) Site specific details of the flow control devise manhole limiting the surface water to the 5.1 lit/sec.

c) Storage volume calculations, using computer modelling must be provided, and must accommodate a 1:30 year storm with no surface flooding, along with no internal flooding of buildings or surface run-off from the site in a 1:100 year storm. Proposed areas within the model must also include an additional 20% allowance for climate change. The modeling must use a range of storm durations, with both summer and winter profiles, to find the worst-case volume required. The full range of modelling should be provided.

d) Site specific details of the storage facility to accommodate the 1:30 year storm and details of how and where the volume above the 1:30 year storm and up to the 1:100 year storm will be stored.

e) Proposed ground and finished floor levels to Ordnance Datum shall be shown on plans. The development should not be raised above the level of the adjacent land, to prevent runoff from the site affecting nearby properties or,

f) Proposed ground and finished floor levels to Ordnance Datum shall be shown on plans submitted to the Local Planning Authority for approval. Provision shall be made to prevent surface water run-off affecting nearby properties on any part of the development that is raised above the level of the adjacent land.

g) Any raising of levels in the south west corner of the development site (which lies within Flood Zone 3b, functional floodplain) shall be compensated by provision of flood storage elsewhere and shall maintain effective flood routes.

Reason: So that the Local Planning Authority may be satisfied with these details for the proper drainage of the site and that provision has been made to maintain it.

REASON:                  The proposal, subject to the conditions listed in the report and the amended conditions above, would not cause undue harm to interests of acknowledged importance, with particular reference to the impact on the function and openness of the Green Belt; the visual impact on listed buildings, the Knavesmire and the wider conservation area; recreational use; protected species; flood risk; sustainability. As such the proposal complies with Policies GP1, GB1, GB10, HE2, HE4, GP9, HE11, GP15a, GP4a, NE6, NE7 of the City of York Development Control Local Plan ( 2005); national planning guidance contained in the National Planning Policy Framework(2012); and the Central Historic Core Conservation Area Appraisal (2011).