Agenda item

Conversion of building from 4 no. flats to 8 no. flats with external alterations including new store in the rear yard (revised scheme). [Fishergate Ward]

Members considered a Full Application, submitted by P M Yorkshire Ltd, for the conversion of building from 4 no. flats to 8 no. flats with external alterations including new store in the rear yard (revised scheme).

Officers updated that it was possible to provide one car parking space at the rear of the site but it was felt that the area would be better retained as amenity space for residents. Plans marking out the difference in the application refused for 9 flats in 2006 and that now under consideration for 8 flats were displayed at the meeting. If the application was approved Members were asked to make an addition to condition 6 to include bin and cycle storage to be agreed by the local planning authority.

Representations in support of the application were received from the applicants agent who confirmed that, following the refusal for 9 flats the scheme had been redesigned and that a number of the units had been increased in size  and now exceeded minimum size guidance for properties. It was intended to undertake insulation works to prevent the passage of sound in the properties and he confirmed that there were no objections to the application.

Members questioned the minimum size guidelines for properties and the agent confirmed that all authorities appeared to interpret the Housing Act 2004 differently with regard to size. A general guide appeared to be 12m sq for a single room and 15m sq for a double room; the smallest studio would measure 20.79m sq.  Members also requested further information in relation to the size of property and number of flats in Wenlock Terrace and the need to insulate the walls to protect the amenities of future residents.

Certain Members expressed concerns at the number of units proposed, that the amount of noise generated would affect the amenity of residents and that there appeared to be no natural light to some of the proposed rooms. Officers confirmed that the internal layout was a building regulation issue. It was agreed that the proposed insulation works for the floor and walls between the flats and the adjacent dwellings to achieve a reasonable resistance to airborne/impact sound should assessed by the Environmental Protection Unit. 

RESOLVED:That the application be approved subject to the conditions listed in the report and the addition of the following condition:

Prior to the development commencing details of recycling and refuse areas, including means of enclosure, shall be submitted to and approved in writing by the Local Planning Authority. The building shall not be occupied until the facilities 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 storage of refuse.

REASON:                 In the opinion of the Local Planning Authority the proposal, subject to the conditions listed, would not cause undue harm to interests of acknowledged importance, with particular reference to the impact upon residents and the street scene.  As such the proposal complies with Policies H7 and GP1 of the City of York Deposit Draft Local Plan as well as Guidance contained within PPG3.