Agenda item

(Following demolition of language centre) Erection of humanities education and research centre with associated cycle parking and landscaping (Heslington Ward)

Members considered a major full application, submitted by the University of York, for the erection of humanities education and research centre with associated cycle parking and landscaping (following demolition of language centre).

Officers updated that if Members were minded to approve the application they were recommending four additional conditions, regarding tree protection, a method statement to protect trees during construction, a height condition, and a condition regarding protection of bats.

Representations were received from the agent for the applicant. She stated that the development would accommodate researchers, was a contemporary design, and there would be 160 staff and students based there. The trees lost during construction would be replaced and the application would reach a “very good” BREEAM rating.

Members discussed sustainability, air quality and contamination issues, the replacement of trees and the significance of the Buddha statue, and the design of the proposals.

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

(i) Trees shown to be retained and/or subject to a tree preservation order (TPO) shall be protected during the development of the site by the following measures: -

Prior to commencement on site, of clearance, site preparation, building or other development operations, including the importing of materials and any excavations, protective fencing to BS5837: 2005 shall be erected around all existing trees shown to be retained. Before commencement on site the protective fencing line shall be shown on a plan and agreed with the local authority and subsequently adhered to at all times during development to create exclusion zones. None of the following activities shall take place within the exclusion zones: excavation, raising of levels, storage of any materials or top soil, lighting of fires, parking or manoeuvring of vehicles. There shall be no site huts, no marketing offices, no mixing of cement, no disposing of washings, no stored fuel, no new trenches, pipe runs for services or drains, and no mechanical cultivation. The fencing shall remain secured in position throughout the construction process including the implementation of landscaping works. A notice stating 'tree protection zone - do not remove' shall be attached to each section of fencing.

Reason: To ensure protection of existing trees before, during and after development which are covered by a Tree Preservation Order and/or make a significant contribution to the amenity of the area and development.

(ii) Prior to commencement on site, a method statement regarding protection measures for the existing trees shown to be retained on the approved drawings shall also be submitted to and approved in writing by the Local Planning Authority. This statement shall include a construction detail of protective fencing, phasing of works, location of site cabin, parking arrangements for site vehicles, arrangements for loading/off-loading, locations for stored materials; construction details where a change in surface material is proposed within the canopy spread and likely root zone of a tree.

Reason: To ensure protection of existing trees before, during and after development which are covered by a Tree Preservation Order and/or make a significant contribution to the amenity of the area and development.

(iii) Notwithstanding the information contained on the approved plans, the height of the approved development shall not exceed 12.5 metres at the northern end of the building and 13.5 metres at the southern end (to the ridge excluding roof plant and machinery), as measured from existing ground level. Before any works commence on the site, a means of identifying the existing ground level on the site shall be agreed in writing, and any works required on site to mark that ground level accurately during the construction works shall be implemented prior to any disturbance of the existing ground level. Any such physical works or marker shall be retained at all times during the construction period.

Reason: To establish existing ground level and therefore to avoid confusion in measuring the height of the approved development, and to ensure that the approved development does not have an adverse impact on the character of the surrounding area.

(iv) No development shall take place until details have been submitted to and approved in writing by the Council of what measures are to be provided within the design of the new building or on in adjacent trees to accommodate bats.

Reason. To take account of and enhance the habitat for bats.

Note. Features suitable for incorporation for this group include the use of special tiles, bricks, soffit boards and bat boxes.

2. Demolition and Construction - Informative

The developer's attention should also be drawn to the various requirements for the control of noise on construction sites laid down in the Control of Pollution Act 1974.  In order to ensure that residents are not adversely affected by air pollution and noise, the following guidance should be attached to any planning approval:

1          The work shall be carried out in such a manner so as to comply with the general recommendations of British Standards BS 5228: Part 1: 1997, a code of practice for "Noise and Vibration Control on Construction and Open  Sites" and in particular Section 10 of Part 1 of the code entitled "Control of noise and vibration".

2          All plant and machinery to be operated, sited and maintained in order to minimise disturbance.  All items of machinery powered by internal  combustion engines must be properly silenced and/or fitted with effective and well-maintained mufflers in accordance with manufacturers instructions.

3          The best practicable means, as defined by Section 72 of the Control of Pollution Act 1974, shall be employed at all times, in order to minimise noise emissions.

4          All reasonable measures shall be employed in order to control and minimise dust emissions, including sheeting of vehicles and use of water for dust suppression.

5          Any asbestos containing materials shall be removed by licensed contractors to a licensed disposal site.

REASON:                  The proposal, subject to the conditions listed above and in the report, would not cause undue harm to interests of acknowledged importance, with particular reference to the Green Belt, development within the Heslington Campus, good design, Sustainability and the protection of protected species. As such the proposal complies with Policies ED6, GB1, GP1, GP4A, CYNE1 and CYNE6  of the City of York Draft Local Plan incorporating the 4th set of changes, approved April 2005.