Agenda item

Reserved matters application for appearance and landscaping - Zone C only. For 96 dwellings [Guildhall Ward]

Members considered a major reserved matters application from Heworth Green Development Ltd for appearance and landscaping - Zone C only for 96 dwellings from at the Former Gas Works, Heworth Green, York. 

The Head of Planning and Development Services gave a presentation on the application showing the proposed site layout and elevation floor plans. She noted corrections to paragraphs 5.15 and 5.16 in the committee report and then detailed the 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:

·        Regarding the temporary Sustrans connection, long term cyclists would use the road around the public open space, and as land was needed for the construction of zone B, a temporary connection was needed.

·        Trees were protected for 5 years by a condition in the outline planning permission.

·        The future maintenance of the dutch style paving would depend on the road adoption process.

Public Speakers

Tim Ross, Agent for the Applicant, spoke in support for the Applicant. He noted that the application was another key part of bringing the contaminated site forward as part of the 2018 planning permission. He noted that the new Sustrans link and phone mast had planning permission and that if approved, construction would commence as soon as possible. He listed 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. They were asked and explained that:

·        The brickwork used would be conditioned. Additional elevation drawings had been provided which stated what bricks would be used.

·        Additional disabled car parking spaces could be possible at the expense of the loss of trees. Regarding designated existing car parking spaces as disabled spaces, this would be to the detriment of other spaces due to the space needed for the parking spaces to be accessible.

At this point, a Member requested as a matter of urgency the development of a disabled car parking policy. Officers advised that additional spaces could be conditioned. Tim Ross was asked and explained that other Local Authorities often requested that 10% of car parking spaces be for disabled parking. He confirmed that zone A and C provided nine electric vehicle charging spaces with zone C providing passive provision for electric vehicle charging. He added that there would be ducting in place for this.

Officers then answered further questions to officers as follows:

·        A further four disabled car parking spaces could be conditioned and this would be at a loss of other car parking spaces. The outline planning permission was noted and Members were informed that additional car parking spaces would be at the expense of soft landscaping. The Committee could ask for a car parking scheme (whilst complying with outline planning permission).

It was clarified that the first sentence paragraph 5.15 of the committee report should state that the outline planning permission stated that the  number of car parking spaces for Zone C was at least 60 but allowed for a further 10 spaces across the site overall.

Cllr Warters moved deferral of the application. This was seconded by Cllr Melly. A vote was taken with 5 for and 9 against. The motion fell.

Cllr Ayre moved approval (delegated Chair and Vice Chair in consultation with officers) with amended/deleted conditions detailed in the committee update, and the addition of the maximum number of disabled car parking spaces being reached whilst maintaining at least 60 car parking spaces notwithstanding the details and the requirement to provide a scheme of parking. This was seconded by Cllr Pavlovic. A vote was taken with 14 for and one against.

It was therefore

Resolved: That the approval be delegated to the Chair and Vice Chair in consultation with officers, subject to:

                                     i.        An additional condition on the maximum number of disabled car parking spaces being reached whilst maintaining at least 60 car parking spaces notwithstanding the details and the requirement to provide a scheme of parking.

                                    ii.        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.        This 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.  This application detailed the design and appearance of the building and the landscaping.  The details accorded with national policy within the NPPF, the National Design Guide 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 this application related to the detailed design and landscaping.