Future of Piccadilly to be decided today

York Council to slow pace of redevelopment

Piccadilly Oct 2015

The pace at which  the regeneration of the Piccadilly area of York – now dubbed the “Southern Gateway” – will take place will be decided by the Council’s Executive today. A report from Council officials talks of establishing a blueprint for the general development of the area.

As we said three months ago, the brownfield site offers a major opportunity to provide additional housing in what has become a very popular destination for new home owners.  Even high value properties in Hungate and St Leonards Place are selling like hot cakes.

It is estimated that at least 450 new homes could be provided on the Piccadilly site.

Today’s report offers little that is new.  “Partners” will be sought to redevelop the old airspeed factory, a project manager will be appointed and taxpayers will be asked to spend £185,000 on further developing the plans.

Potholes on Castle car park

Potholes on Castle car park

Officials are recommending that the Council work closely with developers who have already worked up plans for some of the individual sites in the area.

The Council itself owns the busiest car park (Castle). The car park generates over £2 million a year in revenue – although it currently is in very poor condition.  The Council also runs Castle Mills and the St Georges Field car parks.

One option to be considered is an underground replacement.

It is also known that there is a strong preference to make major changes to Ryedale House which could become a major residential development.

The Council seems set on slowing down (again) the pace of redevelopment.

Three months ago they had reached the stage where possible land uses had been identified.

These clearly did not fit in with the ambitions of the private landowners. Hence the decision to pull back..

At this rate we doubt whether there will be any major development in the area much before the end of the decade.

Latest planning applications for the Acomb and Westfield Wards

Below are the latest planning applications received by the York Council for the Acomb and Westfield wards.

Acomb

None

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Westfield

Location:       2 Waterman Court York YO24 3FB

Proposal:       Installation of timber boundary fence (retrospective) instead of brick wall as previously approved in planning permission 14/01935/FUL

Ref No: 15/02184/FUL

Applicant:      Mr John Appleton        Contact Mr Josh Mann    Consultation Expiry Date        16 November 2015 Case Officer:   David Johnson   Expected Decision Level DEL

——–

 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/

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

Fire station redevelopment plans announced 18 months after site put on market.

Proposed floorplan

Proposed floorplan

Fire station redevelopment artists impression

Proposed development

 

The Council has received a planning application to redevelop the Fire Station site on Clifford Street (click here) . The site had been on the market for 18 months with a sale “by informal tender” being sought.

The proposed redevelopment would see 9 houses, 5 flats and a restaurant built on the site.

The announcement brings into focus the future of the adjacent former police station buildings on Lower Friargate.

These were empty for many months when the Safer York Partnership moved out but have now been taken over by the Magistrates Court.

However the site is obviously under-occupied and has become  an eyesore in what is a sensitive conservation area

Old police station in lower Friargate

Old police station in lower Friargate

Latest planning applications for the Acomb and Westfield Wards

Below are the latest planning applications received by the York Council for the Acomb and Westfield wards.

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Acomb

Location:       5 Melwood Grove York YO26 5RE

Proposal:       Single storey side and rear extension

Ref No: 15/01618/FUL

Applicant:      Mr Chris Hartley        Consultation Expiry Date:       9 November 2015 Case Officer:   David Johnson   Expected Decision Level:        DEL

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In additional the developers of the former recycling depot on Beckfield Lane have submitted documents to the Council’s Planning Department claiming that they have fulfilled sustainability conditions and required  contaminated land remedial measures  

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Westfield

None

——–

 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/

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

Planning committee set to approve elderly persons home in former Terry’s building

The Planning Committee taking place on 22nd October will be asked to approve 4 major developments in the City.

One of the most significant applications would see the delightful but deteriorating Terry’s HQ office building brought back into use as a care home.  While changes to the layout of the Listed building are proposed, developers face a challenge in meeting modern expectations in a building of this age and layout.

