Agenda item

Outline application for 165 dwellings, care home (approx 80 bed), health and public service building and associated green space, access and infrastructure [Westfield Ward] [Site Visit]

[Note: Councillor K Taylor withdrew from the meeting during consideration of  this item and took no part in the debate or decision thereon.]

Members considered a Major Outline Application from City Of York Council for for 165 dwellings, care home (approx 80 bed), health and public service building and associated green space, access and infrastructure.

The Head of Development Services provided an update advising Members of additional consultation responses and representations, specifically in response to the findings of a survey of 250 local residents undertaken between 6 and 14 August on behalf of Westfield Liberal Democrats and a written submission from Save Lowfields Playing Field Action Group.

In response to Member questions it was clarified that:

·        The landscaping could be conditioned to the lifetime of the development and not 5 years as detailed in condition 6

·        Breaches in construction times on the site would result in enforcement action

·        The design code referred to in condition 40 had not been progressed beyond an early stage.

Two written representations in objection had been received from:

·        Save Lowfields Playing Green group in which they outlined the reasons that the application should be refused

·        Westfield Liberal Democrats Lowfield Survey results  (250 residents surveyed between 6 to 14 August 2018)

James Newton (YorSpace) spoke in support of the application. He noted that average house prices had risen by 300% and that property was surging out of the reach of first time buyers. He stated that YorSpace were committed to delivering affordable homes and that the housing model included in the application worked for delivering affordable housing.

In response to Member questions, James Newton noted that:

·        The financial model of YorSpace was robust and there was a growing network of and government funding for communal housing.

·        There was car parking for 90 homes and plenty of cycle storage on the site.

Michael Jones (Commercial Project Manager, City of York Council) on behalf of the applicant spoke in support of the application. He outlined the types of housing that would be delivered on the site and noted that the scheme had been designed to a lower density that planning limits. With regard to the use of the present site as playing fields he advised that the site was locked and that there would be new football pitches located on Tadcaster Road. He advised that there had been consultation regarding the site with local residents, and that plans had been shaped by local Ward Members.

In answer to questions from Members Michael Jones responded that:

·        Public consultation had taken place on 17 July

·        Some house types had changed to bungalows

·        The site could not be used at present and the application provided the use of green space

·        There was no proposal to put a barrier on the small access road from Tudor Road. However, it would be possible to condition the installation of a traffic barrier.

Elisabeth Storrs spoke in support of the application. She explained that the proposed housing would people on a modest income the change to own a home.

Cllr Waller, Ward Member for Westfield, spoke in objection to the application. He cited the changes from the 2010 proposals for the site. He explained the need for recreational space in the locality and expressed disappointment that the proposals resulted in a loss of open green space, adding that the development did not include enough green space. The noted the need to address traffic to and from the site. He added that it had been confirmed that there was no plan to move a police station to the site.

In response to questions from the Committee, Cllr Waller explained that:

·        The footprint of the former school should have been put forward for development.

·        The Council could deliver sustainable development on the site

·        The police station was to be sited at the Fire Station

·        During all public engagement, residents asked for open space to be retained.

·        The results of the Westfield Liberal Democrat survey gave a strong indication that residents were against the proposals put forward.

Discussion took place regarding the footprint of the site, which was ascertained to be between 40-45% of the total area of the site. Members were advised by the Senior Solicitor that they could only consider the application presented before them.

A full debate followed in which Members acknowledged the views of residents and the need for affordable housing. NPPF guidance was discussed and the Senior Solicitor advised that the application was to be considered against the July 2018 NPPF. Following debate it was:

Resolved: That the application be approved subject to the conditions listed in the report and the following amended and additional conditions:

                     i.        Planting for the lifetime of the sheme [amendment  to condition 6]

                    ii.        Barrier to be installed at the site entrance on Tudor Road

                   iii.        Use of renewable energy

Reasons:

                       i.       The former Lowfield School comprises a large open grassed site of 4.54 hectares  formerly occupied by a Secondary School lying to the south west of the Acomb District Centre. The former school playing field has been used by Woodthorpe Wanderers a Junior Football team who have subsequently relocated to a site in Dringhouses and merged with another local team leaving the playing field unused. Outline  planning permission with access only considered is sought for the erection of 96 two and three storey dwelling houses, 26 bungalows and a three storey apartment block containing 18 apartments together with an 80 bed care home, a police station/health centre and an additional 6  self build and  19 community build dwellings.

                     ii.       The benefits from the scheme would be the provision of a range of housing reflecting the local patter of demand  and need including for affordable properties together with the provision of an 80 bed care home specialising in dementia care for which there is a demonstrable need in  western York.

                    iii.       In applying the relevant planning balance, it is not considered that there are any adverse impacts that would significantly and demonstrably outweigh the benefits of the proposal when assessed against the policies of the NPPF as a whole. As a result, the proposal represents sustainable development and approval is recommended.