Agenda item

Outline application for the erection of three storey and two storey B1 office units with associated landscaping and car and cycle parking (approval sought for scale and access)

Members considered a major outline application, submitted by Monks Cross Partnership, for the erection of three storey and two storey B1 office units with associated landscaping and car and cycle parking (approval sought for scale and access).

Officers updated the comments of the countryside officer that the retention of one pond and the creation of another was acceptable in principle, and that the newt fencing would be on the development side of the site.

Officers stated that if Members were minded to approve the application, they would recommend amendments to condition 3 relating to the plan references and reference to scale and access, condition 4 relating to plan reference for the zoning plan and eaves height of three storey block to not exceed 12.25 metres,condition 5 regarding the maximum floorspace, condition 12 add “for measures before, during, and following commencement of development” at the end of the second sentence,and an amendment to informative 3 to refer to condition 16.

Members discussed the height of the proposed development, newts and mitigation measures, cycle parking, sustainable drainage and BREEAM ratings.

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

3             The scale and access arrangements of the development hereby permitted shall be carried out only in accordance with the following plans:-

Block Plan ref. A792.2006.SK02/A received 19 July 2007

Zoning Plan received 19 July 2007

or any plans or details subsequently agreed in writing by the Local Planning Authority as amendment to the approved plans.

Reason: For the avoidance of doubt and to ensure that the development is carried out only as approved by the Local Planning Authority.

4             The buildings erected on this site shall be no more than two storeys high in the area indicated for such buildings on the Zoning Plan received 19 July 2007 and no more than three storeys on the in the relevant appropriate area also indicated on that plan.  The eaves height of two storey buildings shall not exceed 7.50 metres and the overall height of two storey buildings (including any roof mounted plant) shall not exceed 9.45 metres.  The eaves height of three storey buildings shall not exceed 12.25 metres and the overall height of three storey buildings (including any roof mounted plant) shall not exceed 13.20 metres. 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.

5             The development hereby permitted shall not exceed 8,860 square metres gross internal floorspace.

Reason: For the avoidance of doubt.

12           No development shall commence on site until a scheme of mitigation for the effects of the development on great crested newts has been submitted to and approved in writing by the local planning authority. The scheme of mitigation shall include a timetable for the implementation of the mitigation measures (for measures before, during and following development). The scheme of mitigation shall be informed by the results of a full great crested newt survey carried out during April and May following the most recent survey guidelines (English Nature Great Crested Newt Mitigation Guidelines).

Reason: In the interests of nature conservation and the protection of the habitat and population of a Protected Species.

3. TRANSPORT INFORMATIVE:

The provisions condition 16 could be satisfied by the completion of a planning obligation made under Section 106 of the Town and Country Planning Act 1990 by those having a legal interest in the application site, The obligation should provide for a financial contribution calculated at £85,000. The basis for this calculation is contained within adopted Monks Cross Transport masterplan. No development can take place on this site until the condition ahs been has been discharged and you are reminded of the Local Planning Authority's enforcement powers in this regard.

REASON :            The proposal, subject to the conditions listed in the report and above, would not cause undue harm to interests of acknowledged importance, with particular reference to protect species, the operation of the transport network, residential amenity, the character and appearance of the area or the proper drainage of the area. As such the proposal complies with Policies GP1, GP4A, T4, T13, SP8, GP9, SP9, NE2, NE5B, NE6, NE7, E1A  and E4 of the City of York Local Plan Deposit Draft and the aims of PPS1, PPG4, PPS6, PPS9, PPG13, PPG24 and PPS25.