Terrys Site

  • Former Terry’s Offices, Bishopthorpe Road, York, YO23 1DE (15/01623/FULM) A major full application for the conversion of former Terrys headquarters building to a care home with 82 care bedrooms and 8 care apartments with rooftop extension and car parking  plus (15/01624/LBC) A listed building consent application for internal and external alterations in connection with the conversion of the former Terry’s headquarters building to a care home with rooftop extension.  The Terry’s Headquarters Building comprises a Grade II Listed brick and stone built former office block to the east of the former entrance to the Terry’s chocolate manufacturing complex dating to the early 1920s. The site also lies within the Terrys/Racecourse Conservation Area. The premises have been vacant and deteriorating since 2011 when after chocolate manufacture at the site ceased, the subsequent office tenant vacated the premises. Planning permission is now sought for conversion of the premises into an 82 bed care home with 8 extra care apartments. The proposal includes a single storey roof level mansard extension. The application is recommended for approval
  • Land to the North of Avon Drive, Huntington, York (15/00798/OUTM) A major outline application for the erection of 109 houses. The application includes 1, 2, 3 and 4-bedroom houses. 30% of all house types would be affordable. The development would be bounded to the north by a landscaped buffer between the housing and the ring road. Two access points would be created via two vacant plots on the north side of Avon Drive. A new internal loop road within the development would link the two accesses. However the site is in the Green Belt and its development is therefore inappropriate  The application is recommended for refusal
  • Grantchester, Stripe Lane, Skelton, York, YO30 1YJ (15/01659/FUL) A full application for the use of land for a 20 pitch touring caravan and camping site. The site has recently been granted a 5 caravan and 10 tent certification by the caravan and camping club and is being operated within the parameters of this licence. A small building has been constructed on the south side of the plot which provides toilet facilities and water and emptying points are located towards the northern boundary. The proposal is to increase the use of the site to accommodate up to 20 caravans or tents. The application is recommended for approval
  • Plot 7, Great North Way, Nether Poppleton, York (15/01307/FULM) A major full application for the erection of a motor vehicle dealership, sales and servicing buildings with outside vehicle parking areas. Planning permission is sought for the construction of a Arnold Clarkcar dealership with associated facilities including car servicing, valeting and used car sales within a 3014 sq metre building employing 45 full time staff. The site has been notified as a SINC or Site of Interest for Nature Conservation on the basis of its calcareous vegetation and a colony of Great Crested Newts which have subsequently been “trans-located” (!) The application is recommended for approval

Latest planning applications for the Acomb and Westfield Wards

Acomb Methodist Church to add 72 square metres (10%) to hall on Front Street.

click to access

Acomb Methodist Church Hall click to access

Below are the latest planning applications received by the York Council for the Acomb and Westfield wards.

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Acomb

None

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Westfield

Location:       Acomb Methodist Church Front Street York YO24 3BX

Proposal:       Single storey extensions to sides and rear

Ref No: 15/02252/FUL

Applicant:      Acomb Methodist Church  Contact Mr David Chapman        Consultation Expiry Date        11 November 2015 Case Officer:   Elizabeth Potter        Expected Decision Level DEL

——–

 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/

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

Acomb Councillor faces planning application rebuff

Hambleton District Council Picture by Dawn McNamara June 2009

Hambleton District Council
Picture by Dawn McNamara
June 2009

Officials are recommending that a planning application to build a house on land next to 27 Lidgett Grove in Acomb be refused. The application, submitted by Acomb Ward Councillor Keith Myers, would have seen a two story three bedroomed property built.  A similar application had been refused last year. 

Four neighbours have objected. Officials support the objections and conclude, “The erection of the proposed dwelling would result in the loss of an important gap in the street scene, resulting in a loss of openness and a form of development that is uncharacteristic of the established layout and pattern of development in the locality. The proposed dwelling would have no rear garden, a small side garden and front garden half given over to the parking of vehicle(s)”.

If rejected the applicant has a right of appeal.

The application will be considered at a meeting taking place on 15th October 2015. Other items (click to access) on the agenda are applications for:

Erection of 14 dwellings following demolition of existing bowling clubhouse and garage block. [Fulford and HeslingtonWard]  Report_St Oswalds Road (Connaught Court), 11/06/2015 Area Planning Sub-Committee , item 4a

Change of use from workshop to farm shop and erection of fence to front (retrospective). [Fulford and Heslington Ward]

Erection of petrol service station with retail unit. [Fishergate Ward] [Site Visit]

Erection of two storey detached dwelling [Guildhall Ward]

Change of use from office (use class B1) to restaurant/ cafe (use class A3 [Osbaldwick and Derwent Ward]

Single storey side and rear extension. [Hull Road Ward]

Change of use of dwelling house (use class C3) to a house in multiple occupation (use class C4) [Osbaldwick and Derwent Ward]

Single storey side extension. [Micklegate Ward]

Latest planning applications for the Acomb and Westfield Wards

Below are the latest planning applications received by the York Council for the Acomb and Westfield wards.

