Agenda item

To consider a report by the Chief Planning Officer which sets out details of an outline application for residential development, including means of access at Low Moor Farm, Albert Drive, Morley, Leeds, LS27 8SH

(Report attached)

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

  The Head of Planning Services presented the report which sought approval for outline planning permission – for principle of residential development and means of access on a 7.6ha site of land designated as Protected Area of Search (PAS) land at Low Moor Farm, Albert Drive Morley LS27

Members were informed this was the first application to be determined after the withdrawal of the interim PAS policy, with details being given of previous PAS sites which had been granted approval for residential development, including a site in Morley at Owlers Farm and those which had been refused

  Members were informed that the masterplan for the site indicated up to 185 dwellings, although the applicant had stated this could now be up to 200,  although Officers would need to consider this in detail at the Reserved Matters stage

  Officers had requested that the applicant consider the possibility of burying the existing power line which ran across the site and caused some constraints, with the applicant indicating a willingness to investigate this if outline planning permission was granted

  In terms of the Council’s 5 year land supply, Members were advised this site formed part of this and that the draft Site Allocations Plan (SAP) had been recently approved by Executive Board for public consultation, with this site being included as a Phase 1 site.  Other Phase 1 sites in the vicinity of the subject site were outlined, for Members’ information

  The Panel then heard representations from Councillor Finnigan, a Ward Member, who outlined his concerns in respect of the proposals, which included:

·  the level of development on greenfield sites which far outweighed that of brownfield sites in Morley

·  that the land formed a green corridor between Morley and Dewsbury Road

·  education provision and the chronic shortage of school places for local children

·  highways issues, particularly the proposed access from Albert Drive

·  the impact of the proposals on existing residents of Albert Drive, especially in terms of their parking provision which was on-street

·  the impact of developing the other Phase 1 sites in this area, particularly on education provision

Following questions from the Panel additional information was provided

by Councillor Finnigan which related to:

·  the high level of representations on the LDF from residents in Morley

·  that the site should be considered as a Phase 3 site in the SAP due to the issues associated with congestion on Dewsbury Road; existing on-street parking by local residents and the lack of education provision to cater for the likely numbers of pupils the development of this site would generate

·  that a more realistic target for residential development was 50,000 through the life of the plan which was consistent with the number of completions being achieved

·  drainage and flooding issues associated with the site and concerns about the removal of natural greenery and replacement by an artificial process, ie a balancing pond and drainage infrastructure to be sited on neighbouring Green Belt land

·  the expansion of the primary school closest to the site – Morley Newlands – to a three form entry primary school to help address some of the current issues around the lack of school places locally

·  that in terms of the NPPF, the development of the site was not sustainable

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

provided information to the Panel, which included:

·  the length of time – around 12 months – the applicant had been discussing the proposals with Planning Officers

·  that the site was located within the major settlement of Morley and could deliver up to 200 dwellings

·  that the site was included in the emerging SAP; was in the South Leeds Regeneration Priority Programme Area and formed part of the Council’s 5 year land supply

·  that a range of house sizes would be provided

·  that in terms of drainage, a robust SUDS solution had been devised and a balancing pond proposed beyond the red line boundary

·  that the latest transport assessment which had been submitted recently showed that up to 200 dwellings could be accommodated on the site, with access from Albert Drive

·  that the site was not unduly constrained by the overhead power lines

·  there was a commitment to a S106 Agreement which complied with all the planning obligations sought by Officers and which would include 15% affordable housing

Following questions from the Panel additional information was provided

by the applicant’s representative together with the applicant’s highways representative, which related to:

·  the access road; its width and that traffic calming measures would be introduced as part of the scheme

·  that the application was policy compliant

·  that a range of sites would be needed to meet the housing target, including PAS sites and both old and new allocations, with the subject site being considered positively having regard to existing policy, plans and guidance

·  the extent of the buffer zone which would be provided around the power line if this could not be buried

·  parking provision; that this would be on-site and would comply with the Council’s parking requirements

The Panel discussed the application, with the main issues raised

relating to:

