Agenda item

This application seeks permission for the erection of 3 storey building to form 8no. apartments and 2no. semi-detached bungalows to the rear following demolition of existing bungalow with new access and associated landscaping. [Westfield]

Members considered a full application from Inglehurst Properties for the erection of 3 storey building to form 8no. apartments and 2no. semi-detached bungalows to the rear following demolition of existing bungalow with new access and associated landscaping.

Officers gave a presentation based upon the slides at pages 73 -90 of the Agenda and reported:

·        A further objection received from the occupier of 61 Gale Lane on the grounds that although they note the obscure glazed window at first floor level, their preference would be for this to be removed entirely.  They also considered that there was a loss of privacy to their garden from the ground floor patio door and window.

·        Further information on the floor area as follows:

Gross Floor Area of the development is approximately 670 square metres.

The units measure approximately:

Unit 1 – 43 square metres

Unit 2 (2 bed) – 58 square metres

Unit 3 – 48 square metres

Unit 4 – 48 square metres

Unit 5 – 51 square metres

Unit 6 – 48 square metres

Unit 7 – 48 square metres

Unit 8 – 51 square metres

Bungalows – 67 square metres

·        Revised wording for Condition 3 which sets out drainage details.

·        An additional Condition 15 requesting details of the reduction in carbon emissions the development would achieve.

In response to questions from Members, officers confirmed that:

·        If there were new material considerations, this item would be brought before this committee for consideration.

·        That most of the properties flats and bungalows would meet, or be very close to meeting, the space standards for planning 2015 as set out by the Department for Communities and Local Government.  The Planning Officer explained that as this standard had not been confirmed by a Local Plan, this therefore could not be applied in consideration of this application and that the current position was that legally, there was no minimum size standard.

·        The Housing in Multiple Occupation (HMO) Licensing requirements in respect of room sizes, could also not be applied in consideration of this application.

·        Further information would be provided to Members who sit on the Planning Committees, in the form of a briefing or further training, on space standards and why they were not applied.  

After debate, Cllr Galvin moved, and Cllr Webb seconded, that

delegated authority be given to the Head of Development Services to approve this application after the expiry of the consultation period, subject to no new material objections, in accordance with the officer recommendation with the addition of amended Condition 3 which sets out drainage details and an additional Condition 15 requesting details of the reduction in carbon emissions the development would achieve.  Cllrs: Craghill, Daubeney, Fisher, Galvin, Orrell, Waudby, Webb and Hollyer all voted in favour of this motion.  Cllrs: Melly, Pavlovic and Perrett voted against this motion and it was therefore:

Resolved:            That DELEGATED AUTHORITY be given to the Head of Development Services to APPROVE this application after the expiry of the consultation period, subject to no new material objections and subject to the conditions listed in the report and the following amended and additional conditions:

Amended Condition 3

Prior to the commencement of the development hereby approved (excluding demolition of the existing bungalow), the suitability of new soakaways as a means of surface water disposal shall be ascertained in accordance with BRE Digest 365 to the satisfaction of the local planning authority.  If the soakaway is proved to be unsuitable, drainage shall be carried out in accordance with the submitted drainage strategy detailed on plan – Drainage Design – Re: YH659/1D dated 5^th February 2020 by HM Designs. Unless otherwise approved in writing by the Local Planning Authority, the development shall be implemented in strict accordance with the details thereby approved.

Reason:               To ensure that the site can be safely and effectively drained and to secure compliance with Policy GP15a) of the York Development Control Local Plan. It is considered necessary that drainage details are approved prior to the carrying out of any groundworks on the site, which may compromise the implementation of an acceptable drainage solution for the development. 

Additional Condition 15

Details of the reduction in carbon emissions the development hereby approved would achieve when compared against Part L of the Building Regulations (the notional building) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the construction of the buildings and the development shall be carried out in accordance with the approved details. 

The details shall demonstrate a reduction in carbon emissions of at least 28% through the provision of renewable or low carbon technologies or through energy efficiency measures and at least a 19% reduction in dwelling emission rate compared to the Target Emission Rate (calculated using Standard Assessment Procedure methodology as per Part L1A of the        Building Regulations).

Details shall also be submitted that demonstrate that the development shall also achieve a water consumption rate of no more than 110 litres per person per day (calculated as per Part G of the Building Regulations).

Reason: In the interests of sustainable design and in accordance with Policies CC1 and CC2 of the Publication Draft Local Plan 2018.

Additional Condition 16

That suitable secure cycle parking spaces at a ratio of one space per dwelling be provided.

Reason:               To encourage sustainable travel.

Additional Condition 17

That electric vehicle charge points be provided.

Reason:              To assist in the reduction in carbon emissions.

Reason for Approval

The proposed development departs from the previous approved scheme slightly increasing the scale of the scheme, however these are modest increases, such as 0.25 metre increase in height to the proposed apartment block. The proposal would result in an increase in the number of units approved under permission 19/00583/FULM by one, thereby according with the national and local policies for boosting housing supply. It is noted that the revised plans including the change in roofing material and the introduction of further obscure glass to windows is subject to re-consultation which ends on 21 August. No comments have yet been received and it is considered the introduction of obscure glazing overcomes the concerns raised in terms of privacy to neighbours. When considered against national and local planning policies, the proposed development is considered to be acceptable subject to the following conditions.