Agenda item

To consider a report of the Chief Planning Officer on an application for use of land for siting of mobile home with associated works and retention of chicken shed, 2 single stables and dog pen

(report attached)

  Plans and photographs were displayed at the meeting

  Officers presented the report which related to a retrospective application for use of land for siting mobile homes with associated works and retention of existing structures at The Stables, Ninevah Lane Allerton Bywater WF10, which was sited in the Green Belt

  Members were informed that the proposal constituted inappropriate development in the Green Belt and whilst the applicant had submitted personal reasons in support of the application, Officers were of view that very special circumstances had not been demonstrated to outweigh the harm to the Green Belt and as such were recommending the application be refused, with suggested reasons being included in the submitted report

  Officers also stated that the Environment Agency had objected to the application and as the applicant had not adequately demonstrated that foul drainage could be satisfactorily provided at the site, a further reason for refusal relating to this was recommended

  RESOLVED -  That the application be refused for the following reasons:

1  The site lies within an area defined as Green Belt and the Local Planning Authority considers that the proposed mobile homes for residential occupation and associated infrastructure constitutes inappropriate development in the Green Belt in light of the guidance in Planning Policy Guidance Note 2 (PPG2), the draft NPPF and Policy N33 of the Unitary Development Plan and would undermine the purpose and function of the Green Belt.   The applicant has also failed to demonstrate very special circumstances which could justify inappropriate development in the Green Belt.   It therefore, is considered that the proposal is contrary to Policies N33 and H16 of the adopted Leeds Unitary Development Plan (Review 2006) and the guidance contained within PPG2

2  The Local Planning Authority considers that the proposed mobile homes for residential occupation and associated infrastructure would, due to their size, siting and combined visual effect, have a harmful impact on the openness of this Green Belt location, whilst having a harmful impact on the visual amenity and rural character of this edge of village locality due to the design and facing materials used.  It is therefore, considered that the proposal is contrary to the national planning policy guidance in PPG2 and Policies GP5, H16 and N13 of the adopted Leeds Unitary Development Plan (Review 2006)

3  The Local Planning Authority considers that the use of the land for the purposes of stationing caravans for human habitation intensifies the use of an access route that is unsuitable by reason of its narrow width, a tight bend with poor visibility and poor surfacing of the track between the bend and the site.  The proposals are therefore considered to be contrary to Policies T2 and GP5 of the adopted Leeds Unitary Development Plan (Review 2006), national advice in PPG13 and ‘Manual for Streets’ and the Council’s advice contained within the ‘Street Design Guide’

4  The Local Planning Authority considers that in the absence of sufficient information, including percolation tests, the applicant has failed to adequately demonstrate that foul drainage can be satisfactorily provided at this site.   Consequently the applicant has not shown that ground conditions are suitable at this location for a soakaway from the septic tank and therefore there are potential pollution risks.   It is therefore considered that the proposals are contrary to Policies GP5 and H16 of the Leeds Unitary Development Plan (Review 2006), as well as guidance contained within PPS23 – Planning and Pollution Control