Agenda item

Erection of 2 no. detached two storey dwellings after demolition of existing dwelling (resubmission).  [Dringhouses & Woodthorpe Ward]

Members considered a full application submitted by Aldersyde Estates Limited for the erection of two detached two storey dwellings after demolition of the existing dwelling.

Officers updated that they had received three additional comments as follows: -

·        The Landscape Officer considered that the red maple tree close to the boundary of the site with the garages and Aldersyde should be protected. The proposed hardstanding had not been fully delineated on the plan and was required to stop 1.5m from the trunk. Suitable materials, tree protection and construction methods should be used and a condition is proposed addressing these requirements. There are no windows in the end elevation of this house that would be affected by the tree and the distance from the tree to the house would be acceptable.

·        Councillor Reid raised concerns on behalf of residents regarding overdevelopment of the site which could be potentially detrimental to the area.  She made comment on the fact that there was no intention to provide any garaging on the proposed development and suggested that permitted development rights were removed in order to ensure that any future garages (or extensions) were in keeping with both the house design and the area. She also asked that there was adequate protection for the existing planting.

·        One representation had been received stressing that the development would be an overdevelopment of the site that would ruin the character of the area forever.

Representations were received, in objection, from a local resident who spoke on behalf of the residents of the Aldersyde Estate. She was concerned that the proposed buildings would be an overdevelopment of a small site and would be detrimental to the area as well as bringing more cars to an already problematic area in terms of parking. The demolition of the existing bungalow would be difficult as there was very little room for vehicles to manoeuvre.

Representations were received from the Applicant who said that he took the concerns of the residents very seriously but did not believe that the scheme would alter the character of the area.

Members raised concerns about the lack of garaging provided in this development and the Applicant clarified that one of the dwellings would have a garage and there would be off street parking for 2 cars per house.

Some Members thought there could be potential damage to the verges from construction traffic and requested the dilapidation condition be added if the proposed development was approved.  There were also discussions about re-using the materials from the demolished bungalow but it was decided that the site was too small for this.

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

1.      Before the commencement of development, including demolition, building operations, or the importing of materials and any excavations, a method statement 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. This statement shall include details and locations of protective fencing shown on a plan, phasing of works, site access during demolition/ construction, type of construction machinery/vehicles to be used, (Including delivery and collection lorries and arrangements for loading /off- loading), parking arrangements for site vehicles and storage of materials, location of marketing cabin. The method statement shall include construction details and existing and proposed levels, where a change in surface material and/or levels are proposed within the canopy spread and likely rooting zone of the trees to be affected.

The protective fencing line shall be adhered to at all times during development to create an exclusion zone. None of the following activities shall take place within the exclusion zone: excavation, raising of levels, storage of any materials or top soil, lighting of firs, parking or manoeuvring of vehicles; there shall be no site huts, no mixing of cement, no disposing of washings, no stored fuel, no new service runs.

Reason:   To ensure the 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/ or development.       

2.      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 LPA.

Reason:   In the interests of the safety and good management of the public highway.

3.      Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order), development of the type described in Classes   A-F of Schedule 2 Part 1 of that Order shall not be carried out without the prior written consent of the Local Planning Authority.

Reason:   In the interests of the amenities of the adjoining residents the Local Planning Authority

considers that it should exercise control over any future extensions or alterations which,

without this condition, may have been carried out as "permitted development" under the

above classes of the Town and Country Planning (General Permitted Development) Order

1995.

4.      Prior to the commencement of the development hereby approved, full scaled details of the proposed replacement garage/ cycle store shall be submitted for the written approval of the Local Planning Authority, and therafter the development shall be implemented in accordance with the approved details.

Reason:   So that the Local Planning Authority may be satisfied with these details.

REASON:                  The proposal, subject to the condition listed above and the conditions in the report, would not cause undue harm to interests of acknowledged importance, with particular reference to the visual amenity and character of the adjacent listed building and the street scene, highway safety and the amenity of the neighbours. As such, the proposal complies with Policy E4 of the North Yorkshire County Structure Plan; Policies H4, H5, HE4, L1c, GP4, GP10, GP9 and GP1 of the City of York Development Control Local Plan – Incorporating the proposed 4^th Set of Changes; and national planning guidance contained in Planning Policy Statement 1 “Delivering Sustainable Development,” Planning Policy Statement 3 “Housing” and Planning Policy Guidance Note No. 15 “Planning and the Historic Environment.”