Demand for additional housing reducing

According to sources within the York Council, the the Office for National Statistics new population projections published yesterday, may have major implications for York Local Plan assumptions.

. The new projections have substantially reduced population growth expectations.

The 2018-based population projections show growth over the next 10 years (2019-2029) is expected to be 31% lower than predicted four years ago in the 2014-based projections.

This equates to 1,270,000 persons and would have serious implications on housing need across the country.

Although of course the government decided to ignore this evidence last time around, and may do so again once these are translated into household projections.

The majority of growth (57%) over the next ten years is expected to in those aged over 75. This is an increase from 50% in the 2014-based projections. This will have implications on the type of housing being planned for as well a potential labour force deficit in the longer term.

The draft York Local Plan claims that nearly 1000 new homes a year would be needed over the next 20 years.

The figure is an exaggeration.

It increasingly looks like the figures agreed for the 2011 draft of the Local Plan (575 additional homes a year) were spot on.

In the meantime green spaces are being developed unnecessarily. There is plenty of brownfield land available to satisfy demand

Shocking that the Council hasn’t realised that its house building programme should concentrate on providing flats and bungalows aimed at older people.

Lowfields playing field has been wrecked

In turn this would have freed up larger homes for families.

Sadly its probably too late now to be of any help on sites like Lowfields which is an ideal site for older residents being within walking distance of good local amenities. .

The new figures may also explain why some sites that are ready for development – for example the land adjacent to the Barbican – continue to be derelict.

The public examination of the draft York Plan starts in a few days time.

More delays at Lowfield as “Yorspace” scheme struggles to find investors

Looks like there will be more delays on the Lowfield project as the communal housing section of the scheme has failed to attract sufficient investors.

It could mean the project will take even longer to complete.

It is not clear whether the Council and Yorspace have exchanged contracts for the sale (at a discount value) of the land in question.

The Councils track record on asset use is being increasingly criticised on social media with a deals for the sale of Willow House and 29 Castlegate (both empty for over 3 years) still not concluded

The Oakhaven building in Acomb is also still unused.

Given the claims made by Council leaders about addressing housing need urgently, the dithering on these projects is difficult to justify.

The Council is providing little useful update information on their Lowfields overall development timetable.

. Westfield Ward Councillors have been asked to “call in” the proposal which would see the perimeter railings removed. The local Lowfields Action Group say they have had no response to their enquiries about the plan.

Self build plots on market at Lowfields

The UK’s first-ever council-led development of custom-build plots with some specifically designated for first time buyers, will welcome bids from buyers from 1 November.

The six custom-build plots are part of a larger mixed-use development of 140 new homes at Lowfield Green by City of York Council.

The development is controversial as it has seen a valued green open space – used for sporting activities – built on. Residents – who formed their own action group to oppose the plans – are also concerned about delays in the overall development timetable.

Two of the plots have been restricted for first time buyers only, as they offer a more affordable option, and are designed to help people on to the property ladder. This supports the council’s pledge to offer a breadth of options to a range of lower-income households and is in addition to shared ownership of homes from the open market as well as council-owned homes. 40% of all the homes at Lowfield Green will be affordable and Homes England helped fund work done to prepare the site for development.

Custom-build plots are serviced with all required utilities – electricity, water and telephone cable – as well as with road access to enable buyers to get on site. With outline planning permission already secured, construction can begin immediately after detailed planning has been granted.

All plots are large enough for a detached home of between three and five bedrooms with an integrated garage if needed. They also benefit from south-facing back gardens and uninterrupted views of the new village green to the front. This former secondary school site has been sensitively master planned around a new green open space to contribute towards creating an attractive new place to live in the city.

To support this innovative self-build project, City of York Council has engaged Custom Build Homes – the UK’s leading enabler of custom build housing – to deliver aspects of the development process including; consultancy, pre-agreed mortgage lending as well as leading the sales and marketing for the site.

Bidding for all 6 plots opens on 1 November and all bids need to be in for 29 November. Prospective purchasers will have the opportunity to view the plots, with the first viewings to be arranged by appointment only, on the morning of Saturday 9 November. All bids will be assessed and, if no suitable applications have been received by first time buyers, the allocated plots may be offered to other applicants. More detail is available by visiting lowfieldgreen.custombuildhomes.co.uk

All serviced plots can be seen and bid for at lowfieldgreen.custombuildhomes.co.uk or email lowfieldgreen@custombuildhomes.co.uk for more information.

York’s Local Plan – public hearings to take place from December

A framework to guide and promote development, and to protect the quality of city’s unique historic, natural and built environment will take a step forward from December.

Appointed planning inspectors will undertake an independent examination of York’s Local Plan, which will commence with initial hearing sessions at York Racecourse, from Tuesday 10 December from 10am.

