Council misled Lowfield residents

Two virtually identical planning applications were dealt with by Council officials last week.

Both concerned details of the current development taking place at Lowfield.

Both related to “alterations to bedrooms, house types, elevations, roof mounted PV, masterplan revisions, finished floor levels and boundary treatments”

*2019 proposal was withdrawn on Tuesday. The 2021 proposal was approved on Wednesday*

The second application additionally extended the permitted hours of working to include Saturday afternoons.

The first application (originally submitted in 2019) was withdrawn on Tuesday.

On Wednesday the new application was approved by officials using delegated powers.

The applications had been described as “non material amendments”. Given that the applicant, and the planning authority, were both the York Council, this give rise to claims of unfairness.

It is unlikely that affected neighbours understood what was going on behind closed doors.

Apart from the Saturday working proposal, the biggest concern relates to the the boundary fencing arrangement. Most residents had originally expected that the existing railings – which are in good condition and date from the time that the site was a school – would be retained.

The Council then proposed to remove the railings and substitute a close boarded fence.

Many neighbours feared that the removal of the railings would damage their adjacent gardens.

*Rubbish accumulates between different fence layers*

The latest plan involves the retention of the railings with a close boarded fence also being erected on the development side.

Double (or triple) fencing has not been a success elsewhere.

Maintenance is difficult.

Close boarded fences are an obstacle for wildlife.

They also squander the opportunity to use natural hedging which has environmental benefits.

The double fencing idea is, of course, also more expensive. Those facing a £295,000 bill for a three bedroomed semi might well have preferred the option to have a discount (and a boundary hedge).

Sadly this is another example of poor public relations on a controversial development which is now hopelessly behind schedule.

The damage to roads and verges in the existing Lowfield area is appalling while the noise nuisance now seem likely to extend into more of the weekend.

The issues are known to local Councillors.

The Lowfields Facebook page can be accessed by clicking here

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.

—-

12 Beaconsfield Street York YO24 4ND

Erection of single storey extension extending 3.19 metres beyond the rear wall of the original house, with a height to the eaves of 2.7 metres and a total height of 3.66 metres

Ref. No: 21/00234/LHE

—

Christines Nail And Beauty 21 Front Street York YO24 3BW

Three storey rear extension to 21 Front Street to create 1 no. dwelling.

Ref. No: 20/02155/LBC

Christines Nail And Beauty 21 Front Street York YO24 3BW

Three storey rear extension to 21 Front Street to create 1 no. dwelling.

Ref. No: 20/02154/FUL

The above two applications concern a proposal to extend a Grade 2 listed building.

A small cottage would be added.

Planning permission had previously been given for an extension but was never implemented.

There may be an element of controversy as the application would involve felling several mature trees.

—

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

NB. The Council does not routinely consult neighbours by letter when an application is received

York Council’s Green Belt submission

City of York Council has submitted more information about the definition of the city’s green belt to the Planning Inspector examining the local plan.

The council submitted the explanation of how it defines the outer boundary of the green belt, with explanations of other green belt boundaries set to follow. Officers also issued the timetable to deliver all the remaining additional information requested by Government inspectors by the end of April.

Having received the bulk of this information in December and January, inspectors have previously indicated that the examination is likely to progress to online consultation over the new information, followed by further hearing sessions, most likely to be held in summer at the earliest.

The council has published the submitted evidence on its key decisions page, which will be added to the latest correspondence on the examinations webpage www.york.gov.uk/localplanexamination shortly.

The Romans are leaving

The Councils planning committee have rejected plans to establish a Roman visitor attraction on the lower floor of a block of flats on Rougier Street. The building would have replaced the (rather less than iconic) “Northern House” 60’s office block.

Opponents of the scheme cited the building’s size and the lack of affordable housing units to justify their decision.

The developers now have the options of appealing against the decision, submitting fresh plans or walking away from the City.

Does high density development have a post pandemic future?

Developers have submitted their final proposals for building on the remaining plot on Hungate.

The latest planning application would see an increase in the number of flats proposed from 169 to 226. No on-site parking will be provided. There will be some ground floor retail units.

The announcement comes hard on the heels of a planning application which would see 211 apartments constructed on Rougier Street.

While a lot of people will be pleased to see the Hungate development – which started over 10 years ago – completed, there will be some scepticism about the number of apartments being provided on a relatively small site.

