Agenda item

To consider the report of the Chief Planning Officer on an outline application for residential development up to 57 units at former Civil Service Sports Association Ground, Potternewton, LS7.

(Report attached)

The report of the Chief Planning Officer requested consideration of an outline application for residential re-development consisting of up to 57 units at the former Civil Service Sports Association Ground, Newton Road, Potternewton, Leeds.

This application was brought to Plans Panel as the site is presently a Protected Playing Pitch and the proposed development therefore conflicts with the adopted Local Plan. The proposal represented a significant departure from the development plan and consequently under the scheme of delegation was required to be reported to Plans Panel.

The proposal was in outline with the principle of development and the means of access being the only matter to be determined as part of this proposal. All other matters relating to the appearance of the development, landscaping, layout of the development and the scale of the buildings was reserved for latter submission and consideration.

Members were advised of approval for mixed use which was set out at paragraph 4.0 - Relevant Planning History of the submitted report.

An indicative layout had been produced by the developer to show that their aspirations of 57 units would be achievable. However, the layout which was shown to the Panel did not form a formal part of the consideration.

Members were advised that the developer would be liable for CIL and a financial contribution was on offer for loss of a playing pitch. It was suggested that money from this could be used by the Caribbean Cricket Club to improve facilities.

Members heard that the developer was proposing 2 affordable units on the site. However, the Members were informed that this level of development should allow for 9 affordable units.

Members were advised that the wall along Newton Road was to be retained as were the trees.

The Panel noted that the applicant was not at the meeting.

The applicant had submitted a viability appraisal which had been checked and verified by the District Valuer and it was agreed with the applicant that the site can only deliver 2 units of affordable housing. The letter from the District Valuer was attached to the end of the submitted report.

Brian Maguire of the District Valuation Service was present at the meeting.

Mr Maguire explained that the District Valuer disagreed with the applicants’ viability appraisal. The principle reason related to the applicant claiming there was £790,000 of abnormal costs included in their build costs. The Panel heard that the applicant had not supplied a breakdown of the abnormal costs in relation to this site, nor had they supplied justification for the requirement of these costs. Therefore the District Valuer had not included these costs in their appraisal.

Mr Maguire concluded that the scheme could achieve a market related profit of 17.5% on gross development value, at the same time delivering 2 affordable homes, 3.51% of the total number of scheme dwellings. He went on to say that the development could also fund a Section 106 contribution of £175,000 for a playing field contribution and a CIL payment of £211,815.

Members discussed the following points:

·  The need for more affordable homes on the site;

·  The contribution for the loss of the playing pitch to the Caribbean Cricket Club;

·  More information required on what a keyworker home is;

·  Demolition of the wall along Newton Road and replaced with fencing and provision for access to green space;

·  Green space to include play equipment;

·  The need for land contamination assessment;

·  If there was a need for green space on the site as Potternewton Park is located nearby;

·  If the green space was not provided more units could be built and more affordable units;

·  The need for consultation with Ward Members on this development.

·  Supply and delivery of utilities and the need for the site to be energy efficient.

·  Means of access only from Newton Road

Clarification was provided to the Panel on further assessments by the District Valuer should it be required and on the regulations around Section 106 payments.

Members were informed that the actual costs for the refurbishment of the Caribbean Cricket Club were not known. However, Ward Members had suggested setting up a working party to look at this with a view to increasing £175,000 with the provision of professional services, and materials provided at cost. This is currently being looked into with advice being taken from Legal Services. It was noted that £175,000 was sufficient for the loss of a playing pitch.

RESOLVED – To defer consideration of the application for negotiations with the applicant on the following points:

·  Increase of affordable provision on the site;

·  Illustrative layout and green space provision;

·  Consultation with Ward Members; and

·  To return to the Panel with an update on the negotiations.

Cllr. Procter briefly left the room at the start of this application.

Cllr. Procter left the meeting at 16:10 during this application.