Agenda item

Erection of supported residential accommodation with new pedestrian access, associated parking and landscaping including 1.95m high perimeter fence (Guildhall Ward)

Members considered a major full application, submitted by York Housing Association, for the erection of supported residential accommodation with new pedestrian access, associated parking and landscaping including 1.95m perimeter fence.

This item was chaired by Cllr Reid.

Officers updated that two further letters of objection had been received, and these were distributed to Members for their information. Paragraph 3.3 of the report should read “will provide rooms for 34 people” and not homes as stated. Officers updated that if Members were minded to approve the application they were suggesting the following amendments/additions:

·        Condition 4 : add “notwithstanding the submitted details…”

·        Condition 21 of the report : delete “Windows shall take the form of non opening, fixed glazing”

·        A new condition regarding Sustainability and BREEAM rating   

Representations were received in objection to the application from a local resident of the previously proposed Nunnery Lane site. He stated that the scheme had been rushed and had not been given enough consideration and raised concerns regarding flooding and drainage, and anti-social behaviour.

Representations were received in objection to the application from a resident of Union Terrace. She stated that there was already a high concentration of similar social institutions in the area, that the loss of parking would lead to congestion, and raised concerns regarding security and crime, drainage, and the size of the development. She stated that if the application was approved she would support conditions to cover delivery times during building work, dogs on the premises, security, drainage, the setting up of a liaison group, and the entrance being on Clarence Street and not Union Terrace.

Representations were received in support of the application from the architect for the application. He stated that they had been working with Arc Light for two years on the proposals and that there had been sufficient time to design the scheme in detail. Consideration had been given to the siting of the building, and that it is a modern building which fits in well in terrace form, using similar brick. It is seen to be more part of Bootham Park than of Union Terrace car park.

Representations were received in support of the application from the Director of Arc Light. He stated that the application was a result of two years work and cooperation and commitment of all parties involved. Meetings had already been arranged with the police, and Arc Light supported the establishment of a community liaison group. The proposals would increase the quality of accommodation and facilities available.

A Chief Inspector from North Yorkshire Police was in attendance at the meeting to respond to any questions from Members. He stated that the Arc Light scheme had the support of the police and that the Police Architectural Liaison Officer had been consulted and had commented on the planning application.

Cllr B.Watson spoke as a Ward Councillor regarding the siting of the proposal.

He distributed a letter from a ward resident which expressed their concerns regarding drainage and flooding, security and parking. He stated that the design of the proposal was not in-keeping with the area and that if the application was approved it should include a condition to state no dogs in the building.

Members discussed the controls that would be in place regarding alcohol consumption both inside and outside the building, access arrangements and opening hours, and the establishment of a community liaision group, which officers updated would form part of a Section 106 agreement.  The design of the building, drainage issues and flooding, site selection, and the effect on the amount of car and coach parking available were discussed. The need for a photographic record, the positioning of the cycle parking in terms of security, and the availability of an area for refuse recycling were discussed. 

RESOLVED:             That the application be approved subject to the conditions outlined in the report, and subject to the following amended/additional conditions:

• Condition 4 amended to read “Notwithstanding the details submitted, details of all means of enclosure to the site boundaries shall be submitted to and approved in writing by the Local Planning Authority before the development commences and shall be provided before the development is occupied.

Reason:  In the interests of the visual amenities of the area.

• Condition 21 amended to read “The building envelope of all buildings with a façade onto Union Terrace car park shall be constructed so as to provide sound attenuation against external noise of not less than 36 dB(A), with windows shut and other means of ventilation provided. Mechanical ventilation shall be taken from an area away from the car park.  The detailed scheme shall be approved by the local planning authority and fully implemented before the use hereby approved is constructed.

            Reason: to protect the occupants from noise.

• Additional Condition “Prior to the commencement of the development, details of cycle parking (which shall be covered and secure) and refuse storage areas, including means of enclosure, shall be submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until the cycle parking and refuse storage areas and means of enclosure have been provided within the site in accordance with such approved details, and these areas shall not be used for any purpose other than the parking of cycles and refuse storage, as appropriate.

Reason:  In order to promote the use of cycles thus reducing congestion on the adjacent roads, and to provide adequate facilities for refuse storage within the site.

• Additional Condition “The developer shall aim to achieve a BREEAM "very good" assessment standard for the development. Prior to the commencement of any works on the site, the developer shall submit in writing for the approval of the Local Planning Authority a BREEAM design assessment demonstrating the progress of the BREEAM assessment, the percentage score expected to be achieved and the standard to which this relates. The developer shall submit in writing, prior to the commencement of work on site, details of the following: 

-         the evaluation and proposals for the heating and ventilation of the building;

-         the evaluation and proposals for renewable energy generation technologies to be used in the development;

-         the evaluation and proposals for the use of rainwater harvesting in the development;

-         details of the contractor specification which shall include a commitment to considerate constructors and Site Waste Plans,

         for the written approval of the Local Planning Authority.

Reason: In order to ensure that the proposal complies with the principles of sustainable development.

• Additional condition “Prior to the commencement of the development, four copies of a photographic record illustrating the current context of the site shall be submitted to the Local Planning Authority. The photographic record shall consist of a panoramic photograph taken towards Bootham Hospital including Bootham Chapel. The photographs shall be dated and labelled with the location and bound into an A4 size folder.

Reason: In order that a photographic record illustrating the context of the site is made prior to the development being carried out.

REASON:                  The proposal, subject to the conditions listed in the report and above, would not cause undue harm to interests of acknowledged importance, particularly the following: the setting of adjoining listed buildings and the conservation area; impact upon the safety and security of the local community; coach and car parking provision; the archaeological heritage; drainage conditions in and around the application site;  air quality for future residents;  effects upon the surrounding highway network;  and sustainability issues.  As such the proposal complies with Policies H9 and E4 of the North Yorkshire County Structure Plan (Alterations No 3 Adopted 1995) and Policies SP3, GP1, GP3, GP4a, GP4b, GP9, GP13, HE2, HE4, HE10, T12, T14a, H4a and C1 of City of York Draft Development Control Local Plan.