Agenda item

To receive and consider the attached report of the Chief Planning Officer regarding a reserved matters application for residential development comprising of C2 (residential institution).

The report of the Chief Planning Officer presented a reserved matters application for residential development at Haworth Court, Chapel Lane, Yeadon.  The Panel had received a position statement on this application at the previous meeting.

Site plans and photographs were displayed and referred to throughout the discussion on this item.

Further issues highlighted included the following:

·  The proposals would see the development of 45 self contained flats.

·  The site was within the Yeadon Conservation area.

·  Since the last meeting the following changes had been proposed:

o  A reduction in the scale and massing

o  It would now be a 3 storey development with accommodation in the roof space as opposed to 4 storeys.

o  The overall height would be reduced by 2.5 metres.

·  There was still concern from Ward Members regarding the scale and massing of the proposed building.

A local Ward Councillor addressed the Panel.  Issues raised included the following:

·  The principle of the proposal was supported but there were concerns over the prominence and size of the building.

·  There had not been any pre-application discussion with Ward Members.

·  The quality of the drawings displayed did not give a good enough impression of what the actual proposals would look like.

·  There had not been further consultation with the Airebrough Civic Society.

·  It was felt there was pressure to make a decision due to the time limited funding available.

·  It was felt that other options could have been explored other than amendments to what had initially being proposed as it was a considerably sized site.

A representative of the applicant addressed the Panel and reported that the scheme came under the Council Housing Growth Programme.  Funding had been secured from the Department of Health and there had been a stipulation that work commenced on the site before the end of 2014. There had been further discussion with the Homes and Communities Agency regarding the possibility of extending this date but there were still very tight timescales for the procurement process.  Further explanation was also given on Extra Care Housing and work with Adult Social Care.  The Panel was informed of consultation with Ward Members and that comments regarding the external appearance of the building would be considered.

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

·  It was felt that due to the size of the building, the proposed design looked bland.  It was reported that vertical elements would be added to the design and there would also be bay windows.

·  Using more of the land available at the site would reduce the facility for car parking and also mean less communal garden areas.  The crescent shape proposed fitted in with the topography of the site.

·  The site was located close to mixed residential developments and there had been no objections from near neighbours.

·  There would be a mixture of one and two bedroom apartments within the development.

RESOLVED – That the application be approved in principle and deferred to the Chief Planning Office but to include re-advertisement for a minimum of two weeks and further discussion with applicants to secure:

·  Bay windows – . A better relationship between these elements and the dormers above is needed (alignments and widths), and the designs themselves need refining in order to avoid comparison with outdated developments of the 1960s & 70s.

·  Eaves details – ensure drawings are accurate (see relationship of eaves at gable ends to tops of bay windows)

·  Dormers – break up mass of dormers with a vertical recess.

·  Greater detail needed for curtain walling

·  Window details – heads and sills need to be re-considered

·  Window openings – more careful treatment of glazing arrangements needed (proportions & positions of transoms and glazing bars) to ensure a more consistent visual approach

·  Architectural detail – string courses which introduce a hierarchy to elevations to be considered

·  Entrance details needed

·  Ward Members to be fully consulted on any revisions