Agenda item

To consider a report of the Chief Planning Officer on an outline application for laying out of access and erection of 11 houses

(report attached)

The report of the Chief Planning Officer informed Members that outline permission was sought for a residential development on allocated Greenfield site comprising 11 detached dwellings and associated access.  The  proposal was considered to be acceptable given that it was allocated for housing, was located in a sustainable area and would result in significant public benefits in the form of provision of greenspace within the village.  The application had been reported to Plans Panel due to the number of representations received and in light of recent Greenfield appeals.

The Panel was shown site plans and photographs of the site.

Further issues highlighted in relation to the application included the following:

• The surrounding land was residential and adjacent to greenbelt.  The land was marked for phase 3 housing within the UDP.
• The application had been reduced from an initial proposal of 14 dwellings.
• Land that would be allocated as greenspace would be transferred to the Parish Council.
• The layout of the proposals was in keeping with the village of Scarcroft and fit within the character of the area.
• All houses would be set an adequate distance away from others.
• Reference was made to highways measures and the proposals offered safe access into the site.
• In summary, it was reported that the proposals were in accordance with development plans and policies and would also be of a benefit to the local community and residents.
• As there was less than 15 units on the site there was no requirement to provide affordable housing.

An objector to the application addressed the meeting on behalf of local residents.  Main concerns included the following:

• Access from the A58.  Although the speed limit was 30 MPH, the average recorded speed was 38 MPH with traffic often travelling much faster.
• It was felt that the report was misleading on the use of greenbelt land for the provision of access.  It was stated that a fence had been moved from its original position following the removal of trees. This gave the impression that less greenbelt land was being used than had originally been decided.
• The proposals would have an impact on some resident’s privacy and amenity.

The applicants agent addressed the meeting. The following issues were highlighted:

• The site had been identified for housing back in 1992 in the Vision for Leeds and this had been reaffirmed in the UDP review.
• The application took account of TPO trees and proposed large gardens for the dwellings within the character of the area.
• Highways officers were happy with access arrangements.  Alternative access would mean the removal of TPO trees.
• The fence where the access to the site would be had been moved back to the original position following the removal of trees.
• Draft legal agreements had been submitted for transfer of the land.
• Layouts had been revised following discussions with residents.
• Meetings had been held with Ward and Parish Councillors and it was felt that the proposals would add to the vitality of the area.

In response to Members comments and questions, the following issues were discussed:

• Tree Protection Orders had been made in 1999.  Of the 5 removed trees, one was in a dangerous condition and 3 others had been diseased.  The developer was happy to replace these.
• The land in between the site and the greenspace that would be transferred to the Parish Council was under third party ownership.
• Issues surrounding the greenbelt land – this would not be built on and had not been highlighted as an issue for concern during discussion with Planning Officers.
• The possibility of having access from the adjacent site as opposed to access from the A58.  Members were informed that previously, agreement, in terms of access, couldn’t be reached with the owner of the adjacent site before that was developed.
• Pillars at the proposed access to the site would be retained, but may have to be moved.
• The proposals would include the provision of a dedicated right hand turn lane into the site off the A58.  There would also be the provision of crossing refuges and it was felt that the proposals were acceptable on the issue of highways safety.
• The visibility standard and splay at the access to the site would be based on traffic speeds of 40 MPH.
• Further issues relating to access were discussed including the following:
  • Concern that the access road was too close to houses
  • Potential alternative access points on the land between the site and the proposed greenspace.
  • Access from the adjacent site.

RESOLVED – That the application be deferred for one cycle to gather further information regarding:

• What attempts have been made to achieve access to the site from The Meadow.
• The definitive position in respect of the boundary of the Green Belt and whether any part of the proposed access falls within.
• Can the proposed access road be redesigned/sited to reduce the impact on adjacent houses.
• Further information to be included in the report concerning the proposed off site highway works.