Agenda item

Application 12/03402/FU - Erection of 364 dwellings with ancillary retail and community facilities - land at Grimes Dyke off York Road Whinmoor LS14

To consider a report of the Chief Planning Officer which provides a position statement on an application for the erection of 364 dwellings, with ancillary retail and community facilities on land at Grimes Dyke, off York Road, Whimoor, Leeds

 

(Report attached)

Minutes:

  Plans, photographs and drawings were displayed at the meeting.  A Members site visit had taken place earlier in the day

  Officers presented a position statement on proposals for a major residential development on land at Grimes Dyke off York Road Whinmoor.  It was noted that the site was a Phase 2 housing allocation and that there was an extant outline planning permission on the site for circa 500 dwellings which had been granted on appeal, following refusal of planning permission by the Council

  The site would provide connections to another major scheme, known as the Northern Quadrant but could be brought forward in its own right

  Details of the topography of the site were provided with a key feature of the site being the presence of strong hedgerow boundaries around and across the site which, where possible, would be enhanced by additional planting.  Members were informed that some of the trees on the site were covered by TPOs.  A number of greenspace areas were proposed, one to the east, which would also include a flood attenuation basin, an area to the York Road frontage, a more formal urban park to the west and a number of green areas running alongside the retained hedgerows

  The current full planning application was for 364 dwellings in a mix of 2, 3 and 4 bedroom detached, semi-detached and terrace properties, together with a gateway block of flats and ancillary and retail and community facilities.  The majority of the dwellings would be of two storeys in height although there were some two and a half storey and three storey properties.  Some concerns had been raised about the height of the proposed two and a half storey properties adjacent to the north west boundary and further discussions on this would take place with the applicants

  Two developers would be on site and whilst there were some differences in the design of the properties they would be traditional in appearance

  One issue which had been raised was the inclusion of rear access ways and that Officers had asked for these to be deleted from the scheme in view of the problems these could cause.  Concerns also existed about the inclusion of parking courts and discussions were ongoing on this matter in order to seek a resolution.  Officers had also provided the applicants with initial comments on the detailed design of the buildings and landscape quality

  Regarding the planning obligations Members were informed that the scheme granted permission on appeal provided for affordable housing at a level of 30%.  Since that time an interim affordable housing policy requiring a level of 15% affordable housing had been introduced and this is what was being proposed for this scheme.  The build out period for the scheme would be 5 to 6 years and whilst Officers were seeking to optimise the level of affordable housing to be provided over that time, the applicants had stated there were potential viability issues as the cost of the access and education contributions had risen considerably .  Further information on this would be provided which would include consultation with Ward Members

  The receipt of three representations on the scheme to date was reported, with issues relating to highways, boundary hedges and possible land contamination being raised

  Members commented on the following matters:

  • the issue raised at the site visit that morning about the possibility of animal carcasses being buried on site following the foot and mouth disease outbreak in the 1960s and the need to properly address this issue if it was established to be the case
  • the size of the gardens and whether these met the minimum recommended size
  • drainage, with further details being requested
  • the proposed phasing of the scheme
  • the retail units and their relationship with the Northern Quadrant development
  • the block of flats; the need for this in the scheme; that the design of the block was unimaginative and lacked architectural merit and that by definition it could not be regarded as a gateway building due to the absence of development on the opposite side to it
  • the comments of Harewood Ward Members about the design of the dwellings and whether the request for the inclusion of chimneys had been met
  • the provision of car parking and whether each property had a parking space at the front
  • the need to ensure that for the semi-detached properties, the front doors were not sited immediately next to each other
  • the need for further details about the proposed materials, particularly the colour of the bricks to be used
  • that ‘standard’ design types for the properties should not be used but that house types specifically designed for the area should be provided
  • the amount of usable greenspace in the scheme and that a greater level of this should be provided and consideration of a child-friendly play space would be welcomed
  • the siting of an area of greenspace adjacent to York Road in view of the levels of noise and traffic fumes users of this area would experience and the need for the location of this to be reconsidered
  • child safety concerns about the siting of the pond
  • the need for further information to be provided on the measures to be taken to retain and enhance existing biodiversity on the site
  • possible noise nuisance from the A64 which would affect those properties sited closest to it and the need for this to be addressed
  • the retail unit; the servicing arrangements for this and that its siting could affect its viability as there was no passing traffic which was essential to the success of such outlets, with similar concerns being raised about the position of the community facility in the scheme
  • that Ward Members had now accepted the Inspector’s decision on the site and were seeking a high quality, sustainable scheme which would also set the tone for the other large-scale neighbouring schemes which were being proposed
  • that in terms of a S106 agreement, that the full education contributions were welcomed as was the commitment to local jobs, training and an early start on site.  However, the previous offer of 30% affordable housing which had been accepted by the Inspector when the appeal was allowed could not be ignored, and whilst the Council had agreed an interim policy requiring a lower level of affordable housing provision it had not been envisaged, as had occurred on this site, that a fresh application would be submitted in order to take advantage of the requirement to provide a lower level of affordable housing.  Although Ward Members accepted that 30% affordable housing would not now be achieved on this site, it was hoped that given their reputation, the developers would increase the offer, possibly to 20%, which would provide an additional 18 much needed affordable homes.  Whilst the Officer’s comments regarding viability were noted, the view was expressed that additional affordable housing would not be difficult to achieve on this site, but in the event that viability was raised as an issue, a very comprehensive financial viability assessment would need to be undertaken to establish the facts of the matter
  • that the scheme did not make specific provision for older people and that the block of flats could provide such an opportunity, subject to its redesign
  • that ginnels must be deleted from the scheme at this early stage due to their unpopularity with residents and the opportunities they presented for crime and anti-social behaviour
  • that there were insufficient details in the heads of terms in respect of the retail and community facilities to ascertain what was intended for these
  • that there was a need to properly consider the strategic impact of this scheme and the Northern Quadrant development and how the two sites would interact
  • that health facilities were much needed in the area and the lack of these were often raised by local residents

