Agenda item

To receive and consider the attached report of the Chierf Planning Officer regarding an application for the erection of 75 dwellings (C3), public open space, landscaping and access details.

The report of the Chief Planning Officer presented an application for the erection of 75 dwellings (C3), public open space, landscaping and access details at land of Meagill Rise, Otley.

Members attended a site visit 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 proposals would create 75 new dwellings on land that was allocated for housing.

·  The application was from a housing association and there would be 62.5% affordable housing on site.

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

·  Access to and across the site was shown.

·  The mix of house types.

·  Landscaping arrangements.

·  There would be subterranean water storage for water run off to prevent flooding.

·  There had been further objections from the local MP with regards to the impact on landscape, traffic congestion and flooding.

·  The application was recommended for approval.

·  There were proposed amendments to conditions relating to access during construction and for boundary treatments.  Also additional conditions for hours of construction and for an approved levels plan.

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

·  Main objections included the following:

o  Principle of development on this site

o  The planning inspectors view the site should not have through access

o  Difficulties due to the topography of the site

o  Off-site highways issues

o  Infrastructure

·  Off-site highways concerns - there was significant congestion in Otley Town Centre, only one access across the river and concern with access to the site.

·  Lack of school places.

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

o  Infrastructure could not support the development – there were not enough school places, GP/Dentist availability and highways issues.

o  Concern regarding the loss of trees

o  Flooding – there had been flooding during the past two winters and it was feared that this development would worsen flooding.

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

·  The principle of developing the site for housing was long established.

·  The scheme had been significantly reduced in size from an initial proposal of 135 dwellings.

·  There would be support for infrastructure through Section 106 and Community Infrastructure Levy requirements.

·  The scheme provided affordable housing above the normal requirements.

·  The development would provide over 200 bed spaces for people in need of affordable housing.  Otley currently had 400 people on the waiting list.

·  There had been extensive consultation with highways.  Junctions in the area did have capacity for extra traffic.  Two access points to the site provided a workable solution and there would also be the introduction of a 20 mph zone.

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

·  There were constraints to make off-site highways improvements.

·  Visibility for access points to the site met standards.

·  Conditions for access to the site for construction traffic.

·  Concern regarding the use of greenfield land and impact on infrastructure.

RESOLVED – That the application be deferred and delegated to the Chief Planning Officer for approval subject to the completion of a Section 106 agreement relating to affordable housing provision, real time bus stop contribution, provision and maintenance of on-site greenspace, off site highway works, travel planning measures.

Additional and varied conditions:

·  Condition 19 requires access from Meagill Rise to be constructed prior to any other works – also include requirement that no construction traffic shall use St David’s Road.

·  Condition 28 regarding retaining structures also to include requirement for approval of all boundary treatments.

·  Hours of construction – 8.100 a.m. to 6.00 p.m. – Monday to Friday and 8.00 a.m. to 1.00 p.m. Saturdays. No working on Sundays or Public Holidays.

·  Levels to be as approved levels plan or as otherwise agreed in writing.