The lockdown restrictions have highlighted the need for access to safe open space. Unfortunately land values – established during a very different economic climate – make the provision of the alternative to flats – terraced homes with private gardens – financially challenging.

Barbican Road development site

This may be why the City center’s worst eyesore continues to lie empty and abused.

The site at the junction of Barbican Road and Paragon Street has been derelict for more than a decade. Originally intended for use as a student block, it has failed to attract serious developer interest.

Now it provides an embarrassing backdrop to the historic City Walls.

Perimeter hoardings now covered in graffiti.

Directly opposite – on the other side of the Walls – is the Willow House former elderly persons home which has been unused for over 4 years. The Council has still not responded to calls for the building to be used as temporary accommodation for the homeless.

The York Council itself is planning to build hundreds of apartments on the York Central site as well as at Castle Mills.

The next year will tell us how many people want to occupy small flats in high density city centre developments.

Post pandemic, we suspect that the option might be losing some of its appeal.

Lowfields virtual tour

The Council has issued a media release saying that prospective house buyers at the Lowfields development can now take a “virtual tour”

The Council has not commented on the more controversial elements lf the development including the impact that the buildings works are having on neighbouring properties and roads.

Nor has any information been released on when work will start on the the promised community facilities or about the future of the “communal housing” plot, which is located in the south east corner of the site.

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.

—-

101 Askham Lane York YO24 3HD

Conservatory to side

Ref. No: 21/00277/FUL

—-

107A Bellhouse Way York YO24 3LW

Change of use from dwellinghouse (use class C3) to flexible use dwellinghouse and house in multiple occupation (use classes C3 and C4)

Ref. No: 21/00185/FUL

—

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

NB. The Council does not routinely consult neighbours by letter when an application is received

Millennium Green improvements in next phase of York Central

A map shows the marked areas where benches and decking will be installed as part of the next phase of the York Central development. — *The next phase of York Central plans*

Millennium Green will receive the first in a series of major improvements as part of the York Central infrastructure works starting on site next week.

Clearance works started last month across the 42 hectare brownfield site, which will provide up to 2500 new homes; up to 6500 jobs as well as vastly improved visitor access experience at the National Railway Museum.

City of York Council and contractors, John Sisk and Son, are delivering letters to neighbouring residents giving full details of the latest works on both Millennium Green and adjacent to Bishopfields Drive. The works include:

Millennium Green

Clearing vegetation and a small number of trees
Improving around 300m of footpath
A new timber viewing platform and renewal works on the pond
3 new benches
Improvements to the southern culvert wall and footpath including replacements steps, and handrail
New fence along the eastern boundary
Temporary fencing and flooring to protect the Millennium Green oak and mosaic throughout the works

Land adjacent to Bishopfields Drive

Removing a small area of treeline essential to allow the infrastructure works, while protecting remaining trees from the works.

The Millennium Green’s lease included a ‘take-back’ option for a small area of land in the north wet to allow the York Central regeneration.

Following consultation with local residents in 2018, the Trust agreed a package which includes a license to use some land during construction, the landscaping of this land when the access road is finished, the provision of alternative land to replace the area taken back and a payment of £375,000 to the Trust to secure its future and fund an ongoing maintenance programme.

Cllr Keith Aspden, Leader of City of York Council, said:

York Central remains one of the most important and attractive regeneration sites in the country and is an opportunity that many other towns and cities in the UK would envy.

“At the same time as making progress to provide the jobs and houses the city needs, we want to protect and enhance our city’s green spaces. Trees are only being removed where absolutely essential, and will be more than replaced by the 300 mature trees planted during the next phases of infrastructure works. York Central will also include the largest park in the city for 100 years and areas to encourage biodiversity, while the council will plant 50,000 trees in York by 2023.

“The Council will continue to working closely with John Sisk and Sons to limit any disruption to neighbouring residents and businesses, and to keep them informed of any planned works. As ever, we thank all local residents and businesses for their patience.”

All the work has been approved as part of the planning approval on the site.

York Central is being delivered in partnership by Network Rail, Homes England, National Railway Museum and City of York Council. Homes England and Network Rail have supported the development of the site through land acquisition and master planning, and they will now oversee the infrastructure projects.

John Sisk and Son have been appointed as lead contractor for these site clearance works.

This infrastructure work is part of a wider £155m funding pot secured by the York Central Partnership to deliver infrastructure to open up the site for development.