Officers provided the following responses:

  • that investigations would commence on the issue raised on site about the possible burial of diseased animal carcasses on parts of the site
  • that in terms of garden size, whilst on balance, all agreed with the guidance contained in ‘Neighbourhoods for Living’ some of them were not of a regular shape
  • that the part of the site which would contain the pond and flood attenuation measures would be remodelled, but that the land would be undevelopable and where there was heavy rainfall, the amount of water within the attenuation basin would increase and be released at greenfield rates of runoff
  • that a phasing plan for the scheme would be sought
  • that the relationship between the Grimes Dyke site and the Northern Quadrant site was important as a local centre was being proposed for that site and that a view was sought from Members on whether the retail unit should be deleted in favour of the greater element of retail use in the Northern Quadrant site.  In relation to this, there were also other local retail outlets at Fieldhead Carr and Seacroft Town Centre which had to be considered
  • regarding the design of the properties, that discussions had taken place with the developers and that they were aware of the issues raised, particularly the detailed design comments made by Ward Members
  • that Members’ comments about the flats within the scheme would be discussed with the applicants
  • that some parking courts were being proposed but that discussions on these were ongoing
  • that the issue raised about the positioning of front doors on the semi-detached properties would be taken up with the applicants
  • that the comments made about design issues and the level of affordable housing to be provided would also be taken up with the applicants
  • in terms of noise nuisance, comments were awaited from the Council’s Environmental Protection Team which could include suggested distances and noise attenuation measures
  • that an Environmental Statement had been submitted with the application which included an ecology report but that neither newts or badgers were present on the site
  • concerning a children’s play area, the original scheme did propose one but since then the Council had erected one near to the primary school close to the site but that the provision of a further play area could be considered
  • that the design of the frontage of the site took into consideration a possible extension of the NGT route
  •  

In response to the specific issues raised in the report, Members provided

the following comments:

 

  • in respect of the omission of the link through to Birchfields Garth, that Members would not press for the footpath to be reinstated as there was an alternative route
  • to note the comments made about the buildings being proposed; the need for greater design detail to be provided and local Ward Members’ comments to be taken on board.  Whilst the proposed mix of house types was acceptable, there were concerns about the two and a half storey properties along the north western side of the site, with a view being expressed that these were overdominant
  • concerning the quality of street and landscape planting throughout the development, little detail had been provided but to note the comments made regarding the potential inclusion of a children’s play area and the biodiversity of the site
  • that Members were broadly satisfied about the location and nature of the proposed pond and flood attenuation area although the issue of safety had been raised
  • in respect of the nature and layout of the proposed greenspaces, to note the concerns raised about the location of the area adjacent to York Road; whether an additional area should be provided in view of the large area being taken up to accommodate the flood attenuation basin and that the retention and enhancement of the hedgerows was welcomed
  • that in terms of the relationship between the existing and/or new properties proposed, Members were broadly content with this, subject to detail along the north west boundary of the site
  • to note Members’ comments about the level of affordable housing on the site
  • that the location of the shop needed to be considered in relation to the Northern Quadrant site; that the community centre element needed to be separated out from the retail unit and that the provision of medical facilities needed to be looked at in the round

RESOLVED – To note the report and the comments now made

 

Towards of the end of consideration of this matter, Councillor J McKenna and Councillor R Procter left the meeting)

 

 

Supporting documents: