Agenda item

To receive and consider the attached report of the Chief Planning Officer regarding a reserved matters application for 23dwellings with landscaping and laying out of access roads and sewers.

The report of the Chief Planning Officer presented a reserved matters application for 23 dwelling houses with landscaping and laying out of access roads and sewers at Nethertown Farm, Old Lane, Drighlington.

Site plans and photographs were displayed and referred to throughout the discussion of the application.

Further issues highlighted in relation to the application included the following:

·  Outline planning was approved for the site in March 2015.

·  The site was currently occupied by a farm and had a number of authorised and unauthorised buildings. 

·  The application was for 23 dwellings with an area of land set to one side as greenspace.

·  The proposed dwellings equated to less than the maximum volume and height of what was approved at the outline application.

·  There would be 15% affordable housing contribution which would equate to 3 dwellings.

·  Each dwelling would have a different design with a mix of farmyard and courtyard styles to reflect the history of the site.  This would also include bungalows.

·  There would be off site highways works.

·  The dwellings would be a mix of stone and brick.  Materials would be conditioned.  There would be a dry stone wall effect to the frontage.

·  The application was recommended for approval.

A local Ward Councillor addressed the Panel with concerns regarding the application.  These included the following:

·  The outline application was based on 19 dwellings.. this application had an increase in floor space and volume.

·  The outline application had planning benefit calculated via a Section 106 agreement prior to the introduction of the Community Infrastructure Levy.  It was requested that the application be deferred so a recalculation could be made.

·  In response to questions from Members the following was discussed:

o  The outline application was agreed so the site would be improved and unauthorised buildings be removed.  This application did not reflect what was agreed at the outline application.

The applicant’s representative addressed the Panel.  The following issues were highlighted:

·  Although the site was greenbelt, development was permitted providing there was no further impact on openness as the land had previously been developed.

·  The proposals did not exceed the volume or height of the buildings that was agreed at the outline application.

·  Although there were more dwellings they were generally of a smaller size and the layout was very close to the indicative layout of the outline application.

·  In response to questions from Members, the following was discussed:

o  Affordable housing had been located where it had on the site in order to make it more affordable.  These properties would likely be discount for sale properties.

Further to comments and questions from Members, the following was discussed:

·  All properties would have at least two parking spaces with the exception of the middle property on the block of three affordable housing units.

·  There was a preference for all affordable housing to be social rented.

·  Further concern regarding the increase in dwellings following the outline application and the impact on openness.

RESOLVED – That the application be approved in principle with the decision deferred to the Chief Planning Officer for further negotiations to enlarge windows on two side gables of properties facing onto greenspace.