Agenda item

Change of use from coach house to residential dwelling (Use  Class C3) with single storey extension. [Fulford Ward] [Site Visit]

Members considered a full application from Mack and Lawler Builders for a change of use from a coach house to a residential dwelling (Use Class C3) with a single storey extension.

Officers advised that following the site visit, they had reconsidered the materials to be used for the windows which were stated as aluminium on the submitted drawings. The applicant had now agreed that the windows would be timber framed and conservation roof lights would be used, but that the bi-fold doors in the kitchen would remain as aluminium as shown in the plan. Members acknowledged these would be hidden at the back of the site and would reflect the doors at the front of the property. These changes would require an amendment to condition 2 (Plans) to substitute drawing AL(0)01 Rev.D.

Ms Karen De Vries addressed the committee on behalf of Fulford Parish Council. She reminded the committee that development of the site had commenced without consent. She stated that the courtyard had been subject to multiple applications over the years, very little of the original site now remained and these proposals would further urbanise the courtyard and constituted overdevelopment. She also voiced concerns about the safety of vehicles exiting the site due to the narrow entrance and the limited space for parking.

The agent, Shanshan Chen, spoke in support of the application. She acknowledged the concerns expressed by the parish council but assured Members that the proposals would not impact negatively on the established character of Fulford but would secure a new use for an existing structure. She stated that officers had advised that the proposals would not have a detrimental impact on the amenity of neighbours dwellings. With regard to parking, she informed Members that the layout had been amended a number of times and was now considered to be acceptable by officers. She advised that the bat survey had been carried out  correctly by a reputable company in consultation with the council’s countryside officer.

Members noted the parish council’s concerns regarding possible urbanisation of the site and recognised the importance of respecting the character of the area. However they noted the building had been in a very poor condition and the applicant’s wish to make the best use of the site, and overall felt that this was a great improvement for nearby residents.

Resolved:  That the application be approved subject to the conditions listed in the report and amended condition 2 (Plans) to show updated drawing.

                   Amended Condition 2

The development hereby permitted shall be carried out in accordance with the following plans:-

M5605 - AL(0)01 Rev B existing plans and elevations

M5605 - 900A proposed site layout plan

M5605 - AL(0)02 Rev D proposed plans and elevations

Reason:     For the avoidance of doubt and to ensure that the development is carried out only as approved by the Local Planning Authority.

Reason:     The proposal, subject to conditions would not cause undue harm to interests of acknowledged importance, with particular reference to  the impact of the development on the Fulford Conservation Area, residential amenity, highways, access and parking arrangements and ecology issues relating to bats.   As such the proposal complies with advice in the National Planning Policy Framework and Policies of the City of York Development Control Local Plan in as much as these policies are compatible with the National Planning Policy Framework. Consideration of the scheme has had regard to the duty under section 72 (1) of the Planning (Listed Building and Conservation Areas) Act 1990 to pay special attention to the desirability of preserving or enhancing the character or appearance of conservation areas.