———-

Acomb

Location:       Lidgett Grove Methodist Church Wheatlands Grove York YO26 5NH

Proposal:       Alterations to side entrance to improve access from car park and provide level access

Ref No: 15/02207/FUL

Applicant:      Mr Ian Cartwright       Contact:        Mr Dean Starkey  Consultation Expiry Date:       26 October 2015 Case Officer:   Sandra Duffill  Expected Decision Level:        DEL

——–

Westfield

Location:       36 Queenswood Grove York YO24 4PP

Proposal:       Two storey side and single storey rear extension (resubmission)

Ref No: 15/02178/FUL

Applicant:      Mr Andrew Davis  Contact Mr Malcolm Scott        Consultation Expiry Date        26 October 2015 Case Officer:   Carolyn Howarth Expected Decision Level DEL

——–

 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/

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

Poor deal for York taxpayers

The new owners of the Haymarket car park site have announced the name of the hotel which will be built there. Vastinct Hospitality has bought part of the site from Hiscox and will build a 120 bedroomed economy “Moxy” hotel there.

Hiscox new York HQ. Ready for occupation before the end of the year

Hiscox new York HQ. Ready for occupation before the end of the year

No financial details of the deal have been revealed but it is bound to reignite the indignation felt by many taxpayers in 2012 when the Council sold off the site on the cheap.  Then, in the depth of the recession, the Labour Council accepted an offer of a little over £2 million for the site – far below the current £5 million valuation.

Critically the Council failed to include a condition in the sale agreement which would have seen Council taxpayers benefit from any  subsequent increase in the sites value. As well as the Haymarket car park (which produced an income of £300,000 a year for the Council) the site included the Peasholme hostel and adjacent ambulance station.

York police station empty and boarded up

York police station empty and boarded up

Now existing hotels in the City face competition from a new arrival which may have benefited from slack Council accounting 3 years ago.

The new Council and its auditors should review the 2012 deal and ensure that no further errors are made.

There is a lesson for the public sector more generally here.

Some vacant sites are an eyesore. The old Fire station on Clifford Street and the adjacent police station need to be brought back into use quickly.

There is a boom in the residential market at present and City Centre sites are fetching high prices. While the adjacent magistrates court building is listed, this should not prevent the reuse of the rest of the site.  

It is the optimum time to market empty City centre properties.

In respect of these two properties the public authorities concerned should get a move on.

 

Study forecasts an extra 700 jobs a year being created in York

A York Council working group will meet this evening to discuss the numbers to be used in drawing up a new Local Plan.

Attention is likely to focus on the number of additional houses being provided to accommodate 900 additional foreign migrants which the Office of National Statistics say will come to the City each year.

Population forecasts click to enlarge

Population forecasts click to enlarge

While many of these are transient, and simply reflect the increasing number of foreign students that have passed through local Universities over the last decade, there will be some scepticism about whether the expansion of higher education in the City can – or should – continue for the foreseeable future.  

York has slipped out of the “top ten” UK Universities this year. There will be some who believe that is a consequence of chasing lucrative overseas student numbers.

A more convincing paper  has been provided for today’s meeting by Oxford Economics (OE). It is an update of the paper that they produce a year ago. The employment forecasts have been reduced. This means that less land will need to be allocated for economic development over the next 20 years.

OE are forecasting that there will be 11,200 gross (10560 net) jobs created in the City by 2031 with the economy growing by 50%.
.

Employment forecasts click to enlarge

Employment forecasts click to enlarge

The economists forecast a growth in population from 203,701 in 2014 to 223,786 in 2031 (0.6% pa)

There are currently 763 job seekers registered in York.  Even allowing for some hidden (long term) unemployed and a reduction in outward commuting from the City, it does look like the York may face a labour shortage over the next few years.  Hence the pressure for more inward migration.

Unless sustainable growth assumptions are used, it looks like York’s economy may overheat, with falling investment levels a likely consequence.

A net increase in jobs of 700 pa would generate a demand for less than 600 additional homes each year.

This is a paradox that the Council will have to reconcile housing and employment needs in its next draft Local Plan.