More information about the hearings including a detailed timetable for the sessions is available to view at: www.york.gov.uk/localplanexamination

The Local Plan sets strategic priorities for the whole city and forms the basis for planning decisions; it must be reviewed at regular intervals to be kept up to date.

Cllr Keith Aspden, Leader of the Council, said: “The draft Local Plan is one of the most significant strategic documents for our city, as it will determine how York develops over the next 20 years.

“We have been working hard to progress York’s Local Plan and I welcome these public hearings in taking this next step towards adopting a Local Plan for York.

“We remain determined to secure a Local Plan for York that delivers more homes and economic space, whilst protecting the unique character of the city.”

A number of informal debates (hearing sessions) will take place on the principal matters identified by the inspectors.

The initial hearing sessions will cover key matters such as legal compliance, housing need and the York Green Belt.

Participants will be on an invitation basis only, but the hearings themselves are open to members of the public to attend.

The inspectors will take into account the comments submitted to-date, as far as they relate to soundness considerations such as whether the plan is justified, effective and consistent with national policy.

Following the closure of the hearings, the inspectors will prepare a report to the council with precise recommendations, these recommendations may include modifications to the plan.

All other aspects of the plan will be examined by the inspectors during the subsequent hearing sessions, which could take place early next year.

All correspondence with the planning inspectors is available to view at: www.york.gov.uk/localplanexamination

Latest planning application for the Westfield Ward

Below is the latest planning application received by the York Council for the Westfield ward.

Full details can be found by clicking the application reference

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Hob Moor Community Primary School Green Lane Acomb York YO24 4PS

Proposal Conditions 8, 10 and 11 of 18/01475/GRG3

Reference AOD/19/00347

NB. An archaeological survey. Mainly relates to Ridge and Furrow farming methods in the area

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Representations can be made in favour of, or in objection to, any application via the Planning on line web site. http://planningaccess.york.gov.uk/online-applications/

NB. The Council now no longer routinely consults neighbours by letter when an application is received

Large development on York Green Belt agreed

Homes to be built on former Civil Service Sports Ground

Miller Homes have won a planning appeal which will see 266 homes built on Green Belt land. The site lies between Millfield Lane and Boroughbridge Road. 30% of the homes to be built will be classified as “affordable”

The results of the planning appeal went against the views of local conservationists . Consequently a key greenfield site will be lost following the ruling by the planning inspector.

The decision will effectively sever the green wedge which currently separates the City from Poppleton.

The York Council did not resist the appeal which was made against “non determination”. The application had been outstanding since 2014

Objectors had hoped to put their case to the inspectors who will be looking at the Councils draft Local Plan over the next few weeks.

The inspector concluded that there would be a “considerable loss of openness if the proposal was agreed”.

The decision – taken with the plan to develop the former school and sugar factory sites on Boroughbridge Road – will have a major impact on transport in the area.

Hopes that more land would be allocated for open space and a park have received a major setback.

The Inspector concluded “that very special circumstances exist to justify inappropriate development in the Green Belt”.

It is unclear how the costs of the inquiry will be met.

Local Plan inquiry dates set. Askham Bog appeal imminent

A planning appeal into the York Council’s refusal to allow a development near Askham Bog will start on 12th November.

The potential developers (Barwood Land) refused to wait for the results of the public hearing into the York Local Plan (which protects the area near Moor Lane in Dringhouses from development). Instead they have pressed ahead with their planning application.

The Local Plan Inspectors are now preparing for the first stage of hearings, which will address legal compliance including the Duty to Co-operate, Housing Need and Green Belt. Provisional dates have been agreed with the Inspectors for these initial hearings to be held on selected days over a two week period, commencing on Monday 9 December 2019 at York Racecourse.

The Inspectors will shortly be issuing the Council with their Matters, Issues and Questions (MIQs) which will be published on the examination library (link above) along with the Council’s response to these questions. The Inspectors will also produce a hearing timetable giving more detail on the hearing sessions including the schedule for each day.

Representors (all those who commented on the Plan during the Regulation 19 Publication consultation and the Proposed Modifications Consultation) will be given the required formal notice (6 weeks) when the dates and venue have been finalised.

We will also update the examination library with these dates and will issue a press release with details of the dates and venue and where to find more information.

Latest planning applications for the Westfield Ward

Below are the latest planning applications received by the York Council for the Westfield ward.

