Agenda item

To consider the report of the Chief Planning Officer on an application for the erection of a 4 storey block of 8 two bedroom flats and change of use and extension of former hostel to form 4 two bedroom flats at 65 Clarendon Road, Woodhouse

(report attached)

The Panel considered proposals for the erection of a 4 storey block of eight 2 bedroom flats and refurbishment of the Victorian villa at 65 Clarendon Road, Woodhouse. Plans and photographs of the site were displayed at the meeting along with slides showing elevations, architects drawings and the relationship of the new build to the existing villa. Members had previously visited the site.

Officers highlighted the following:

• The new block would follow the existing building line along Clarendon Road
• The central amenity space to be provided between the block and the villa would be landscaped and any trees to be removed will be replaced
• 9 car parking spaces would be provided for the 12 flats
• There was a 7m level difference across the site, so levels would be conditioned to ensure the best possible level access and routes are achieved as far as practicable
• The hipped roof to the 2 bedroom ground floor extension reduced the scale of the extension and was designed to be in keeping with the existing villa. The ridge height of the 4 storey new build was similar to the ridge height of the adjacent property at No. 63
• Both new build elements incorporated traditional design and utilised stone and brick head and sills to the windows, red brick and slate materials

Officers responded to the comments of the Access Officer received since the despatch of the agenda for the meeting regarding direct pedestrian access to the disabled parking space. It was also reported that local ward Councillor G Harper had clarified that his objections were the same as those of local residents addressed in the report. The Conservation Officer outlined the history of the villa and members noted that the elevation facing Clarendon Road was originally the rear elevation as the villa had been built to face west and take in views across Aire Valley.

The Panel heard representation from Mr B McKinnon on behalf of Little Woodhouse Community Association who referred to planning policy PPS3 and expressed concerns over the height of the new build, the loss of family housing and garden; the intensity of the scheme and the impact the new build would have on light to Ripon House. He felt the modern block did not make any concession to the Conservation Area and the whole development was contrary to Policies N12, N13 and N 19 of the Leeds Unitary Development Plan Review 2006.

The Panel then heard from Mr A Watts, agent for the applicant, who stated that as the villa had previously been used as a hostel the garden would not be one of those protected under PPS3.  He explained that the scheme had been developed in conjunction with LCC Conservation Officer and Design Team to ensure it was of an appropriate scale and massing for this streetscene. The restoration of the villa would bring it back into use and be funded by the new build. The Panel also heard from Mr B Davies within the time allowed for speakers, who was a local resident and expressed his support for the scheme

Members considered the following matters:

-  The siting of the new build and whether it could be re-aligned to sit parallel to Victoria Street due to a concern that it would obscure the side elevation of No 63 Clarendon Road

-  The possibility of dormer windows being included on the northern elevation of the new build

The Panel noted the agents’ response that the proposed alignment of the new build would create an infill to Clarendon Road frontage as it would continue the tight building line on the streetscene. The proposed position would also create the biggest space between the block and the villa, with only tertiary and secondary windows (kitchen/bedroom) facing onto the block. Furthermore, the windows to the side elevation of No 63 were stairway windows so there would be minimal overlooking issues and a 10 ft gap had been maintained

Members further commented on:

• The character and variety of the Conservation Area
• Acknowledged that this scheme may present the best opportunity to restore the villa
• The heights of the new building were generally felt to be appropriate to the rest of the streetscene
• Further clarification of Condition No.6 which covered any plant or machinery  external to the buildings
• Car parking arrangements for the new residents and on street car parking in the locality generally. The Highways Officer provided details of the 2 hour short stay on street public parking available and the residents car parking permit scheme. He commented that the new development was not intended for student accommodation and that students would be less likely to bring a car to university due to the high running and insurance costs

RESOLVED – That the application be granted subject to the specified conditions contained within the submitted report plus one other condition to ensure the restoration of the existing house is undertaken concurrently with the new build and any others which may be appropriate