·  the interim PAS policy which had been in place when the application was lodged.  The Head of Planning Services stated this was not now a material planning consideration, with this view being supported by the Panel’s Legal Services adviser

·  education provision.  Concerns were expressed that a representative from Children’s Services was not in attendance, with the Chair requesting that for future, large scale residential applications, an Officer from Children’s Services should attend to respond to detailed questions about school places and capacity.  The Head of Planning Services advised that education contributions now formed part of the CIL charge, with contributions being pooled to enable the Council to address the issues.  In terms of primary provision, the numbers of places available locally up to 2019 were less than projected demand.  Members were informed that Childrens Services were seeking a maximum contribution for education and this now formed part of the CIL which would be clarified at Reserved Matters stage and be payable once development commenced.  Members stressed the importance of the overlap between Planning and Children’s Services and that parents purchasing a property on a new development should have a realistic expectation that their children should be able to attend a local primary school

·  highways and access.  Concerns were raised about the proposed access arrangements, the width of Albert Drive which was made narrower at certain points due to existing on-street parking; the impact of the traffic calming measures on existing residents and that Albert Drive also served existing dwellings in the Newlands, together with the proposed circa 200 new homes.  The Transport Development Services Manager stated that on-street parking was essential to existing residents on Albert Drive and that a scheme which was appropriately designed and would allow areas for two-way passing would have to be submitted by the applicant.  A suggestion was made to remove the existing grass verges on Albert Drive and provide off-road parking spaces instead.  In terms of numbers accessing off a single road, the Street Design Guide specified this could be up to 300 dwellings.  Strategically as more sites were brought forward, financial contributions would be sought to address strategic areas which could include the junction at Dewsbury Road.  In relation to the two other PAS sites in close proximity to the subject site, Members were informed if these were to be developed they would not be accessed from Albert Drive.  The Head of Planning Services advised that the traffic calming measures and formalisation of parking would be dealt with as part of condition no. 24 as set out in the submitted report.  The location of the nearest bus stops to the site were clarified for Members’ information

·  drainage – concerns were raised about the extent of development and possible impacts on future drainage of the site.  The Head of Planning Services stated that a permeability test would need to be carried out and that the scheme proposed measures which would allow a controlled run off rate of surface water

·  other matters:-

·  concerns were raised about the use of Green Belt land to facilitate the development but this would involve the tree planting which was appropriate development in the Green Belt

·   the likely cost of burying the power lines and that if this was possible, no reduction in planning contributions should be sought to offset the cost of that work

·  clarity on the CIL charge.  This was stated as being £45 per sqm, with around 90 – 100 sqm being the average size of a three bed dwelling, with the CIL charge being levied on every house

·  the timing of the application with concerns the consideration of the development was premature and should await the second round of the SAP

·  that the cumulative impact of the proposals had to be considered

·   how the 5 year land supply had been arrived at with reference to the Housing Market Characteristic Areas

The Panel considered how to proceed.  If minded to approve the

application, Officers were requested that any alteration to the S106 contributions should be brought back to Panel for consideration

  RESOLVED -  To defer and delegate to the Chief Planning Officer for approval subject to conditions to cover those matters outlined in the submitted report (and any others which he might consider appropriate) and the completion of a S106 Agreement to secure the following:

·  affordable housing – 15% (with a 60% social rent and 40% submarket split)

·  public open space on site to comply with Core Strategy Policy G4

·  improvements to bus stop 11042 at a cost of £20,000 to comprise the provision of a shelter and real time passenger information

·  the provision of raised kerbs and a bus clearway to bus stop 11042 on Wide Lane

·  travel plan including monitoring fee of £2,925

·  residential Metrocards (bus and rail) at a cost of £605.00 per dwelling

·  employment and training initiatives (applies to the construction phase)

·  upgrade Peter Lane to a bridleway

·  the management and retention of buffer planting within the Green Belt for the foreseeable future in accordance with Saved UDP Policy N24

In the circumstances where the S106 has not been completed within 3 months of the resolution to grant planning permission, the final determination of the application shall be delegated to the Chief Planning Officer