Agenda item

Erection of 6 no. two storey dwellings [Heworth Ward] [Site Visit].

Members considered a full application, submitted by Yorkshire Housing, for the erection of 6 no. two storey dwellings.

Officers reported receipt of additional information:

• Sustainability statement in relation to the site, circulated at the meeting;
• Letter from a neighbour in respect of the siting of properties on the site and requesting that all garden areas should be made good;
• Condition 8 should be amended to include bin storage;
• It had been suggested that Condition 4 relating to landscaping be amended by the removal of the words “within a period of five year years from the completion of the development” following the words ”Any trees or plants”.

Representations in support of the application were received from the applicant’s agent who confirmed that this scheme was a partnership between the authority and Yorkshire Housing to provide 100% affordable homes. He confirmed that a number of meetings had been held with residents, which had led to a number of amendments being made to the scheme. He stated that no windows were proposed in the gables to prevent overlooking and that the development would not be overbearing being no more than two storey. Cycle storage would be provided separately on the northern boundary.

Members questioned security of the bin store in relation to vandalism and graffiti. The applicant’s representative confirmed that any problems, which arose, would be dealt with by the Housing Association.

The Local Member confirmed that she had requested consideration of this application by the Sub-Committee as objections had been raised by residents at the sale of the site last year by the authority. She stated that local residents were unhappy at the loss of their community garden, as this area had been used as a residents drying area and as an amenity space. Following development the area remaining would only be sufficient for a drying area. She also referred to anti social behaviour problems and a request by residents for improved security with gates being erected at three locations.

The Chair referred to the positioning of the requested gates in particular that two were suggested on land outside the site boundary. Officers confirmed that this land was within the Councils ownership and that this work could be undertaken in liaison with residents and the Local Member.

Members confirmed that they welcomed the provision of additional affordable housing and that, subject to amendments, regarding the provision of security gates, details of bin/cycle storage, amendments to the landscaping condition and reference to rainwater harvesting and permeable hard standings to a number of plots they supported the application.

RESOLVED:             That the application be approved subject to the conditions listed in the report and subject to the following amended conditions and informatives: ^1.

Amended Conditions:

               3.                  Notwithstanding the boundary treatment details submitted with the application, the development shall not commence until details of all security gates and means of enclosure to the site boundaries have been submitted to and approved in writing by the Local Planning Authority.  The development shall not be occupied until the approved scheme has been complete.

                4.                 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 trees and shrubs to be provided within the site, including replacement tree planting for the trees which are to be removed as part of the scheme.  This scheme shall be implemented within a period of six months of the completion of the development.  Any trees or plants which 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.

                 8.                Notwithstanding the details on the approved plan, prior to development commencing details of the cycle parking areas and bin storage areas, including means of enclosure, shall be submitted to and approved in writing by the Local Planning Authority. The buildings shall not be occupied until the cycle parking areas and bin storage areas together with their 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.

               14.                Development shall not commence until a scheme for the provision and implementation of a surface water run-off limitation has been submitted to and approved in writing by the Local Planning Authority.  The scheme shall include provision of a permeable surface on the private driveway serving plots 5 & 6.  The development shall not be brought into use until the approved scheme has been implemented.

                                     Amended Informative:

   5.                  It is pointed out that surface water drainage in this area is extremely sensitive. The Environment Agency have stated that there should be no increase in surface water run-off into South Beck, whilst Yorkshire Water have indicated that the local public sewer network does not have capacity to accept any discharge of surface water from the site. Sustainable Drainage Systems (SUDS), for example the use of soakaways / permeable hardstanding / rain harvesting, may be a suitable alternative solution for surface water disposal in this situation. Attention is drawn to conditions 14 - 17 inclusive on this Decision Notice referring to drainage.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               

REASON:                  In the opinion of the Local Planning Authority the proposal, subject to the conditions listed, would not cause undue harm to interests of acknowledged importance, with particular reference to the principle of residential development, highway safety, residential amenity and flood risk. As such the proposal complies with Policies GP1, GP4a, H4a, H5a and L1c of the City of York Draft Local Plan.