Agenda item

This application seeks permission for one dwelling house. [Rural West York Ward]

[4.50 pm Cllr Melly re-joined the meeting.]

Members considered a full application at the Lord Nelson, 9 Main Street, Nether Poppleton, York ,YO26 6HS for the erection of 1no. dwelling.

The Head of Planning and Development gave a presentation on the application and responded to questions from Members on the plans.  She confirmed that there would be two houses on the site, the plans for the first house remained unchanged.

Public Speakers

Richard Harper spoke in objection to the application, he stated that the original objections, such as the height of the proposed development, remained the same, and that the additional housing would not assist the local economy.  He also questioned the recent removal of trees and shrubs.

Paul Harper also spoke in objection to the application, he stated that the location was not a brownfield site and that the two storey development was unduly prominent that would impact on the heritage area.  He considered that there had been breaches of the planning conditions.

In response to questions from Members he clarified his concerns regarding permitted development rights.  Members noted that this had been covered in condition 14 of the report pack.

Cllr Hook spoke in objection to the application on behalf of residents as the ward councillor.  She raised concerns regarding the loss of a community view and highlighted a lack of parking for the customers of the pub.

In response to questions from Members, Cllr Hook stated that the development would not specifically affect traffic. She also said that the second storey was in conflict with the Poppleton neighbourhood plan and the very high elevation would dominate the landscape. The nearby listed buildings were given as an example of the key features and characteristics of the conservation area.

Martin Walker, the applicant, spoke in support of the application.  He explained that the footprint had been reduced and that the building would sit behind a two storey building that had already been approved.  He also informed Members that no objections to the plans had been raised by Conservation Officers.

In response to questions from Members it was reported that:

·        the trees in a conservation area were offered a level of protection which was covered by condition 11.

·        When the planning balance had been considered, the level of harm was insufficient to recommend refusal.

Following debate, Cllr Galvin moved the officer recommendation to approve the application.  This was seconded by Cllr D’Agorne.   With seven votes in favour of the motion and two against, (Cllr Fisher requested that his vote against the motion was formally recorded) it was:

Resolved:            That the application be approved.

Reason:              The proposal would result in less than substantial harm to designated heritage assets in terms of loss of the site’s openness. The level of harm would be at the lower end of the spectrum of less than substantial harm.  In accordance with the statutory duties, considerable importance and weight is attached to this harm. Applying the balancing exercise set out in the NPPF, this harm is outweighed by the public benefit of providing additional housing in a sustainable location.  The recent appeal decision to approve residential development on this site is a material consideration that carries significant weight when determining this application. On this basis, and given the extant permission for existing two storey development towards the front of the site, the proposals are considered acceptable in relation to the character and appearance of the conservation area, the setting of the listed building, Poppleton House, residential amenity and climate change.  They comply with the NPPF, the Upper Poppleton and Nether Poppleton Neighbourhood Plan, Policy D1 (Placemaking), D2 (Landscape and Setting), D4 (Conservation Areas), D5 (Listed Buildings), CC1 (Renewable and Low Carbon Energy) and CC2 (Sustainable Design and Construction) of the Publication Draft City of York Local Plan 2018.