Agenda item

Erection of 18no. dwellinghouses and 9no. apartments with associated works following demolition of existing buildings.

[Acomb Ward] [Site Visit]

Members considered a full major application by City of York Council for the erection of 18 dwelling houses and nine apartments with associated works following demolition of existing buildings.

Officers provided a verbal update on the application. They reported that five further objections had been received from residents, the majority of which re-iterated concerns already expressed and included on the agenda. The main concerns related to the lack of on-site parking, the impact of additional parking and congestion in Old School Walk, particularly when the adjacent sports pitches were in use, the design of the houses being out of keeping, and the proximity of unit 8 to the adjacent property to the south.  An email had been received form the Ward Councillor, Tracey Simpson-Laing, requesting that parking restrictions and traffic calming measures be introduced in Old School Walk.

Officers reported that the Council`s drainage engineers were satisfied that the site could be adequately drained using standard storage and attenuation methods. This could be covered by condition. The only outstanding issue was the decommissioning of the existing sewers on the site, which would require a separate agreement with Yorkshire water. As this was an entirely separate issue to the planning application, officers requested that the recommendation be changed from “delegated authority to approve” to “approve”. A condition was also recommended to control additional windows being inserted in certain properties in order to protect the amenity and living conditions of neighbours.   

Members asked that the applicant set an example and be requested to reuse as much of the existing materials as possible such as the pan tiles, old brick as rubble etc.

In response to a query from Members, the Council’s Senior Flood Risk Engineer explained how the drainage scheme would work. He stated that the drainage scheme submitted by the applicant showed that they could achieve the necessary reduction in discharge rates through on site storage of surface water.

Members questioned whether discussion had taken place regarding the replanting of the existing yew tree at the front of the site. Officers advised they had liaised with the landscape architect who had raised concerns that if it was dug up, it could cause damage to the roots of the two adjacent large trees, but agreed they would look at the options further.

Representations were received from Robert Petyt, a neighbour living at 13 Turnberry Drive in objection to the application. He stated that he was not against development on the site but expressed the view that the proposals needed further changes due to the following concerns:

·        proximity of unit 8 to his property. This is the smallest distance between the development and any of the existing houses and it relates to the tallest property on the development.

·        The development would cover 90% of the rear of his garden and would create a shadow and unpleasant outlook - this would have a negative effect on family life and affect the value of the property.

·        Traffic on Beckfield Lane is very busy at times, particularly around the shops and when football matches take place. With additional housing and insufficient parking, this situation would get worse.

Representations were received from Mr Jordan Gill, the architect and agent, in support of the application. He made the following comments:

·        Access from Old School Walk rather than Beckfield Lane had been agreed at pre-application submission stage through consultation with highways. The junction had been assessed and deemed adequate.

·        Traffic regulations and traffic calming measures would control traffic speed and parking on the street.

·        A public event had been held which provided local residents with information on the design of the development. A decision had subsequently been taken to reduce the number of properties by one.

·        The final scheme represents a collaborative design with considerable input from all stakeholders.

Councillor Simpson Laing spoke in support of the application in her role as Ward Councillor for Acomb and Cabinet Member for Health, Housing and Adult Social Services. She made the following points:

·        The site had been identified as a housing site a long time ago – pleased to see application for housing development

·        The mix of properties were in line with the needs of the waiting list and follow policy guidelines

·        Double yellow lines and other traffic regulations would  control traffic and parking concerns. She suggested that chicanes were considered as traffic goes quite quickly down Old School Lane.

·        The football club has a travel plan in place – she suggested officers contact the football club re parking arrangements on match days.

·        These are the first council houses to actually be built by City of York Council.

Members discussed the following issues:

·        Concerns over the limited parking available at the junior football club at the end of Old School Walk which leads to parking on the street when matches are played. Members acknowledged the need to find a solution to football club parking and the need for additional traffic regulations on the street.

·        In response to question as to why the existing entrance from Beckfield Lane had been discounted in favour of an entrance from Old School Walk (bearing in mind that this the entrance to Old School Walk is opposite the shops and next to a pedestrian crossing) highway officers advised that this was considered better in terms of urban design and considered suitable as traffic generated would be very light. Furthermore the Old School Walk/Beckfield Lane junction offered adequate visibility in accordance with national guidance.

·        Drainage – Members took into account information provided by officers in response to concerns raised.

·        Members sought clarification on the distances between the existing houses and the proposed properties, in particular 13 Turnberry drive and unit 8 and considered the effect on residential amenity.

·        Members requested that the condition controlling the insertion of new windows opening be extended to the whole development, to protect the privacy of neighbours.

Members accepted the need for additional housing, including affordable housing, in the city.

Resolved:  That the application be approved subject to the conditions listed in the report and the additional conditions below. 

Additional Condition

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.

Reason: So that the Local Planning Authority may be satisfied with these details for the proper drainage of the site.

Additional condition

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking or re-enacting that Order), no door, window or other opening additional to those shown on the approved plans shall at any time be inserted in any of the dwellings to which this consent relates

Reason:  In the interests of the amenities of occupants of adjacent residential properties.

Reason:     The proposed development would deliver housing, including affordable housing which was the type and need required in the city. The site was suitable for housing and the scheme was acceptable on design grounds.  The proposal would introduce a mixed residential scheme in a sustainable location. There would be no adverse effect on highway safety or the amenity of surrounding residents.