Agenda item

To receive and consider the attached report of the Chief Planning Officer regarding an application for partial demolition of existing buildings, conversion of existing office buildings to create 12 residential apartments; erection of 10 new dwellings (total of 22 dwellings) with associated landscaping and parking.

The report of the Chief Planning Officer presented an application for the partial demolition of existing buildings, conversion of existing office buildings to create 15 residential apartments, erection of 7 new dwellings with associated landscaping and car parking at Clarence Road, Horsforth.

Members attended a site visit prior to the hearing and site plans and photographs were displayed and referred to throughout the discussion on this item.

Further issues highlighted in relation to the application included the following:

·  The development would consist of 15 flats and 7 houses.

·  The site fell within the Horsforth Conservation Area.

·  The site was a designated brownfield site which was proposed for residential development on the Site Allocation Plan.

·  It was not felt that there would be any more impact on highways as compared to the previous use of the site.

·  There would be some loss of trees on the site but there would be significant new planting.

·  The existing buildings could be converted to residential use under permitted development rights.

·  Due to financial viability, the reduced contribution of 22% affordable housing was considered to be acceptable.

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

·  Maps used in the report were not accurate.

·  Distances between the proposals and existing properties were not within guidelines.

·  Due to variations in heights around the site and overlooking of existing residential properties, a more intensive site visit should have been carried out.

·  The proposals would have a negative impact on the amenity of existing nearby residents.

·  Testing for overshadowing of existing properties should have been done.

·  The proposals were not in keeping with the Conservation Area.

·  When the site was in use for office accommodation, residents were not disturbed or overlooked on an evening or a weekend.

·  The proposals were too high density for the size of the site.

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

·  The premises had been vacted in April 2016 as they were no longer suitable for office use.

·  The applicant had worked closely with the Council, Horsforth Town Council and Conservation representatives.  Amendments had been made to initial designs.

·  The proposals would bring much needed housing to the area whilst bringing two positive buildings in the conservation area back into use.

·  There would be highways and transport improvements.

·  The consultation process had included a presentation to Horsforth Town Council and leaflet drops to local residents.

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

·  There had not been any further comment from Ward Members or Horsforth Town Council.

·  Further to comment regarding proposals not meeting guidelines, it was reported that on occasion this is acceptable when site circumstances and constraints of a site are taken into account.

·  The proposals offered by the application gave more planning control than if the existing buildings had been converted using permitted development rights.

RESOLVED – That the application  be deferred and delegated to the Chief Planning Officer for approval subject to the specified conditions outlined in the report and also the completion of a Section 106 agreement to include the following obligations:

·  22% contribution to affordable housing

·  Provision and maintenance of greenspace

·  Contribution towards one bus stop of £10,587.50

In the circumstances where the Section 106 has not been completed within 3 months of the Panel resolution to grant planning permission, the final determination of the application shall be delegated to the Chief Planning Officer.