Agenda item

Application 11/03814/FU - 68 houses on land opposite Highcroft and Hillside Selby Road Garforth LS25

Further to minute 112 of the Plans Panel East meeting held on 3rd November 2011 where Panel considered a position statement on proposals for a residential development comprising 69 houses, to consider the formal, revised application for 68 houses

 

(report attached)

 

 

Minutes:

  Further to minute 112 of the Plans Panel East meeting held on 3rd November 2011 where Panel considered a position statement for a residential development of 69 houses on land opposite Highcroft and Hillside, Selby Road Garforth LS25, Members considered the formal application which had been revised to now comprise 68 houses

  Plans, photographs and graphics were displayed at the meeting

  Officers presented the report and outlined further amendments to the scheme which included:

·  a change to the affordable housing types and that whilst not being pepper-potted around the site for technical reasons relating to land levels, these would be in a more central location than previously proposed

·  provision of an access strip to enable Nos 11 and 20 Cliffe House Avenue to maintain their existing hedges

·  3 storey properties to be located only off central spine road

·  Improvements to green space and the enlargement of garden areas

·  amount of render in the scheme reduced

In respect of affordable housing, 15% would be provided in line with the

interim policy

  Increased education contributions which now included provision for primary education would be provided.  To take account of the reduced number of houses proposed, Members were informed that the green space contribution would be decreased slightly, with £97,157.76 being provided

  Members were informed that Yorkshire Water was working on a flood alleviation scheme for the area and that the developer had agreed to make a contribution of £450,000 towards that

  Officers reported the receipt of five additional letters of representation and corrected minor errors in the submitted report.  If minded to approve the application, further conditions were suggested relating to drainage, including off-site works and obscure glazing where appropriate to bathroom/landing windows to gable ends

  Members were informed that site preparation works had recently commenced on site and that a written apology had been sent to the LPA for this error

  It was confirmed that Ward Members had been consulted on the scheme in detail following the presentation to Panel on 3rd November 2011 and that the proposed draft S106 Agreement would be discussed with them prior to it being signed off

  The Panel heard representations from the applicant’s agent and an objector who attended the meeting

  Members commented on the following matters:

·  the possibility of negotiating an increase to the level of affordable housing to be provided

·  flooding issues; the need for a Flood Risk Management Officerto attend Panel when issues relating to flooding were being discussed and the role of Yorkshire Water in this matter in view of the Environment Agency being the monitoring authority

·  the level of public consultation on the proposals with concerns this could have been more extensive and included flooding issues in view of previous difficulties experienced around the Ninelands area of Garforth

·  the need for the affordable housing on site to meet the Homes and Communities Agency (HCA) minimum standards in view of a recent Scrutiny Inquiry which had revealed that some affordable homes in the city had not been built to the minimum standards meaning they could not be taken on by Social Landlords

·  the need for the S106 contributions to be paid on commencement on site

·  that the increased education contributions secured from the developer were welcomed

The Panel considered how to proceed

RESOLVED -  That the application be granted in principle and that

it be deferred and delegated to the Chief Planning Officer for final approval, subject to the conditions set out in the submitted report; additional conditions relating to:

  • drainage including off-site works
  • bathroom/landing windows to gable ends to be obscure glazed where appropriate
  • affordable homes to be built in accordance with HCA standards
  • S106 contributions to be paid on commencement of the works

 

further negotiations with local residents on flooding issues and the off-site works to be provided and the completion of a legal agreement to include the following obligations:

 

1  Affordable housing – 15% (of which 50% is to be Social Rented and 50% Sub-market)

2  Greenspace contribution of £97,157.76

3  Education contribution – Primary £201,117 – Secondary £121,821

4  Public transport improvements contribution - £79,016

5  A footway/cycleway link across Council land, between the site and Shaw Close

6  A Green Travel Plan and associated monitoring contribution of £2,500

7  A contribution towards the installation of Microprocessor Optimised Vehicle Actuation (MOVA) traffic signal equipment together with all associated works at the existing Lidgett Lane/A63 Selby Road junction

8  A contribution towards the funding of a Traffic Regulation Order to extend the 40 mph zone along Selby Road eastwards, beyond the garden centre

9  12 month Metro discount travel cards to be provided to the occupants of the dwellings

10  Scheme to employ local people in the construction of the development

11  Agreement to the early delivery of housing on site (starting in 2012)

 

In the circumstances where the S106 has not been completed within 3 months of the resolution to grant planning permission, the final determination of the application shall be delegated to the Chief Planning Officer

 

  (During consideration of this matter Councillor Gruen and Councillor Parker left the meeting)

 

 

Supporting documents: