Agenda item

To consider a report of the Chief Planning Officer on an application for two detached dwellings

(report attached)

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

  Officers presented a report seeking approval of an application for two detached dwellings at 7 Westfield Lane, Kippax, which would be sited on the remnants of a former industrial building.  The difference in land levels was brought to Members’ attention as were the mix of house types in the immediate area

  The planning history of the site was outlined, with Members being informed that a scheme for three detached dwellings had been withdrawn earlier in the year following on from an earlier scheme for three detached houses with integral garages, which had been refused

  The proposal before Panel was outlined, which was for two, substantial dwellings, sited with the bulk of the development in a more central location than on previous schemes.  Following submission of revised plans one previous representation had been resubmitted and the receipt of an additional objection was reported which had raised the fact that Westfield Lane had been reinstated as part of a bus route

  In terms of design, the scheme presented as a typical two storey property but due to the level differences the accommodation was sited over three storeys

  If minded to approve the application, an additional condition was proposed relating to implementation of footway widening

  The Panel heard representations from an objector who outlined his concerns with the proposals, which included:

·  the size of the proposed dwellings and the increase in height

·  overshadowing and overmassing

·  highway safety issues

·  levels of car parking being proposed and the possibility of on-street parking resulting from the development

·  land stability issues

·  the vagueness of the plans and the impact of the proposals on existing dwellings

The Panel then heard from the applicant’s agent who provided

information about the application which included:

·  the development of the site was much needed; was a brownfield site; would provide family homes and was being developed by a local business man who would employ local people

·  that the scheme had been reduced to address the concerns raised on the previous proposals

·  that the access was considered to be acceptable

·  that the highway proposals were considered to be acceptable

Members discussed the application, with the main issues raised

relating to:

·  land slippage.  The presenting Officer advised that the land fell steeply from the road.  However, the fall in gradient was less severe towards the rear of the site where it shared a common boundary with a residential property.  Retaining structures were proposed near to the rear of the proposed new dwellings but none were required near to the boundary with the neighbouring dwellings as existing levels were shown to be maintained in this area

·  car parking provision, which would be two on-drive spaces and double garages

·  the reinstatement of the bus route.  The Panel’s Highways Officer advised this was a positive aspect in terms of sustainability

·  land ownership in respect of the land to the rear of the site.  The applicant indicated the land to the rear of the site was not in his ownership

Members considered how to proceed

RESOLVED -  That the application be granted subject to the conditions

set out in the submitted report and an additional condition in respect of the implementation of footway widening