Agenda and minutes

Due to the absence of the Chair, a nomination was sought to elect a Chair for the meeting.

A nomination was made on behalf of Councillor J McKenna

RESOLVED – That Councillor J McKEnna be elected as Chair for the meeting.

To disclose or draw attention to any disclosable pecuniary interests for the purposes of Section 31 of the Localism Act 2011 and paragraphs 13-16 of the Members’ Code of Conduct. 

There were no declarations of disclosable pecuniary interests.

With regard to Agenda Item 8, Application 19/03607/FU – Woodlands Farm, Woodlands Drive, Rawdon, Councillor Shemilt informed the Panel that she was aware of the application as the application site was within her Ward and as it had been presented to Rawdon Parish Council.  She had not taken part in any discussion with regard to the application prior to today’s meeting.

Apologies for absence were submitted on behalf of Councillors C Gruen, J Heselwood and D Regan.

Councillor J McKenna was in attendance as substitute.

To confirm as a correct record, the Minutes of the Meeting held on 5 December 2019.

RESOLVED – That the minutes of the meeting held on 5 December 2019 be confirmed as a correct record.

To receive and consider the attached report of the Chief Planning Officer regarding an application for alterations to basement level to form a new bay window and two light wells to side and rear.

The report of the Chief Planning Officer presented an application for alterations to basement level to form a new bay window and two light wells to side and rear at 47 Westover Road, Bramley, Leeds, LS13 3PB.

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 application originally included change of use to a 7 bedroom House in Multiple Occupation (HMO).  The change of use was then amended to 6 bedroom HMO and planning was not required for this use as it was granted planning permission by a permitted development general consent.

·  This application was to determine a new bay window and two light wells to the side and rear at basement level only.

·  There had been objections to the application from a Ward Councillor and local residents.

·  The property fell within the Bramley Conservation Area.

·  All representations with regards to highways and noise disturbance were not for consideration with regard to the application.  Members were asked to focus on the proposed subterranean alterations and the potential visual impact and impact on the conservation area.

·  There would be lawful residential use of the basement of the property regardless of the application.

·  The application had been made to improve future occupants’ residential amenity and was recommended for approval.

A local resident addressed the Panel with concerns and objections to the application.  These included the following:

·  Approval would lead to problems with parking and road safety.  The road was often used as a short cut.

·  The property was situated by the junction which was the only safe place for traffic to pass.

·  The road outside the house was an access point for refuse vehicles.

·  Increasing the capacity would exacerbate problems already encountered on the highway.

·  The street was a quiet family area.  A HMO would disrupt the character of the environment and community.

·  The Councils Housing Strategy supported sustainable communities and should protect those already in existence.

A local Ward Councillor addressed the Panel with concerns and objections to the application.  These included the following:

·  There had been an increase in problems on the highway due to an increase in similar applications under permitted development in the area.

·  Highways comments on the planning portal had referred to lack of cycle storage, inadequate bin storage and safety concerns with regards to on street parking.

·  There were problems with junction visibility and access for wheelchair users.

·  A similar case in Alwoodley had been supported for refusal by the Planning Inspector.

In response to questions, objectors felt that the proposal did not contribute towards a sustainable development approach and that a transient community would not enhance the area.

The applicant’s representative addressed the meeting.  He informed the Panel that the purpose of the light wells was to introduce light to the basement of the property and that matters relating to parking were not relevant in relation to this application.  The light wells would be behind the  ...  view the full minutes text for item 59.

To receive and consider the attached report of the Chief Planning Officer regarding an application for part demolition and conversion of agricultural buildings to a single dwelling house.

·   

The report of the Chief Planning Officer presented an application for part demolition and conversion of agricultural buildings to a single dwelling house at Woodlands Farm, Woodlands Drive, Rawdon.

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:

·  The application had been referred to Panel at the request of local Ward Councillors.

·  It was proposed to demolish extensions to the existing building and this area and other hard standing to the rear would form part of the garden area.

·  Members were shown a CGI image of the proposed conversion.  The main form of the building would be retained with new render and timber cladding.

·  The site is accessed by a private drive off Woodlands Drive.

