Latest planning application for the Westfield Ward

Below are 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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57 Lowfields Drive York YO24 3DQ

Installation of access ramp and new door to front elevation

Reference   21/01213/FUL

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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/

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

Limited progress on pothole repairs

Of six highway defects reported on Saturday, the Council has agreed to address only two of them.

Further work is promised on Gladstone Street and School Street.

Gladstone Street and School Street

Elsewhere it seems there is no prospect of repairs on Walker Drive, Vincent Way, Hotham Avenue or Lowfields Drive

  • Lowfields Drive – Council won’t fill in potholes

The Council seems to be no closer to bitmacing the small section of verge on Kingsway West, near Newbury Avenue, which has been subject to overrun damage for over 5 years now

We understand that the Council is considering using the little Green Lane garage area as a compound during housing modernisation works. A storage unit has already appeared there

Issues reported in west York

It looks like many highways defects have been left waiting for attention for so long that expensive remedial works are now needed.

Many carriageways which needed patching in the summer and autumn were ignored. Now some are worn down to the hardcore base while others have multiple surface defects. Several represent a hazard for two wheeled transport users.

We have reported the following streets (but these may just be the tip of the iceberg).

  • Walker Drive
  • Vincent Way
  • Gladstone Street
  • Hotham Avenue
  • Lowfields Drive
  • School Street

There are also some problems also with leaf and tree detritus. We’ve reported two areas

  • Green Lane
  • Kingsthorpe

Finally builders waste has been dumped in the little Green Lane garage area. We’ve asked for it to be removed.

Little Green Lane garage area 19th Feb 2021

Scepticism over York Council house prices at Lowfields

Average house prices in Dijon Avenue – next to the new “Lowfields Green development – are around £191,000. A 3 bedroomed semi is estimated to be worth between £188,000 and £208,000 according to the Zoopla web site. Prices are similar in nearby Lowfields Drive.

The announcement that the new “Clover” three bed, 94 sq. mtr, semi would cost £295,000 raised many eyebrows. With average salaries of £26,000 a year in York, that means a working couple would be able to borrow a maximum of £234,000 with repayments set at £1109 per month. They would also need a deposit of £60,000.

So we can safely say that the houses aren’t aimed at first time buyers.

Shape homes are offering a “shared ownership” option on some smaller properties. Two 2-bedroomed semi-detached houses (The Burdock) are for sale for between 25%-75% of the whole sale price of £225,000 (for example, a 30% share would cost £67,500). The Council have already completed deals elsewhere in the City for about 30 shared ownership homes. In most of those cases the prospective occupant identified a propriety that was available on the open market and asked the Council to buy half. The occupiers then pay part mortgage and part rent.

Finally seven “social rent” properties will be available.  Two are 2-bedroomed semi-detached houses and there are five 2-bedroomed semi-detached bungalows. Rent levels for the properties have not been revealed, although they will be much less than the £800 pm commercial rents being asked for similar properties in the area. Applicants will need to be on the housing waiting list although it is possible that preference will be given to Council tenants seeking to downsize from larger properties (freeing them, in turn, for family occupation).

Old Bowling Green semi

By way of comparison, a new 3 bed semi on the prestigious Old Bowling Green site on Front Street is listed for sale at £310,000  It has 90 sq. metres of floorspace and is arguably better located than the houses at “Lowfields Green”. Building work on the site will also conclude shortly.

Quite how the £295,000 price for the Lowfields semi has been arrived at was not made clear in the business case figures published by the Council.

It can only serve to stoke house price inflation at a time when many are feeling the pressures arising from the health crisis.

Some cross subsidy of the rented units was expected across the whole site.But that doesn’t explain the £50,000 premium apparently now being sought.

The Council may also point to high standards of thermal efficiency, but it would take over 100 years to repay the extra “up-front” costs through energy bill savings.

More problems at Lowfield building site

Residents have complained bitterly on the “Save Lowfields Playing Field” Facebook page as contractors Wates step up their activities. The main complaints concern noise and dust although the parking of plant on public highways has also been an issue.

Promised repairs to verges have not been completed.

