……..as Spark finally submit proposals for cladding their shipping container village
City of York Council has received notification from the Planning Inspectorate that the applicant for the Moor Lane planning application (18/02687/OUTM) has appealed the Council’s decision to refuse the outline permission for up to 516 residential units.
The Planning Inspectorate has notified the Council
that the Inquiry will start on 12th November 2019 and it is anticipated that
the Inquiry will sit for 12 days.
The Council will send notification of the appeal to
any person who was notified or consulted about the application and any other
interested persons who made representations.
If however the representation was part of a
petition, each individual on the petition will not be notified by the Council.
Separately the Spark container village people have finallysubmitted details of their plans to provide cladding on the development frontage.
They say, “We propose to attach to this frame a secondary timber structural frame which will be over clad with treated softwood or Siberian Larch battens of 50mm width running vertically with a 50mm gap forming a continuous wrap and palisade along the external boundary. The timber cladding will be overplanted with Clematis growing from planters situated at first floor level”.
The development reaches the end of its 3 year lease next
June. We doubt very much whether even fast growing clematis will make much difference
to its appearance during the intervening months.
NB. The Council has so far failed to say how much “profit
share” they enjoyed from the Spark lease last year.
City of York Council has today published a draft masterplan for the Bootham Park Hospital site, following the public consultation which took place last year.
The masterplan, developed jointly between the York Council and the York teaching Hospital NHS Trust, proposes “a viable option for the development of the site, one that meets the needs of York residents by providing care accommodation, public open space, key worker housing and more”.
The key features of the plan include.
A Nursing home included on YTHT land (part of former nurse’s accommodation site).
Residential development aimed at the senior living market to the east of the chapel.
Child care nursery located on northern edge of YTHT land – directly accessible to the York Hospital site
The main former hospital building to be converted to extra care apartments (potentially incorporating step down care linked to York Hospital). Unlisted elements to be removed and a new block built to the north east in order to provide a viable number of units.
Unlisted and some grade 2 listed elements to the west removed in order to accommodate a Medical Training and Research Centre of Excellence with associated Key Worker Accommodation (medical staff).
A linear ‘’atrium’’ provides a main access and control point but also visually separates the form of old and new elements.
Landscaped area to the north redesigned to provide a semi private garden and courtyard space in the centre of the listed building group reinstated as landscape open space.
Unlisted cottages off driveway entrance from Bootham removed and replaced with apartments.
Existing listed gatehouse reinstated as residential accommodation.
Potential café/pavilion proposed adjacent to reopened pedestrian access off Bootham.
The plan involves building on the Union Terrace car park. The coach park would be retained with a multi storey car park, constructed above it,containing 250 spaces. It is claimed that this change will improve access to the hospital site from the south and provide a better “gateway” appearance for a key route into the City centre.
The Council says, “York residents will now be invited to contribute further to the development of the masterplan, by giving their views on the proposals so far.
The Bootham Park Masterplan Consultation will launch in September 2019″.
NB. NHS Property Services have recently engaged in a failed commercial sale and continue to re-market the site.
A copy of the draft masterplan can be downloaded by clicking this link
Local Government Association (LGA) report says the house-building rate in York is comparable to rest of the country.
The net new supply in York increased the existing housing stock by 1.5% during 2017/18.
This is much higher than the England average of 0.9%, suggesting the level of local supply is unlikely to be an issue. The Government’s national target of 300,000 homes per year is equivalent to 1.3%.
Population growth in York is set to average 686 people per
year from 2020 to 2041, with projected average annual household growth of 430
households over the same period. This is significantly lower that the Council
is forecasting in its draft Local Plan
According to the report, which was published this week, the average house price in York in 2018 was £254,000. The median ratio of house prices to local earnings is 8.8. This is higher than the England average of 8.0, suggesting high house prices are likely to be an issue for some
Private rents in York in the 12 months to September 2018 ranged from £565 per month for a lower quartile one bed to £2,058 for an upper quartile four (or more) bed property. The overall median private rent was £745, which is approximately the same as the England average of £690, suggesting that high private rents may also be an issue.
