Agenda item

Erection of 3-storey building forming 14 flats following demolition of existing buildings (revised scheme) [Rawcliffe And Clifton Without Ward] [Site Visit]

Members considered a major full application by Mr Mike Green for the erection of a three storey building forming 14 flats on Clifton Park Avenue.

Officers updated Member on further consultation responses which had been received and additional conditions to be recommended as a result of these. They advised that Waste Services had now provided comments and had advised that refuse lorries would be able to reverse up to the bin store.  The road was just wide enough so if any vehicles were parked up on the road the access would be obstructed, so double yellow lines on the access road should be a consideration.

They advised that Highway Network Management had also responded to confirm they had no objections to the scheme but made the following comments:

·        a similar proposed development had been accepted in this location. The cycle store did not allow the full complement of cycle stands to be provided to Appendix 21 standards; however circulation space within the flats could be utilised to allow parking for some of the ground floor apartments. This could be sought via condition.

·        Car parking had been accepted to similar levels on previous submission, at one per unit with one space for visitor parking is available to the development. Envisaged a negligible amount of visitor parking on the highway, in the nearby street however did not believe there would be a detrimental effect on the highway. Would be more comfortable with a higher provision of visitor parking in this location but unable to defend a highway objection, based on CYC car parking standards.

·        The development adjoined an adopted footpath and was liable to damage caused by working in this isolated site. Therefore a dilapidation survey of the footpath was requested via condition.

·        Bin collection was not provided at 20m from the adopted highway. CYC’s commercial services had suggested Yellow lines on the private access road within the blue boundary. Although this was something the applicant could arrange privately with the landowner and associated users of the shared access, it had not been proposed and CYC were unable to control this. Should there be issues with collection; bins could be stored on site within the car park and collected from Shipton Road if access to the pedestrian gate is allowed. Request HWAY 18, HWAY19, HWAY40

Officers advised that comments had also been received from Kyle and Upper Ouse Internal Drainage Board. They confirmed they had no objections but sought a condition for the submission of surface water drainage details.

Comments had also been received from the Landscape Architect who had no objections provided that a suitability detailed arboricultural method statement was submitted. This required an up to date version that tallied with the final scheme, including the location of garden boundaries and the means of implementation, to be requested through condition.

Mr Ben Pilgrim then spoke on behalf of the applicant in support of the application. He stated that the plans were approved previously however the new plan with resolved issues around waste, cycle and vehicle parking and a slight building realignment have improved the scheme. He urged Members to accept officer recommendations and approve the application.

Members requested that the number of electric vehicle charging points be increased from one to two or three. The applicant’s representative agreed to investigate if it this was possible.

Resolved: That 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 listed below:

Replacement Condition: Arboricultural Method Statement (to replace Condition 5)

Prior to the commencement of the development hereby approved, an Arboricultural Method Statement in accordance with BS5837:2012 regarding protection measures for the existing trees shown to be retained on the approved drawings shall be submitted to and approved in writing by the Local Planning Authority. Amongst others, this statement shall include a 'Tree Constraints Plan' and a 'Tree Protection Plan', details of protective fencing, ground protection, site rules and prohibitions, phasing of works, site access during construction, types of construction machinery/vehicles to be used (including delivery and collection lorries and arrangements for loading/off-loading), parking arrangements for site vehicles, locations for stored materials, locations and means of installing utilities, location of site compound and marketing suite. The document shall also include methodology and construction details and existing and proposed levels where a change in surface material and/or boundary treatments is proposed within the root protection area of existing trees. A copy of the document will be available for inspection on site at all times.

Reason: To protect existing trees which are covered by a Tree Preservation Order and/or are considered to make a significant contribution to the amenity of this area and/or development.

Amended Condition: Cycle parking provision (revision to Condition 17)

Prior to the first occupation of the development details of the cycle stands or fixings within the specified cycle parking area and elsewhere on the ground floor to create 14 cycle parking spaces shall be submitted to and approved in writing by the Local Planning Authority. The building shall not be occupied until the approved details have been provided, and the cycle parking areas shall not be used for any purpose other than the parking of cycles.

Detail of the visitor cycle stands shall be submitted to and approved in writing by the Local Planning Authority. The building shall not be occupied until the approved details have been provided, and this cycle parking area 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. The specified cycle parking area on the plans is not large enough to accommodate 14 cycle parking spaces. Therefore further details are required to ensure the adequate level of cycle parking can be accommodated within the ground floor of the proposed development.

Additional condition HWAY40 (Dilapidation Survey)

Prior to works starting on site a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which shall be agreed in writing with the Local Planning Authority.

Reason: In the interests of the safety and good management of the public highway the details of which must be recorded prior to the access to the site by any construction vehicle.

Reason:     The proposed building is considered to be acceptable within the greenbelt and would not result in undue harm to the residential amenity of the occupants of the nearby dwellings. The proposed would be in character with the surrounding development.