Agenda item

Erection of 8 no. two storey dwellings with associated parking and garaging [Acomb Ward]

Members considered a full application submitted by Leeper Hare Developments Limited for the erection of 8 two storey dwellings with associated parking and garaging.

Officers updated that 7 highway conditions had been added since the report had been written along with an informative regarding dropped kerbs.  A height condition had also been added in and it was confirmed that the maximum height of the buildings would be 7.9m. Conditions had been added regarding landscaping, retention of trees and protection of hedges. Condition 2 in the report had been amended and H34.90.02 Revision A had been amended to read Revision B. All additional and amended conditions are listed in the resolution below.

Members asked Officers to clarify the size of the site and they confirmed that it was 0.27 hectares.

Representations, in objection, were received from the Chair of Acomb Planning Panel. The Planning Panel welcomed development of the site but felt that the application was for too high a density of housing and of a design that was not compatible with existing properties in the area. There were also concerns regarding the potential increase in traffic and overlooking of existing properties.

Representations were also received from a local resident who spoke on behalf of himself and other local people. He said that local residents felt that the density of the development was too high and would be out of character with the properties in the surrounding area. He also expressed concerns regarding a potential increase in traffic, development within the blue line boundary, damage to established hedges, loss of light, loss of property value and size of the proposed dwellings.

Members discussed the following:

o       A sustainability statement had not yet been received from the Applicant

o       Members welcomed the fact that the proposed development was for houses and gardens

o       The fact that the Applicant owned a nearby site as well; it was noted that the Applicant may be required to provide affordable housing as part of any future proposals

o       A condition should be added regarding construction traffic management

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

1.      The development hereby permitted shall be carried out only in accordance with the following plans and other submitted details:-

H34.90.01 – Site Plan

H34.90.02 Rev B – Site Plan as Proposed

H34.90.03 – House Types

or any plans or details subsequently agreed in writing by the Local Planning Authority as an 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.

2.      Prior to the development coming into use, all areas used by vehicles shall be surfaced, sealed and positively drained within the site, in accordance with details which have been previously submitted to and approved in writing by the Local Planning Authority.

Reason: To prevent the egress of water and loose material onto the public highway.

3.      Prior to the development commencing details of the cycle parking areas, including means of enclosure, shall be submitted to and approved in writing by the Local Planning Authority. The building shall not be occupied until the cycle parking areas and means of enclosure have been provided within the site in accordance with such approved details, and these areas shall not be used for any purpose other than the parking of cycles.

Reason: To promote use of cycles thereby reducing congestion on the adjacent roads and in the interest of the amenity of neighbours.

4.      The building shall not be occupied until the areas shown on the approved plans for parking and manoeuvring of vehicles (and cycles, if shown) have been constructed and laid out in accordance with the approved plans, and thereafter such areas shall be retained solely for such purposes.

Reason: In the interests of highway safety.

5.      Prior to the development commencing full detailed drawings showing the design and materials for roads, footways and other highway areas (and which shall comply with the requirements set out in the NYCC Residential Design Guide and Specification – second edition) shall be submitted to and approved in writing by the Local Planning Authority. Such roads, footways and other highway areas shall be constructed in accordance with such approved plans prior to the occupation of any dwelling which requires access from or along that highway.

Reason: In the interests of good planning and road safety.

6.      Prior to the development commencing details of the measures to be employed to prevent the egress of mud, water and other detritus onto the public highway, and details of the measures to be employed to remove any such substance from the public highway shall be submitted to and approved in writing by the Local Planning Authority. Such measures as shall have been approved shall be employed and adhered to at all times during construction works.

Reason: To prevent the egress of water and loose material creating a hazard on the public highway.

7.      Prior to the occupation of any dwelling, all carriageways and footways fronting that dwelling and along which access is required to that dwelling , shall be kerbed, lit and surfaced to at least base course level.

Reason: To provide a safe means of access.

8.      Not later than three months after commencement of construction of the penultimate dwelling, or within two years after the laying of the base course, whichever is the sooner, the wearing course(s) of the carriageway and footway(s) along with the street lighting shall be laid out and provided in accordance with details which shall have been previously submitted to and approved in writing by the Local Planning Authority.

Reason: In the interests of the highway safety and local amenity.

9.      Notwithstanding the information contained on the approved plans, the height of the approved development shall not exceed 7.9 metres, as measured from existing ground level. 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.

10. No development shall take place until there has been submitted and approved in writing by the Local Planning Authority a detailed landscaping scheme which shall illustrate the number, species, height and position of the proposed trees, shrubs and hedging. This scheme shall be implemented within a period of six months of the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless alternatives are agreed in writing by the Local Planning Authority.

Reason: So that the Local Planning Authority may be satisfied with the variety, suitability and disposition of species within the site.

11.None of the existing hedges shall be wilfully damaged or destroyed or uprooted, felled, lopped or topped without the previous written consent of the Local Planning Authority. Any hedging removed without such consent or dying or being severely damaged or becoming seriously diseased before the end of that period shall be replaced with appropriate hedging of such size and species as may be agreed in writing with the Local Planning Authority.

Reason: The Local Planning Authority considers it important to safeguard these trees in a positive manner so as to secure their continued well being.

12.Prior to the commencement of the development hereby approved, detailed plans showing all provisions within the site to accommodate the storage of building machinery/materials and the movements of delivery/service vehicles shall be submitted for the written approval of the Local Planning Authority. Thereafter all such areas shall be retained free of all obstructions and used solely for the intended purpose.

Reason: To ensure that all delivery vehicles and plant can be accommodated within the site and to maintain the free and safe passage of highway users.

INFORMATIVE:

Prior to starting on site, consent will be required from the Highway Authority for the works proposed, under the Highways Act 1980 (unless alternatively specified under the legislation or Regulations listed below)

Adoption of Highway – Section 38

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 visual/residential amenity and highway issues. As such the proposal complies with PPS3 and Policies H4a, GP1, H5a and GP4a of the City of York Development Control Draft Local Plan.