Agenda item

Proposed conversion of redundant agricultural buildings to 3 No. domestic dwellings (re-submission) [Heslington Ward].

Members considered a full application, submitted by Mr Brown, for the proposed conversion of redundant agricultural buildings  to 3 No. domestic dwellings (resubmission).

Officers updated that conditions 3, 6 and 20 in the report and had been amended. An e-mail had been received from Mr Morgan at Mo Mo Architecture (agents for the applicant) which answered some of the questions that had been raised at the site visit the previous day.  The e-mail confirmed that:

• The Barn A site area was 1605 sq.m, the extension was 187 sq.m.
• The windows to the North east elevation of Barn A have always been open
• With regard to materials, these will be clay pantiles and reclaimed brickwork to approval and to match in with the existing structures.
• Pedestrian access will be allowed to the garden area to the north of Barn B, for the purpose of maintenance and repair, and removal of garden waste, an additional bin will be provided.
• Effort will be made to retain the plum tree to the garden of Barn D

An e-mail had also been received from a local resident in objection to the proposed development.  The e-mail raised concerns regarding the Garden Plot being overdeveloped, possible use of the new accommodation to house students, overlooking from rear windows, sealing of the upper door at the rear of the property and the pitch of the roof of Barn A.

Representations were received from the agent to the applicant who clarified the points listed in his e-mail (as set out above). Members asked him whether he had submitted a sustainability statement and he replied that he had not yet been asked for one. Members requested that the officers address the sustainability concerns directly with the applicant and his agent.

Members discussed the existing door on the upper floor of Barn A and agreed that it should not be blocked off as it was a feature of the building. They agreed that it was an excellent and high quality development of what was a derelict site. Some Members felt that there should be more provision for recycling, more garden space and railings on the steps leading from the upper door. Members agreed that sustainability was very important and requested that a sustainability statement be provided.

RESOLVED:             That the application be approved subject to the conditions listed in the report and the following amended conditions:

1.      [Amended condition 3 to read as follows with amendments in italics] – 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, B, C, D, E, F and H 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.

2.      [Amended condition 6 to read as follows with amendments in italics] – Large scale details of the items listed below shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development and the works shall be carried out in accordance with the approved details.

New windows and doors, including openings, lintols, cills and reveals; rooflights (which should be conservation style design of a dark finish); eaves and verges; vent details, including method of blocking up; and junctions of new extensions/additions to existing buildings, including method of attachment.

Reason: So that the Local Planning Authority may be satisfied with these details in the interests of preserving the character and appearance of the buildings and the conservation area.

3.      [Amended condition 20 to read as follows with amendments in italics] – The first floor windows in the east facing elevation of the building referred to as Barn A on the approved drawings, shall be fitted with obscure/opaque glazing and shall remain as such at all times. No other openings shall be created in the east facing elevation of the existing barn or its extension at any time nor in the south facing elevation of the building referred to as Barn D.

Reason: In the interests of residential amenity.

4.       The development shall be completed in accordance with the requirements of code level 3 of The Code for Sustainable Homes (DCLG) March 2007. This shall be demonstrated to the satisfaction of the local planning authority.

Reason:  To ensure that the development accords with the criteria of Policy GP4a of the City of York Local Plan 2005.

REASON:                  That the proposal, subject to the conditions listed above and those detailed in the report, would not cause undue harm to interests of acknowledged importance, with particular reference to Green Belt, impact on the Conservation area, impact on amenity, impact on ecology, impact on archaeology. As such the proposal complies with Policies GB1, GB2, GP1, GP4A, GP10, NE1, HE2, HE3, HE10, H3C, H4A, H5A and LIC of the City of York Local Plan Deposit Draft.