Latest Planning application Acomb and Westfield Wards

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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Location: 48 Beaconsfield Street York YO24 4ND

Proposal: Variation of condition 1 of permitted application 12/02558/FUL to install additional window to first floor side elevation

Ref No: 13/03844/FUL

Applicant: CSMP Homes Ltd Contact Mr Peter Brack Consultation Expiry Date 17 January 2014 Case Officer: Victoria Bell Expected Decision Level DEL

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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.

York Council hoarding £2.7 million intended for public service improvements?

Contributions made by developers for affordable housing, transport, leisure and schools improvements.

The vast majority of the payments made to the York Council by builders – to offset the impact that new developments have on the demand for public services – has not been spent by the Council.

Not only have projects which would increase public service capacity not been identified there is not record of the current administration having even discussed its plans for the cash mountain.

The amounts collected include several hundred thousand pounds as contributions towards the provision of ”affordable” housing. These are commuted sums paid when a developer is unable to provide cheaper accommodation “on site”.

Quite why the Council has simply not bought properties on the open market with this money is a mystery. It would be the quickest way of accommodating several dozen people who are currently living in poor quality accommodation.

The unused ”receipts” have led some developers to call for a “refund”. They point out, with some justification, that if their developments had caused an increase in demand for public services, then such demand must have been satisfied when the properties were occupied.

Banking the money for over 5 years suggests that the S106 system is simply being used as an additional “tax” on development. In part it may explain the low house building numbers in the City over the last 3 years.

click to access source file

Now they plan to demand that the monies are returned to them.

The figures were obtained under a Freedom of Information request.

A spreadsheet showing what payments have been made and how (some) of the money has been used, can be found by clicking here.

The paper does not include some of the largest S106 payments such as that scheduled to be used to build the “Community Stadium” at Monks Cross.

Hob Moor development gets go ahead

Hungate, Askham Bryan, Terry’s, Lawrence Street also approved

Approved plan for Hob Moor site click to enlarge

The controversial house building plans for the former Our Lady’s school site on Windsor Garth were approved by the Planning Committee last night. It appears though that the scheme may now be referred to the Secretary of State for his views.

Although the revised plans were an improvement on those originally submitted, it remains a very dense development which will add further pressures to public services in the area.

No provision has been made to provide additional parking spaces for those vehicles which will be displaced from the access road.

Astonishingly no restrictions were imposed by the committee on the use of tracked plant outside the line of the existing railings, opening up the possibility that – in wet conditions – parts of the Moor adjacent to the site might be subject to severe damage.

Although most of the existing metal railings area now being retained – allowing the existing trees and bushes to remain in place as a visual screen – on the north side of the site a new wooden fence will be installed.

No reason has been given for replacing the railings with this inferior fence, which is likely to provide less security for both residents and the Moor.

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The committee also approved development plans for offices in Hungate (Haymarket car park), an extension to Askham Bryan College, detailed design features on the Terry’s site as well as the provision of new student accommodation on Lawrence Street.

Major planning applications to be considered on Thursday – Hungate, Askham Bryan, Windsor Garth, Terry’s, Lawrence Street.

As well as the controversial Our Lady’s housing development on Windsor Garth, several other major planning applications will be decided at a meeting taking place on Thursday.

Hungate

First up are the Hiscox insurance company plans for Hungate.

click for larger plan

The Haymarket car park and adjacent site – which was to have been the site of the new Council HQ – are set to become office blocks.

The Council was heavily criticised 18 months ago for selling off the sites for approximately half of their current value. In total taxpayers lost out on about £2.5 million as the Labour Council Leadership desperately tried to attract the Hiscox company to the City.

Now two sets of plans have been published.

The first concerns Haymarket Car Park, the Ambulance Station and the Peasholme Green Hostel site.

It is for the erection of part-three and part-four storey office building (Use Class B1a) of 6,545 square metres (GEA), new energy centre (49 square metres), landscaping proposals, improvements to public realm and highways.

English Heritage, who sabotaged the Council’s plans 6 years ago, have said they now support the development proposals.

The second application is for the site to the rear of the plot. It could be an office (Use Class B1a) with flexible ground floor uses (A1 Shops, D1 institutions or D2 Leisure), or hotel building (Use Class C1) with access.