House prices in York in December 2018 are higher than their 2007/08 peak by 25.4%, compared with England at +27.3%.
Employment in York improved from 75.3% in 2014/15 to 78.7% in 2017/18; unemployment changed from 3.6% to 3.1%; and economic inactivity changed from 21.7% to 19.4%.
Gross domestic household income in York was £18,070 per
person per year in 2016, compared with £14,133 in 2006. By comparison the
figure for England changed from £15,349 to £19,878 over the same period.
The overall population in York changed by +0.6% due to migration in the 12 months to June 2017: +0.2% from domestic sources and +0.4% from international.
By age, the largest single contribution to growth was from 19-year olds.
The average life expectancy for people born in 2015-17 in York is 80.2 years for men and 83.5 years for women.
The equivalent national figures are 79.6 and 83.1 respectively.
The report confirms that second home ownership, empty homes
and inward migration numbers are not significant issues for the City compared to
the rest of the country.
Following the recent decision by the Secretary of State not to call in the planning decision for York Central , City of York Council says it will “now continue to maintain momentum across the York Central site with the decision to release the next tranche of funding for the project”.
“The Council will now engage with its construction partner in finalising the design work for the enabling infrastructure; this includes the access road bridge and spine road through the site, a pedestrian bridge on Water End and a rail link to the NRM”.
There is no mention of addressing the “elephant in the room”. That is the major outstanding issue. – cycle/pedestrian movement from Leeman Road to the riverside and the City centre
The early plan showed a shared cycle track still using the (appalling) Marble Arch tunnel (which still has no waterproof membrane). Vehicle movements would be traffic light controlled, with public transport one of the main victims
This simply won’t do.
The Council needs to find an alternative route possibly via a new tunnel built to modern standards which provides access to the green spaces next to the river while also providing a traffic free cycle link to the City centre and beyond.
Te Council must address this issue in its imminent submission of a Reserved Matters planning application to open up the site.
The planning application will be funded partly by Homes England and partly from the York Central Capital budget agreed by Council in November 2018.
A report to the Councils Executive next week also sets out what opportunities can be taken, moving forward, to maximise the benefits of the York Central site; including a greater proportion of affordable homes, higher sustainable build standards, inclusion of York Central in the Clean Air Zone and an option to build a new bus lane ahead of schedule.
A report, published today, sets out the key benefits already secured, including:
· extensive pedestrian and cycle route provision into and through the site
· 20% of homes available at affordable rates,
· the highest sustainable design standards , and
· around £15m developer contributions to improve transport infrastructure to encourage more bus passengers, cyclists and pedestrians.
The report outlines that the council, while waiting for government decisions on planning and funding, will work with the York Central partnership to explore other measures to amplify these benefits.
For housing, this could mean a greater proportion of affordable homes, higher sustainable build standards and community self-build in early phases of the development.
To improve the environmental impact, the council could require sustainable energy generation on site, include York Central in the bus Clean Air Zone, increase the number of electric charging points and build a new bus lane ahead of schedule to increase more journeys by sustainable transport.
The report highlights the delays to the programme due to the referral of the planning decision to the Secretary of State, and the decision over an application for £77.1m to the government’s Housing Infrastructure Fund. The report asks the council to allocate £750,000 to fund early contractor involvement to finalise a planning application for the bridge and spine road which will allow access to the site from Water End.
The York Central Partnership (YCP) members, Homes England, Network Rail, The Railway Museum and City of York Council, have been working collaboratively for the past four years to develop proposals and assemble a £155m funding package for infrastructure works to unlock the brownfield land. City of York’s Council has played a key role in providing significant funding streams to help deliver the project and fund the enabling access and infrastructure works.
The approved outline planning application includes proposals to build 2,500 homes, 20 per cent of which will be affordable, and a commercial quarter creating up to 6,500 jobs adding a £1.16 billion boost to the economy.
The Executive meeting takes place on 18th July. The York Central report can be found byclicking here.
Display of 1 no. internally halo
illuminated fascia sign to the west elevation , 1 no. internally halo
illuminated logo sign to the north elevation, 4 no. non-illuminated banner
display units to the north elevation , and other associated signage.