·  The site is in the greenbelt and has been assessed on the basis it was an exception to inappropriate development; the re-use of the building which is of permanent and substantial construction; it preserved the openness of the greenbelt and does not conflict with the five purposes of the greenbelt.  It was concluded that both these tests had been met.

·  The site was in the Rawdon and Cragwood Conservation Area.  Although the materials to be used were not typical of the surrounding areas, this was an existing building and the proposals would enhance what was already there. 

·  Visibility from the drive was restricted to the right but traffic speeds on Woodlands Drive were slow due to speed restrictions. Under the previous use as a piggery there were frequent vehicle movements and it was not felt that there would be any detriment to highway safety.

·  There had been investigations to see if the access could be widened or modified but this had not proved possible due to trees. 

·  Representations received and concerns that not all issues posted on the planning portal were detailed in the report.

·  It was felt that the proposals would enhance and preserve the conservation area and the application was recommended for approval.

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

·  There had been many local objections including objections from Rawdon Parish Council.

·  No local residents were supporting this application.

·  Local residents’ had consulted a barrister who recommended that the application be refused.

·  The report was deficient with regard to effects on the conservation area and no conservation assessment had been sought.

·  The significance of local heritage assets that were affected had not been considered.

·  Highways advice had changed shortly before the meeting.

·  A comparable conversion had been refused by the North and East Plans Panel.

·  The concept of openness had been disregarded

·  An independent engineers report had been disregarded

·  No consideration of highways safety during the construction phase.

·  The existing buildings are believed to be temporary buildings

·  Previous planning permission had conditions that the site remained for agricultural development.

·  The applicant had previously breached planning regulations which  ...  view the full minutes text for item 60.

To receive and consider the attached report of the Chief Planning Officer regarding an application for 49 no. residential dwellings (use class c3) with associated internal access road, car parking and landscaping.

The report of the Chief Planning Officer presented an application for 41 dwellings and 8 apartments (Use Class C3) with associated internal access, car parking and landscaping at land off Moorhouse Avenue and Old Lane, Beeston.

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:

·  The scheme consisted of 49 units which would be 2 or 3 bedrooms.

·  There would be vehicular access from Moorhouse Avenue.

·  The applicant intended to retain ownership of the properties and operate them as a Private Rented Sector (PRS) scheme.

·  There were protected trees to the front of the site.

·  There had not been any objections to the application.

·  The principal of residential development had been approved by outline planning consent. 

·  The proposed layout had been designed in consultation with planning officers and protected trees would be retained.

·  House types were displayed and considered to be of an acceptable design.

·  Three of the properties did not meet guidance with regards to garden sizes.  All units complied with minimum space standards.

·  There would be two parking spaces per property with exception of the apartments and condition would ensure each unit had an electric charging point.

·  The District Valuer had concluded that a full policy compliant scheme would not be viable for the PRS model but a contribution of £135,000 could be made.  It was suggested £18,000 towards affordable housing, £107,000 towards greenspace and £10,000 for bus stop improvements.  These sums could be shared differently.

·  Trees that had been recommended for removal were of poor quality, there would be a full landscaping scheme with new tree planting.

·  There would be a condition to ensure 10% renewable energy.

·  The application was recommended for approval.

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

·  It was the responsibility of an applicant to demonstrate that policy compliance was not viable and this would be referred to the District Valuer to make an independent assessment.

·  Rental costs for 2 bedroom properties would range from £600 to 650 per month and 3 bedroom properties would be £750 to £800.

·  Concern regarding the lack of affordable housing on site and insufficient parking spaces for the apartments.

·  The price of the rents took account of maintenance and insurance and also void properties.

·  A full tree survey had been carried out and there would be a condition for additional tree planting.

·  Concern that the site was allocated for housing if it was not viable for greenspace and affordable housing contributions.

·  Due to the PRS model, full planning gain contributions were not viable.

·  If the site was developed as houses for sale, the site would be viable and meet all policy requirements with regard to planning contributions.

·  There would be no on-site greenspace provision.

·  Trees would be replaced at a ratio of three planted for every one removed.

·  Concern that the rents were not affordable.

·  Concern that  ...  view the full minutes text for item 61.

Thursday, 13^th February 2020 at 1.30 p.m.

Thursday, 13 February 2020 at 1.30 p.m.