Agenda item

To consider a report by the Chief Planning Officer which sets out details of an application for the development of 28 apartments and 13 Houses to land at former St Joseph’s Convalescent Home, Outwood Lane, Horsforth, Leeds 18.

(Report attached)

The report of the Chief Planning Officer presented an application for the development of 28 apartments and 13 houses to land at the former St Joseph’s Convalescent Home, Outwood Lane, Horsforth, Leeds.

Members had visited the site prior to the September meeting when the application was deferred to allow for further information to be provided.

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:

·  The 28 apartments would be affordable housing.

·  The site fell within a residential area.

·  There was to be further discussion regarding the provision of off-site highways works.

·  Access to the site would be moved to improve visibility.

·  The buildings would take on board the characteristics of the conservation area.

·  The scheme involved the provision of 68% affordable housing.  This meant the provision of an off-site greenspace contribution would affect the viability of the scheme.

·  The proposals would see the redevelopment of a brownfield site and provision of much needed affordable housing for the area.

·  There was to be an additional condition for the provision of a landscaping management plan.

·  The application was recommended for approval.

Local residents addressed the Panel with concerns and objections to the application.  These included the following:

·  The proposed houses would completely overshadow and dominate the existing property at 8a Outwood Lane.

·  Plots 12 and 13 could have been used for bungalows to prevent overshadowing/overlooking and this should be considered.

·  Concern with regards to funding for traffic calming that was not considered to be necessary.  This could be better used on improving the appearance of the development to fit in with the conservation area.

·  It was agreed that the lack of an off-site greenspace contribution was outweighed by the need for affordable housing in the area, but this housing needed to be of a high quality to fit in with the conservation area.

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

·  There had been a well-attended public consultation event.  Main concerns raised had included parking on Outwood Lane.  This was would not be a problem as there would be sufficient parking for the proposed properties and the provision of double yellow lines.

·  The site was considered to be sustainable and had good public transport and pedestrian links.

·  Consideration had been given to proposed houses close to 8a Outwood Lane and these had been pulled back and would have hipped roofs.  There would be no issues of overlooking.

·  The affordable housing units would be made available to those on the Council’s housing waiting list.

In response to Members comments and questions, the following was discussed:

·  Issues relating to viability – It was confirmed the applicant had not yet purchased the site.  The land owner had preferred the applicant’s bid which included affordable housing though it was not the highest bid.  A profit level of 17.4% was anticipated. Further issues were discussed regarding profitability levels and reports from the District Valuer.  It was suggested that further information with regard to viability from previous applications and advice from the District Valuer be reported to a future meeting of the Joint Plants Panel.  The viability concerns with regard to this application focussed more on subsidising the affordable housing units rather than profit.

·  Traffic calming – plans for this had not been finalised and there would be further consultation.

·  The provision of the affordable housing was broadly supported by the Panel as was the proposed design for the conservation area.

RESOLVED – That the application be deferred and delegated to the Chief Planning Officer for approval subject to the completion of a Section 106 agreement to include the following obligations:

·  68% affordable housing

·  Provision and maintenance of on-site amenity space

·  Off-site highways works

In the circumstances where the section 106 has not been completed within 3 months of the Panel resolution to grant planning permission, the final determination of the application shall be delegated to the Chief Planning Officer and subject to the conditions outlined in the report and also the additional conditions:

·  Landscaping management plan to be submitted and agreed

·  Details of existing and proposed levels and finished floor levels to be submitted and agreed