Agenda item

Erection of 11 dwellings[Dringhouses and Woodthorpe Ward] [Site Visit]

Members considered a major full application by William Cloughton for the erection of 11 dwellings.

Officers advised that one additional support comment had been received from the resident at 26 Tadcaster Road who advised that:

·        The National Trust were worried about excessive traffic when they have a number of deliveries to the site and have in the past allowed coaches to park on the highway to let visitors alight

·        The bus stop was originally located outside what is now Pocklington Carpets and was only enlarged to allow the purple bendy buses to use the lay-by. These no longer run.

·        The development would stop the parking outside of the hairdressers that spills onto the footpath

For clarification, officers advised that in paragraph 3.31, the objections listed were raised by Cllr Fenton and Cllr Mason as well as Cllr Reid, all Dringhouses and Woodthorpe Ward Councillors, and that, in the same paragraph, the comments of the Dringhouses and Woodthorpe Planning Panel, which had been submitted separately, were included as the last 5 bullet points.

Officers recommended that two additional conditions be added to cover street lighting and the use of obscure glazing to the first floor rear dormer windows in the southern elevation of plots 8 and 9.

They also recommended that condition 9 (Tree Protection) be amended and condition 14 (Off-site highway works) be amended to remove the reference to “ installation of BLISS real time display”

Mr Bruce Kyte, a local resident, addressed the committee in objection to the application. He raised concerns that the proposed development would add to existing congestion on Tadcaster Road and Mayfield Grove and increase the difficulty for those turning out of Mayfield Grove. He also expressed the view that the increase in number of houses in the area would lead to increased risk of surface water flooding.

Mr Mark Newby, of Yew Tree Associates, the agent for the applicant, spoke in support of the application. He advised that the scheme had been developed to have a minimum impact on surrounding residential buildings  and was not obtrusive or out of character with area. In response to concerns relating to drainage, he advised that Yorkshire Water had not objected to the drainage scheme submitted by the applicant. Although there were heritage assets nearby, the proposed site was not within the Tadcaster Road conservation area and there were no protected trees on site.

Councillor Reid, Ward Member for Dringhouses and Woodthorpe, addressed the committee to raise residents’ concerns in relation to the effect the proposed development would have on surrounding housing (privacy, inadequate parking) and  transport as well as on wildlife and drainage. She expressed concern that the proposed access to the site, and the amount of traffic which would need to leave the site during rush hour, would cause problems to wider road users, as access was located on a busy stretch of road. She advised that the report did not include any information on access from the proposed development to Mayfield Grove and asked that this access be conditioned if Members were minded to approve the application.

Officers confirmed that the access to/from the development site onto Mayfield Grove was not intended for vehicles but that Members could condition this to restrict use to cyclists/pedestrians if they felt this was necessary.

Some Members expressed concerns about the impact of the proposed development on the amenity of surrounding residents and on the conservation area, as well as the impact of the access route onto Tadcaster Road, acknowledging the difficulties expressed in relation to turning into/out of Mayfield Grove. Concern was also expressed that the limited green spaces which still existed in central York were being built on.

In relation to traffic issues other Members noted that the traffic generation was small and felt that the natural break in traffic on Tadcaster Road, caused by the traffic lights, would allow access to/from the site. They accepted that there were no objections in the report in relation to flooding and that the proposed development met the requirement of the NPPF and local plan.

Resolved:  That on completion of a S106 agreement to secure contributions of £27,164 towards the provision of sports, play area and amenity open space facilities and £19,317 to increase the capacity of Dringhouses Primary School, DELEGATED authority be given to the Assistant Director (Planning and Public Protection) to APPROVE the application subject to the conditions listed in the report and the additional and amended conditions below, as well as an additional condition to restrict the access onto Mayfield Grove to cyclists and pedestrians only.

Additional Condition - Street Lighting:

Notwithstanding the approved drawings a detailed lighting scheme shall be submitted to and approved in writing by the local planning authority and implemented on site prior to first occupation.

Reason: So the Local Planning Authority are satisfied that the design and level of illumination would not have a detrimental impact upon neighbouring residential properties.

Additional Condition - Obscure Glazing plots 8 and 9:

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking or re-enacting that Order), unless otherwise approved in writing by the Local Planning Authority the first floor rear dormer windows in the southern elevation of plot 8 and 9 shall at all times be obscure glazed to a standard equivalent to Pilkington Glass level 3 or above and remain fixed shut.

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

Amended Condition 9 (Tree Protection)

Before the commencement of and during building operations, measures shall be taken to protect the trees and planting shown to be retained on and adjacent to the site.  This means of protection shall be approved in writing by the Local Planning Authority and shall be implemented prior to demolition, the storing of materials, the erection of site huts or the commencement of building works.

Reason:  The existing planting is considered to make a significant contribution to the amenities of this area which should be protected throughout the development process.

Amended Condition14 (Off-site Highway works)

Remove reference to “ installation of BLISS real time display” (see para 4.27 of report)

Additional Condition

The existing access between the site and Mayfield Grove shall not be used by vehicular traffic.  The details of the  bollards shown on drawing: Site Plan: ROG-305-029 002 Rev J shall be submitted to and approved in writing by the local planning authority.  The approved bollards shall be erected prior to the commencement of development unless temporary arrangements to prevent access during the demolition and construction process have been approved in writing by the local planning authority whereby the bollards shall be erected prior to first occupation.

Reason: In the interests of highway safety and residential amenity as the access is considered to be substandard in terms of its width and junction design for use by vehicular traffic.

Reason:     It is considered that the development of this site for 11 dwellings is acceptable. The applicant has demonstrated that the acceptable drainage of the site can be achieved and no objections are raised to highway safety. The impact upon the setting of nearby listed buildings has been assessed and the impact upon residential amenity is considered to be acceptable. As such the application accords with policies contained within the Draft Local Plan, the Emerging Local plan, the NPPF and Section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990.