Council has written to local residents

It appears that more disruption is in prospect as a two week closure of the Tudor Road entrance to the site is due to start on Saturday 13th June. Apparently a full closure of Tudor Road will be in place for two weeks during which time a sewer will be diverted from the school site.

Tudor Road will be closed for at least two weeks in June

From Monday 29th June for one week there will be a partial road closure with one lane closed and the road controlled by traffic lights. The closure will affect access particularly to 100-108 Tudor Road. The bus service will be diverted although First York haven’t yet confirmed their diverted route.

During this period heavy plant and deliveries will revert to using the Dijon Avenue access to the site.

The Council has let down the people of Lowfield very badly on this project. They should not be building on playing fields. Any development of the former built footprint of the school, should have been scheduled for completion over a maximum of 24 months.

 Now timescales are stretching out with no progress being made on the health centre, “police station”, elderly persons accommodation, self-build, communal living plots or even in providing the promised additional off street parking spaces for Dijon Avenue residents. .

Dijon Avenue site access will be used during Tudor Road sewer works

Progress is being made on providing football pitches and a luxurious clubhouse near Sim Balk Lane – mainly funded by contributions from the Lowfields development.

There seems to be no prospect of the open space and playgrounds being provided at Lowfields unless and until the whole of the development is completed.

Verge damage has not been repaired

That could be 5 years or more away.

The health crisis will affect the housing market in ways that can only be guessed at. It seems possible that the Council may end up being unable to sell the bulk of the 140 homes that it is currently building. Their decision to set up an “in house” sales team already looks suspect (and expensive)

Altogether an ill judged, poorly managed project which reflects no credit on the City of York Council

Call for compensation after Council confirms that it did not consult on building compound location

In response to a Freedom of Information request the York Council has now confirmed that it did not consult neighbours or local Councillors before issuing a license which allowed a building contractor to occupy the “old allotments” site at the rear of the library car park.

This site has been owned by the Council for over 15 years. The developers of the adjacent bowling Club land (which does have planning permission) had previously said that they did not want to combine the two sites to provide a abetter overall layout.

Work on the site disturbed residents living in South View Terrace and part of Lowfields Drive.

The first that residents knew of the arrangement, was when heavy plant moved onto the site and started to clear it. This prompted complaints about noise, dust and vibrations.

Spoil heap heights reached over 4 metres at one point.

Local fauna and flora on the site were badly affected.

The Council now says that it granted a license to occupy its land on 8th April. There was no consultation undertaken with neighbours.

Residents complained to the Council on 16th May about the problems being caused.

It wasn’t until 28th May that the Council wrote to affected neighbours telling them about the license.

The Council says that working hours on the compound are restricted to 8:00am – 6:00pm, Mon – Fri plus 9:00am – 1:00pm on Saturdays.

The Council says that “The compound licence requires the developer to leave the property in a clean and tidy condition at the end of the licence, including the removal of hardcore”.  

It goes on to say that it expects the compound to be in use for 12 months.

An investigation into whether the developers have the necessary planning permission to use the building compound is still underway.

In our view affected residents have suffered unexpected and unreasonable disruption and should be entitled to compensation.

It is possible that the matter may be referred to the Local Government Ombudsman

Anger mounts as York Council ignores complaints about spoil heap on Front Street

As reported earlier in the week, residents living next to the Library in Acomb were dismayed to find that demolition contractors had taken over the adjacent Council owned land. The trespass apparently formed part of the plan to build on the bowling club

Plan shows Council owned site which has been bulldozed

Several days later and things are even worse.

A 4 metre high mound of spoil has now appeared. It is only feet from the gardens of nearby homes

Spoil heap is nearly 4 metres high

The Council appears to have done nothing other than send an environmental protection officer to the site to make an inspection.

The Council has remained tight lipped about whether they have granted permission for the work and whether the actions of the contractor breach planning regulations.

There are also questions about whether the activities conflict with the Wildlife and Countryside Act 1981

There are complaints about early morning activities. Construction work on the bowling club site is conditioned not start until after 8:00am,.

It is very disappointing that the Council has not acted more promptly to reassure residents about what is going on.

Not a good start for the authorities new Executive members of whom we had expected better.