The offices would be 4 storeys high and the hotel 5 storeys.

Both applications re recommended for approval.
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Askham Bryan College

click for larger plan

The college has applied to provide:

• Two Animal Management Centres
• Animal shelters, aviary and enclosures to the south of the animal management centre and within the arboretum (between the main campus building and the A64), perimeter fence to the wildlife and conservation area
• Birds of prey centre
• Following the demolition of the existing animal management buildings extension of existing parking facilities. The parking would become more formalised and would provide bus turning and waiting facilities
• Conversion of the existing equestrian building to provide storage and winter housing for animals in relation to the animal management centre
• The quadrangle of the main teaching block would be covered by a glazed roof
• An entrance lobby to the main teaching block
• Two rows of single storey portacabin student accommodation set between the existing student accommodation and the teaching blocks (retrospective) a 3 year temporary planning permission is sought for this development
• A farm reception building
• Extensions of an existing agricultural building
• A general purpose/livestock building on the site of the existing silage clamp
• A silage clamp
• Conversion of existing cattle shed to equine loose boxes
• An equestrian centre, with entrance from York Road and 2 no. two bed dwellings
• Re-profiling of fields/hill to the west of the campus to create a polo field with associated landscaping

Student numbers are projected to nearly double over the next 5 years from 1200 to 2300. The level of car parking on site will increase from approximately 390 spaces to 530 spaces.

A second application involves an outline application for the erection of new building and conversion of existing building to provide student accommodation; the erection of teaching block following the demolition of a workshop; and the erection of an engineering building

The applications are for developments in the Green Belt. They are recommended for approval but will have to be referred to the Secretary of State for approval.
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Terry’s
A “reserved matters” application for Phase 1 of the development of the former Terry’s factory site. It comprises 57 houses, one 18 unit apartment building and one. 11 unit apartment building with ground floor retail unit. Details can be found by clicking here.

The plans are recommended for approval
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Lawrence Street

Site is the former Reg Vardy car showroom

The proposals involve the demolition of existing car showroom and the erection of 3 student accommodation buildings comprising of 220 studios with associated external works including a freestanding energy building.
Click here for details

Hob Moor Windsor Garth development recommended for approval

A further report on the planned housing development on Windsor Garth has now been published for the Planning meeting which is taking place on 19th December 2013.

click to enlarge

The application has been updated to reduce the number of properties by one, incorporate a small play area and retain the existing railings around part of the site. These changes were notified to interested parties on 4th December.

These changes are welcomed.

However the Council is reducing its S106 requirements to reflect the on site “open space” provision but – without explanation – also scraps the payment of a commuted sum in lieu of the provision of school places. It seems most unlikely that the forecast demand – and supply of – school places has changed significantly since the original plan was considered in October.

Para 4.6 of the report says, “It is intended to retain the existing peripheral boundary fence suitably modified and colour coated to lessen its visual impact”.

This is welcome although the plan submitted by the applicants suggests that the railings will be removed for a section to the north of the site. There would seem to be no reason why this section should also not continue to enjoy the protection of the railings.

We feel that it is important that a condition be added requiring that all plant, wishing to access the site, must utilise existing (bitmaced) links and that no vehicles be permitted to use Hob Moor for this purpose.

Any access from Hob Moor would result in extensive damage which would take years to rectify.

Outstanding issues

• The density remains high. It is inappropriate to compare it to the surrounding area which is largely flats (and which are inevitably relatively high density)

• No adequate arrangements have been made to address the reduction of “on street” parking spaces for the link road (adjacent to Kempton Close). Alternative off street parking spaces should be provided for displaced vehicles.

• The playground is welcome. However it should be surrounded by railings, to prevent dog fouling, and be made capable of being secured at night (by residents) should it become a source of anti social behaviour.

• The developer should do more to reduce the running costs of the homes. Energy conservation – and micro generation features -are increasingly important for those with limited incomes.

Housing figures to be questioned as Tories try to “sack” Cabinet member

Two questions have been tabled for Thursdays York Council meeting, which may shed some light on the demand for affordable housing in York.

The questions spring from the decision to remove over half the applicants who were registered on the waiting list in September.

The impact of this major decision – which was taken behind closed doors – will be questioned by Liberal Democrat Councillor Ann Reid.

