Agenda item

To consider a report of the Chief Planning Officer on an application for detached house to garden site

(report attached)

  Plans, photographs and drawings were displayed at the meeting

  Officers presented a report which related to an application for the erection of a single dwelling house with shared driveway arrangements at 143 Selby Road LS15

  Members were informed that Highway Officers had raised concerns about the proposals and there were also issues relating to scale, siting and impact on the amenity of neighbours

  As the Officer’s recommendation before Panel was to refuse the application, Members heard firstly from the applicant who provided information to the Panel, which included:

·  that the proposals had been amended in line with advice from Officers in respect of the proposed materials

·  there was adequate car parking provision

·  there was a lack of recorded accidents/incidents within 100m of the property going back 10 years

·  the siting of the proposed dwelling which had been amended since a previous application on the site was refused

The Panel then heard representations from an objector who raised

concerns which included:

·  highways issues

·  drainage issues

·  the lack of amenity space

·  impact on living conditions

The Panel considered how to proceed

RESOLVED ­ That the application be refused for the following reasons:

1 In the opinion of the local planning authority, it is considered that the

proposed development would by reason of its siting, house type and scale, when viewed in context with the existing dwellings on Selby Road, appear as an incongruous development adversely conflicting with the established residential character of the area thereby resulting in harm to the visual amenity of the site and wider street scene.  As such the development is contrary to Policies P10 of the adopted Core Strategy (2014), saved Policy GP5 of the Unitary Development Plan Review (2006) and the City Council’s Supplementary Design Guide ‘Neighbourhoods for Living’ and the guidance contained in the NPPF 2012

2 In the opinion of the local planning authority, it is considered that the

proposed dwelling would by reason of its scale, siting, overall height and orientation when viewed in context with its proximity to surrounding properties result in a loss of privacy and overshadowing.  Specifically a loss of privacy for the future occupants of the development from being overlooked; and overshadowing of Nos 1 and 3 Willow Well Road thereby adversely affecting their living conditions and standard of residential amenity.  As such, the development conflicts with Policies P10 of the adopted Core Strategy (2014), saved Policy GP5 of the Unitary Development Plan Review (2006) and guidance contained in Leeds City Council’s Supplementary Design Guide ‘Neighbourhoods for Living’

  3 In the opinion of the local planning authority, it is considered that the siting of the vehicle access point in relation to the position of a road traffic sign on the adjacent public footpath, would result in impaired visibility for drivers of vehicles exiting the site on to Selby Road.  In addition, the proposed off-street parking provision is substandard in terms of its dimensions and its ability to achieve satisfactory turning manoeuvres within the site.  As such, the development may lead to vehicle conflict on a congested dual carriageway, Selby Road.  As such the proposed development would prejudice the interests of highway safety for pedestrians and other road users alike.  The proposed development is therefore contrary to Policy T2 of the adopted Core Strategy (2014), saved Policy GP5 of the Unitary Development Plan Review (2006) and the guidance contained in the City Council’s SPD the Street Design Guide