The Planning Inspectorate Report to the Secretary of 4/09 Kite Wing Temple Quay House 2 The Square State for Communities and Temple Quay Bristol BS1 6PN 0117 372 6372 Local Government e-mail: enquiries@planning- inspectorate.gsi.gov.uk by D R Cullingford BA MPhil MRTPI an Inspector appointed by the Secretary of State for Communities and Date 2 March 2007 Local Government CITY OF YORK COUNCIL Applications by PERSIMMON HOMES (YORKSHIRE) LIMITED & HOGG BUILDERS (YORK) LIMITED & THE JOSEPH ROWNTREE HOUSING TRUST Inquiry held from 13 June to 24 July 2006 Formal site visits undertaken on 25 & 28 July 2006 with additional visits on 30 & 31 August and 19-21 September 2006 Land at Germany Beck, east of Fordlands Road, Fulford, York, & Land west of Metcalfe Lane, Osbaldwick, York File References: APP/C2741/V/05/1189897 & YH 5343/310/2 APP/C2741/V/05/1189885 & YH 5343/310/1 Report: APP/C2741/V/05/1189897 & APP/C2741/V/05/1189885 CONTENTS 1. PROCEDURAL MATTERS ............................................................................................................................................ 3 THE SCHEMES IN OUTLINE; AGREEMENTS AND CONDITIONS...................................................................................................... 4 THE PRE INQUIRY MEETING...................................................................................................................................................... 6 The state of planning policy in York.................................................................................................................................... 6 New and emerging policy .................................................................................................................................................... 7 Criticism of some Council decisions.................................................................................................................................... 8 Human Rights...................................................................................................................................................................... 9 THE NEED FOR EIA ................................................................................................................................................................... 9 Germany Beck ..................................................................................................................................................................... 9 Derwenthorpe.................................................................................................................................................................... 10 2. THE SITES AND THEIR SURROUNDINGS.............................................................................................................. 12 GERMANY BECK ..................................................................................................................................................................... 12 The site .............................................................................................................................................................................. 12 The surroundings............................................................................................................................................................... 13 Pedestrians and cyclists .................................................................................................................................................... 14 Public transport................................................................................................................................................................. 15 Roads and traffic ............................................................................................................................................................... 15 DERWENTHORPE ..................................................................................................................................................................... 16 The site .............................................................................................................................................................................. 16 The surroundings............................................................................................................................................................... 17 Pedestrians and cyclists .................................................................................................................................................... 18 Public transport................................................................................................................................................................. 19 Roads and traffic ............................................................................................................................................................... 19 3. THE PROPOSALS.......................................................................................................................................................... 21 GERMANY BECK ..................................................................................................................................................................... 21 Design and layout ............................................................................................................................................................................. 21 Open space and landscaping............................................................................................................................................................. 21 Housing and sustainability................................................................................................................................................................ 22 Sustainable travel.............................................................................................................................................................................. 22 Operations and environmental protection......................................................................................................................................... 23 DERWENTHORPE ..................................................................................................................................................................... 23 Design and layout ............................................................................................................................................................................. 24 Open space and landscaping............................................................................................................................................................. 25 Housing and sustainability................................................................................................................................................................ 26 Sustainable travel.............................................................................................................................................................................. 26 Operations and environmental protection......................................................................................................................................... 27 CASES FOR THOSE IN FAVOUR OF THE APPLICATIONS ......................................................................................... 28 4. THE CASE FOR PERSIMMON HOMES AND HOGG BUILDERS ....................................................................... 28 PLANS AND PREMATURITY ...................................................................................................................................................... 28 HOUSING; NUMBERS, MARKETS AND NEEDS............................................................................................................................ 30 Numerical housing requirements....................................................................................................................................... 30 The market and the requirement for family housing.......................................................................................................... 31 Meeting the need for affordable housing........................................................................................................................... 32 The need for affordable housing....................................................................................................................................................... 32 The provision of affordable housing................................................................................................................................................. 32 SITE SELECTION;GERMANY BECK .......................................................................................................................................... 34 Is there a sequentially preferable site?.............................................................................................................................. 34 Is the location sustainable? ............................................................................................................................................... 34 THE SUITABILITY OF THE SCHEME;GERMANY BECK............................................................................................................... 35 Is the scheme ‘designed for