Agenda item

Three storey extension to provide 25no. flats and communal facilities, erection of 2no. semi-detached bungalows and alterations to access road.  [Heworth Ward] [Site Visit]

Members considered a major full application (13 weeks) from City of York Council for a three storey extension to provide 25 flats and communal facilities, the erection of two semi-detached bungalows and alterations to access road.

Officers advised that some of the recommended planning conditions in the committee report required details to be submitted for approval prior to commencement of development.  However they advised that submission of some of those details could reasonably be postponed until some time after commencement.  Officers therefore recommended that condition 3 (details of roads, footpaths and open spaces), condition 5 (cycle parking details) and condition 9 (new landscape details) be amended to indicate timescales for fulfilment of the condition.

In response to a question which had been asked at the site visit the previous day as to why the provision of recharging points for electric vehicles was an informative and not a condition, which was more usual, officers advised that  Environmental Protection Officers, who had recommended the informative, had advised that as the properties would be occupied by older people, who were less likely to drive vehicles, the parking spaces were likely to be mainly used by short-stay visitors or by some staff. Therefore, requiring electrical recharging points may be considered unreasonable. However they would welcome the provision of one recharging point if members were minded to require it.

With regard to public consultation carried out prior to submission of the planning application, the Housing Development Team had held two public information events, one with the existing residents of Glen Lodge and the adjacent bungalows and one for the wider community.  They had also met separately with individuals who would be particularly affected by the development.  No objections had been raised and the local community were supportive of the proposals.  In particular, existing residents of the care home and bungalows were pleased that the extension would allow for the introduction of 24 hour care on site.

Andy Kerr, City of York Council Housing Strategy Manager and Ben Hellawell, P & HS Architects were in attendance at the meeting to answer any questions from members. With regard to a query about solar panels and insulation, Mr Kerr advised that high levels of insulation were  planned for the extension and they were happy to look at whether the roof would support the installation of solar panels and consider this. One member expressed the view that an electric charging point should be required.

Members acknowledged that the need for more homes with extra provision would increase as the number of over 70s increased and expressed their support for the scheme.

Resolved:      That the application be approved subject to the conditions listed in the report and the three amended conditions below

            Amended Condition 3

            Within one month of commencement of development fully detailed drawings illustrating the design and materials of roads, footpaths and other adoptable open spaces shall be submitted to the Local Planning Authority and approved in writing.

Reason:  In the interests of highway safety.

Amended Condition 5        

Within three months of commencement of development details for the secure storage of cycles, including means of enclosure, shall be submitted to the Local Planning Authority and approved in writing. The building shall not be occupied until the cycle parking areas and means of enclosure have been provided within the site in accordance with the approved details, and these areas shall not be used for any 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.

Amended Condition 9        

Within three months of commencement of development a detailed landscaping scheme, which shall illustrate the number, species, height and position of trees and shrubs, shall be submitted to the Local Planning Authority and approved in writing.  This scheme shall be implemented within a period of six months of the completion of the development.  Any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless alternatives are agreed in writing by the Local Planning Authority.

Reason:  So that the Local Planning Authority may be satisfied with the variety, suitability and disposition of species within the site.

Reason:         The proposal would provide much-needed sheltered housing and extra care for the elderly.  The application complies with the National Planning Framework and relevant policies of the 2005 City of York Development Control Local Plan.