Agenda item

Reserved matters application for appearance and landscaping - Zone A only.  For 119 dwellings and commercial/community use unit [Guildhall Ward]

 Members considered a Major Reserved Matters Application from Heworth Green Development for appearance and landscaping - Zone A only for 119 dwellings and a commercial/community use unit. Ltd at Former Gas Works Heworth Green York.

The Head of Planning and Development Services gave a presentation on the application showing the proposed section plans and visualisations. She advised that there had been an updated landscape masterplan and amended conditions to Condition 2 (tree planting), Condition 6 (cycle parking), and deletion of Condition 8 (travel plan) to be replaced with an informative.

Officers were asked and clarified that:

·        The community space was established during the outline stage of the application.

·        The intention was for dark red/brown bricks as shown in the visualisation.

·        The widths of the paths for use by pedestrians and cyclists were explained.

Public Speakers

Tim Ross, Agent for the Applicant, spoke in support for the Applicant. He noted that the application was a key part of bringing together the former gasworks following the 2020 planning consent. He added that if approved, building would commence as soon as possible and he noted the key merits of the application.

Tim Ross was joined by his colleagues Stephen Clewes (Architect), Mike Philips (Project Manager) Mark Shilton (Landscape Architect) to answer questions on the application. In answer to questions from Members, they explained that:

·        There was a condition in the report detailing samples of building materials. The types of bricks to be used would be in line with the buildings in the area.

·        The only area of tarmac was in the car park serving zone C.

·        Regarding drainage there were attenuation tanks in zones A and C.

·        The intention was the community/community space in zone A would be a pocket park.

·        There was one access road that ran around zone B and it was anticipated that cyclists would enter via Heworth Green. There were links to the Sustrans routes.

·        The level of detail regarding the sustainability of materials used for car parks had not been reached yet.

At this point in response to questions from Members, Officers advised that it would not be reasonable to put in a condition regarding the use of the commercial/community space in zone A as there were reserved matters yet to be determined. Concerning the number of disabled car parking spaces, Officers were asked and noted that there was no specified percentage in the council policy for disabled spaces and car parking standards were included in the 2018 draft Local Plan. Referring to the proposed site plan, Officers demonstrated where the disabled parking spaces were located in zone A. It was noted that there had been no objections from highways officers regarding the number of disabled car parking spaces.

Members noted that when the application was approved at outline stage, there was no opportunity to state that the commercial/community space should be for community use. Officers detailed the outlined planning permission and demonstrated the 130m² for commercial/community use on the proposed floor plan.  It was clarified that commercial use referred to retail/restaurant/café use.

Cllr Hollyer moved approval of the application. This was seconded by Cllr Daubeney. Following debate vote was taken with unanimous approval of the application. The motion carried and it was therefore:

Resolved: That the application be approved subject to the including an additional condition stating that the disabled car parking had to be policy compliant and the following amended/deleted conditions:

Amended Condition 2 – Tree planting details

Prior to installation of the approved permanent hard and soft landscaping all tree planting details shall be submitted to and approved in writing by the Local Planning Authority.

Amended Condition 6 – Cycle Parking

The cycle stores shall be covered and secure. The cycle maintenance equipment (as specified in the Travel Plan version 1.3 section 4.3) shall be provided in the cycle stores for each building.

Deleted Condition 8 - Travel Plan replaced with the following informative

Informative: The developer is asked to note that the outline permission (condition 30) requires that each reserved matters application for any building includes a site specific Travel Plan, which shall be approved in writing by the Local Planning Authority prior to first occupation of the relevant phase.

Notwithstanding the travel plans issued to date, it is required that an updated travel plan be issued for this phase, for formal approval, which provides for the following - 

That in advance of each annual monitoring survey (which are required for a period of 5 years following full occupation of the relevant phase or building), the required response rate, or alternative means of measuring travel habits, is to be approved in writing by the Local Planning Authority.  The monitoring shall thereafter take place in accordance with the approved details.

Within two months of the completion of the travel surveys, the Developer Travel Plan Coordinator shall prepare a Monitoring Report containing the following:

·        Survey methodology and results

·        Qualitative feedback

·        An analysis on the effectiveness of the Travel Plan

·        Proposals for future measures

The report shall be submitted to the Council for discussion and agreement.

The annual reviews shall also explore and deliver (subject to demand) space for a second car club car on site.

Reasons:

     i.        The reserved matters application provided the outstanding details following the outline planning permission.  The amount and type of development proposed and the landscaping principles accord with the outline permission.  The application detailed the design and appearance of the buildings and the landscaping.  The details accorded with the expectations established at outline stage and national policy within the NPPF and Publication Draft Local Plan 2018 policy regarding design and landscaping. 

    ii.        Planning conditions related to the scheme are contained in the outline permission.  Conditions in the application related to the detailed design and landscaping.  A condition was also included to give clarity regarding Travel Plan implementation, ongoing monitoring and, if necessary the additional measures to be engaged should the travel plan targets not be met.