Full details can be found by clicking the application reference

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Rivington House 3 Ridgeway York YO26 5DA

Single storey side extension to extend existing garage to front

Ref. No: 19/02086/FUL

——

24 Kir Crescent York YO24 3DF

Conditions 3 and 6 of 17/01440/FUL

Ref. No: AOD/19/00335

——-

Hop And Glory Ltd 43 Front Street York YO24 3BR

Change of use of retail unit (Use Class A1) to cafe (Use Class A3) with associated works

Ref. No: 19/02075/FUL

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63 Beaconsfield Street York YO24 4NB

Erection of single storey extension extending 4.464 metres beyond the rear wall of the original house, with a height to the eaves of 2.5 metres and a total height of 3.5 metres.

Ref. No: 19/01707/LHE

——

Former Lowfield School Dijon Avenue York

Conditions 4, 15, 17, 18, 22 and 29 of 17/02428/FULM

Ref. No: AOD/19/00334

These applications refer mainly to Health and Safety plans. In addition they indicate the phasing of the development, location of site compound/car parking and proposed access routes. (see drawings below)

——–

Representations can be made in favour of, or in objection to, any application via the Planning on line web site. http://planningaccess.york.gov.uk/online-applications/

NB. The Council now no longer routinely consults neighbours by letter when an application is received

Residents anger over Council plan to remove security railings

Local residents in Lowfields are objecting to plans to remove the railings which protect their garden boundaries.

The plan by the Council to replace the railings was first revleaed on tyhis site at the weekend.

According to their Facebook site, the Lowfields Residents Action Group is leading a campaign to get the Council to consult neighbours on their plans.

Their main concerns are about the appearance of a new fence, its impact on the natural environment, damage to existing landscaping and the money which would be wasted if the existing railings – which are in good condition – were junked.

Separately the Council has announced today that it will commence construction work on the site in two weeks time.

It is writing to residents telling them about a consultation meeting which is taking place next week and which will involve the Wates building contractors

The Residents Group has responded saying, “We think this is pretty short notice for a consultation event.

The letter includes an evasive reference to “Yorspace” who we understand are still struggling to find funding for their communal living site.

It also pointedly doesn’t admit that the Council have failed to find a developer for their proposed elderly persons care home.

Nothing more either, on the public buildings (Health Centre and Police station) which seem less and less likely now to happen.

This means that there is no chance of building work on the whole site being finished within 2 years”.

Planning application for new St George’s Field car park submitted.

Plans for the new St George’s Field multi-storey car park and coach park have been submitted and are available for viewing and comments as part of the next steps in the Castle Gateway project.

The submission of the planning application for St George’s Field is a major milestone in the delivery of the regeneration of the Castle Gateway. Once complete, the new car park will allow for the permanent closure of Castle Car Park, to create an expanse of new high quality public space for the city.

The relocation of the car parking would also remove a significant number of car journeys from inside the inner ring road, helping residents and visitors get around more sustainably in this part of city.

The planning application has been developed through a range of in depth public engagement events that took place throughout the spring and summer to explore the design options for the multi-storey car park and public spaces..

The new, modern four-storey car park would provide 372 large car parking spaces over 5 levels, with the fifth level of parking situated on the roof. 15 % of the parking spaces will be for electric vehicle charging with the ability to increase these as demand grows.

City of York Council have worked closely with the Environment Agency and Historic England, to ensure the proposed plans have minimal impact on the functioning floodplain and surrounding heritage, creating high quality architectural design. Vehicle and pedestrian access at first floor level of the car park means it would continue to be in use even when the River Ouse is in flood.

After the planning application has been validated by the council’s planning team in the coming days, it will be available to view at www.york.gov.uk/planning under reference number 19/02063/FULM

Further information can be found on the My Castle Gateway project at www.york.gov.uk/CastleGateway

The new car park would be funded through a new residential development on the site of the now demolished Castle Mills Car Park. As part of the plans a new public bridge spanning the River Foss would connect Piccadilly and the rear of the Castle Museum, opening up a planned cycle and pedestrian route along the river into town.

The planning application for the residential development on the site of the Castle Mills building, providing new riverside apartments for sale, council housing and a pedestrian/cycle bridge across the Foss can be expected later in October.

Councillor Nigel Ayre, executive member for finance and performance, said:

“The planning application for St George’s Field Car Park marks a key stage in the Castle Gateway regeneration. The Castle Gateway area offers a great opportunity to put family-friendly public spaces, better transport links and places for York businesses at the heart of the city.

“The design of St George’s Field car park is built on extensive public engagement, bringing together the diverse range of opinions on an important part of our city. The application is now open for comments, so please take a look and participate in this important process.”

The proposed building includes living walls, a feature external staircase, and solar panels. New government regulations that have been introduced since the plans were last shared with the public have restricted the use of timber cladding on car parks, so the plans propose an alternative natural and sustainable material to achieve the same effect alongside the green ‘living’ wall.

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