Agenda item

To receive the report of the Chief Planning Officer on an application for demolition of existing building and construction of six dwellings with associated works and new access former Garforth Clinic, Lidgett Lane, Garforth.

(Report attached)

The report of the Chief Planning Officer presented an application for the demolition of an existing building and construction of six dwellings with associated works and access at the former Garforth Clinic, Lidgett Lane, Leeds.

Members visited the site prior to the meeting and 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:

·  There was a mix of residential properties in the area.

·  The site was currently occupied by single storey buildings and had been vacant since January 2016.

·  A previous application for eight dwellings (reduced to seven) had been refused.  This was currently at appeal.

·  The proposal was for a mix of three, four and six bedroom dwellings.

·  All properties would have a minimum of two car parking spaces.

·  The properties would include three storey buildings.

·  Representations had been received from Ward Members and local residents.  These included concerns regarding impact on highways, flood risk and loss of health provision.

·  With regard to flooding it was reported that there was currently no control of surface water.  This scheme would provide improved drainage.

·  The applicant was happy to retain the boundary hedge.  There would need to be a breach in this for access.

·  The application was recommended for approval.

Councillor Dobson recused himself and spoke alongside a local resident and addressed the Panel with concerns and objections regarding the application.  These included the following:

·  The proposals led to over development of the area, especially with the associated highways issues.

·  Over dominance of properties on Lowther Grove.

·  There was a severe flooding history in the area with regular flooding events.

·  The proposals would lead to further problems with parking in the area.

·  The proposals were not in compliance with policy.

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

o  It was not felt that the flooding situation would be improved especially as there would be more hard surfaced areas.

o  The addition of more domestic properties was likely to increase problems that had happened with overflow of foul water waste.

o  Infill housing at this site would add to the burden of the existing infrastructure.

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

·  The proposals were modest for a site of this size and there was a reasonable distance from properties on Lowther Grove.

·  There had been negotiations with highways and amendments to satisfy highway safety concerns.

·  The proposals did give opportunity to manage and control drainage from the site.

·  In response to Members questions, discussion included the following:

o  The properties would be family houses.

o  The larger properties would not necessarily be used as six bedroom properties.  Rooms could be used for other purposes such as office space or storage.

o  Alternative arrangements for siting the garage at Plot 2.

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

·  With regard to the proposals not being compliant with Core Strategy policy H4 (Housing Mix) it was reported that this tended to apply to larger scale developments.

·  There had been discussions with Yorkshire water regarding foul water drainage.  Further discussion was needed to clarify a condition that would optimise the delivery of a successful scheme.

·  On site water would run off to underground storage tanks.

·  It was suggested that a condition be included for each of the properties to have a water butt.

·  Further discussion with Yorkshire Water regarding a condition for foul water drainage.

·  Withdrawal of permitted development rights in relation to Plot 6.

RESOLVED – That the application be granted subject to the conditions outlined in the report, officers agreeing the wording of foul water drainage conditions with Yorkshire Water and the additional conditions:

·  Provision of water butts.

·  Withdrawal of permitted development rights in respect of extensions to Plot 6 and for the change of use from dwelling to a House in Multiple Occupation