Agenda item

To receive the report of the Chief Planning Officer for an application for a two storey new build detached house with integrated garage at 7 Elmete Walk, Roundhay, Leeds, LS8 2LB.

(Report attached)

The report of the Chief Planning Officer requested Members consideration on a proposal for a detached house with integrated garage at 7 Elmete Walk, Roundhay, Leeds, LS8 2LB.

Members had attended a site visit earlier in the day. Photographs and plans were viewed throughout the presentation.

Members were informed that the application sought approval for the construction of a two storey dwelling within the side garden of the site. The proposal was for a dwelling with a gable front, garden area to the rear and a front drive similar to other dwellings on the street. A single garage would be attached to the side of the house. Members noted that the main dwelling would measure 5.8mx8.6m and be 7.1m in height. To level the site it would be infilled and raised towards the south by 2m. The applicant had stated that the retaining walls to support the infilling would be earth banked and grassed over.

Members were advised that the property around the corner from the application site was not perpendicular to the application site and that this was material to the assessment of the impact of amenity to the occupiers of that property.

Members noted that the proposed dwelling was slightly different in appearance and that there was a general uniformity in appearance within the street scene.

Members were informed of a difference in levels between the proposed dwelling and that of neighbouring dwellings. It was noted that this proposal could mean a loss of view to neighbours of the adjacent dwelling. It was also noted there was no inherent right to a view.

Mr Donaldson of 1 Elmete Close attended the meeting. He said that he spoke on behalf of all the objectors and advised the Members that there had been no letters in support of the application.

Mr Donaldson said that he had lived at 1 Elmete Close for 30 years which was adjacent to the application site. He explained to the Panel that the proposed dwelling would cause loss of view and overshadowing to his property. Mr Donaldson went on to say that 12 metres should be maintained between properties to prevent over dominance. He said that the proposed dwelling would be approximately 8 metres from his property and the occupiers would be able to look into his living space.

Mr Donaldson raised concerns in relation to the following points:-

·  The roots of a cherry tree in his garden which was close to the boundary;

·  The location is within the Roundhay Conservation Area;

·  The proposed house would be 3.5 metres above existing houses and have a significant impact on amenity space of neighbours;

·  The retaining wall would pose an unsightly block;

·  Proposed pitch roof on the garage would be different to other garage roofs on the street;

·  Limited parking in the vicinity

Mr Patrick Barrett the agent was at the meeting and informed the Panel that the dwelling had been carefully designed after negotiations with builders and planning officers.

In response to Members questions Members were advised of the following:-

·  In relation to the height of the pitched garage roof Mr Barrett explained that the roof was at 35 degrees to the ridge line and that this was a few metres below the soffit of Mr Donaldson’s house;

·  That the garage had been set back to allow for two car parking spaces;

·  That there would be no impact to the roots of the cherry tree due to the difference in levels between the proposed dwelling and that of Mr Donaldson’s property.

RESOLVED – To defer and delegate approval to officers subject to further negotiations concerning the treatment of the front elevation of the proposed house.