This includes:

£77.1m funding from the Ministry of Housing, Communities and Local Government.

£23.5m of a total of £37.2m from the West Yorkshire-plus Transport Fund and Leeds City Region Growth Deal, which will also fund the ambitious plans to transform the front of the railway station.

The West Yorkshire-plus Transport Fund has been part-funded through the Leeds City Region Enterprise Partnership (LEP) Growth Deal, a £1 billion package of Government funding to drive growth and job creation across the Leeds City Region.

The aim is to create around 20,000 new jobs and add £2.4 billion a year to the economy by the mid-2030s.
On top of a £6m Local Growth Fund contribution, from the York and North Yorkshire LEP, a further £35m has been secured to be repaid using retained business rates from the York Central Enterprise Zone.

The Romans are coming

It looks like the proposal to construct a Roman visitor attraction on Rougier Street is set to get planning permission next week.

The old Northern House 1960’s office block will be demolished and replaced with 211 apartments, new offices and the Roman history visitor attraction at ground floor level.

The proposed Roman attraction, which has a working title of Eboracum, would based on archaeological discoveries from a two-year dig on the site. It would be three times the size of the Jorvik attraction and is aiming to attract 500,000 visitors per year.

At its maximum height the new building will be of a similar height to the tallest point of the Aviva building and the Malmaison Hotel to either side.

There are a number of objections mainly relating to the size of the proposed building. There are also a large number (69) of letters of support.

Details of the application which will be determined on 24th February can be read by clicking here

The application is recommended for approval.

The development is expected to bring a major jobs boost the the City in the wake of the economic problems caused by the pandemic.

Haxby Hall

The same meeting is expected to approve the replacement of the Haxby Hall care home with a new 65 bedroomed residential and dementia care facility.

The new care home would be managed by Yorkare Homes Ltd.

The application, which is recommended for approval, says that the existing ambulance station building will be retained.

The plans have been welcomed by social care professionals who comment,

” The proposal to develop a 65 bed care home on the Haxby Hall site is welcomed. The city has a shortage of care home accommodation and specifically for those living with dementia.

Based on national benchmarking York has a current shortage of almost 600 care bedrooms, this application will help to address this shortfall by not only providing an increased number of bedrooms but also by providing a modern, accessible facilities for residents.

I am particularly supportive of the fact that each bedroom in this proposal has an en-suite bathroom and corridors are wide enough to allow those with walking frames or wheelchair users to pass, which the existing care home does not provide.

The terraces on the upper floors will enable all residents to have access to outdoor space and nature. The way the building has been designed will allow natural light into bedrooms, corridors and communal spaces, which is a key feature in design for older person’s accommodation.

The specific provision for those living with dementia, with dementia friendly design elements and a focus on resident’s wellbeing is also strongly welcomed.

Details can be found by clicking here

Significant changes to Lowfields Plans

Planning applications (see below) have been submitted which would see changes made to the Lowfields development. Many are relatively minor although some may cause concern for neighbours

Working hours

Saturday working until 3:00pm will be allowed on parts of the site. A Council official has already agreed to these changes which will permit work to continue on internal works, external paving and brick laying.

Officials say that the proposal is in line with government relaxations in the wake of the pandemic and lockdown restrictions.

The concession lasts until 2nd June 2021.

Boundaries

The perimeter railings are now to be retained. This proposal will be welcomed by many. The railings are generally in good condition and offer enhanced security protection.

Likely to be less welcome is a plan to install a 1.8 meter high closed boarded fence immediately behind the railings. While this may improve privacy, such arrangements have not proved to be successful elsewhere (Hob Stone, Cornlands Road/Redder Rad snicket).

The are maintenance problems for both sets of fences. Progress for mammals like hedgehogs is obstructed by close boarded fences, while an opportunity for compensatory planting is missed.

Undergrowth inevitably builds up between the two layers which is difficult to control.

We will be writing to the planning authorities to say that the inner fence should be replaced with screen planting, which would be better for both wildlife and for the environment.

Other changes

A complete list of changes is reproduced below.

The ridge and eves heights on the houses are being reduced while photovoltaic cells are being installed to generate power.

There still has been no statement from the Council about the future of the site reserved for “public buildings” or of the Yorspace communal living plots.

« Previous
1
2
3
4
5
6
…
85
Next »