She has tabled the following question,

“Does the decision to remove 2400 applicants from the Housing Waiting List, which means there are now officially fewer residents in housing need, mean there will be lower affordable house building targets?”

Last week the government announced that developers would, in future, not have to provide a fixed number of affordable units on developments of 10 homes or less.

In addition, Councils will be able to borrow money to acquire more social housing.

The Labour Leadership’s claim, that the additional homes that they plan to build in and around the City over the next 15 years would be occupied by local residents, is also being challenged.

The following question has been tabled.

“What proportion of the 22,000 additional homes that the Cabinet Member feels should be built during the next 15 years under Labour’s Local Plan proposals, does she believe will be occupied by York residents and their families and how many by inward migration?”

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Meanwhile Conservative Councillors are trying to force the resignation from the Cabinet of Cllr Tracey Simpson Laing.

Acomb Council branch office closed by Councillor Simpson Laing

They have put down a motion of “no confidence“, but cite only the Councillors failure to provide additional affordable homes in the City.

While housing building rates over the last 3 years have been disappointing, and the failure of the Council to buy on the open market to supplement the rented stock lamentable, the more serious shortcomings of the present administration are in danger of being overlooked.

Labour only have themselves to blame though, as they tried a similar “no confidence” stunt in 2008.

Our Lady’s Hob Moor development – revised proposals received by Council

Most of the metal railings and screen planting protecting the Our Lady’s development site will be retained under new proposals received by the Council.

click to access

Yorkshire Housing have submitted revised proposals for the development of the Our Ladys site following the deferral of their application at the last planning committee meeting.

They can be viewed on the “Planning on Line” web site under reference 13/02892/FULM

The plans involve the retention of most of the perimeter railings although in one key section on the northern boundary (where security and landscape appearance are sensitive issues) they propose to remove them. The new fencing is described as being at “a lower level”

No justification for removing the railings from this section is included in the papers.

This raises the concern that the developers hope to move plant onto the site via Hob Moor itself. This could result in damage which would take decades to repair.

The existing, and supplemented, shrubs and trees along the boundary would be protected by a post and rail fence.

click to access plans

The new proposals result in the loss of one housing unit meaning that 55 are now likely to be built on the site. This is still a lot more than the 29 units which were included in the draft Local Plan when it was published in April.

The appearance of the homes is little changed.

A small play ground aimed at young children, plus an area of Public Open Space, is now included towards the north west of the development.

There have been changes to the road layout

However no changes to the “sustainability” of the development are proposed.

The architect has written to the Council to say that “My client has carried out exhaustive viability appraisals on the site; however, the jump to Code level 4 on this development cannot be achieved.

As you are aware the site was purchased on the open market in competition with Private developers who would be delivering the minimum Affordable housing across the site at Code 3.

We are policy compliant at code 3 and offering a much improved level of affordable housing with the required 10% renewables”.

Have a higher “sustainability” rating would mean that the homes were cheaper to run.

Houses in Multiple Occupation -change proposed

The York Council’s Local Plan Working Group will be asked to note and approve the findings from a comprehensive review which highlights some of the challenges facing the shared housing sector in York

The Council has issued the following media release which outlines how they are likely to restricted the number of “shared” houses in particular areas.

(more…)

Another “take away” planned for The Green, Acomb.

Latest Planning applications for Acomb and Westfield Ward

Below are the latest planning applications received by the York Council for the Acomb ward. There were no applications submitted for the Westfield Ward

Full details can be found by clicking the application reference
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Location: 99 Almsford Road York YO26 5NU

Proposal: Two storey side extension

Ref No: 13/03679/FUL

Applicant: Mr And Mrs Howland Contact: Mr Paul Brown Consultation Expiry Date: 23 December 2013 Case Officer: Elizabeth Potter Expected Decision Level: DEL
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Address 17 Melwood Grove York YO26 5RE

Condition 3 (materials)

13/03080/FUL

Reference AOD/13/00591 Application Received Tue 26 Nov 2013
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Address Pedpit Motor Stores Limited Unit 3 Greenside House The Green Acomb York YO26 5LL

Proposal Change of use from retail unit (use class A1) to takeaway (use class A5)

Reference 13/03520/FUL

Application Received Fri 01 Nov 2013
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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.

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