Agenda item

To Consider the report of the Chief Planning Officer on an application for 29 co-housing dwellings and common house, 30 apartments for over 55s and four self-build plots with associated access and landscaping at the former site of 79, Roundhay Road, LS7

(Report attached)

The report of the Chief Planning Officer application 17/02730/FU related to a mixed residential development including 29 co-housing flats and houses with an associated common house, 30 affordable flats for residents over the age of 55, and 4 self-build houses, on the site of now-demolished Council offices (formerly the Roundhay Barracks buildings) on Roundhay Road in Chapeltown.

Members were informed that since the report had been written it had come to light that the 5 bedroom house proposed as part of the co-housing development and referred to in paragraph 2.3 of the submitted report was to be rented as a house in multiple occupation (HMO). It was noted that the unit was to be rented to 5 unrelated individuals, rather than occupied as a family unit.  Members were advised that in the particular circumstances of the application, and in view of the number and mix of units proposed, this would not have any material bearing on the recommendation in the report.

Members were asked to note the following:

·  Only one of the 63 units proposed in total and still proposed to be in residential use;

·  The incorporation of a shared house with individual rooms for rent contributes positively to the wider mix and range of housing available across the site;

·  No material additional environmental ore traffic impacts or no material change in number of people living there, and it’s part of the co-housing scheme so residents would be required to sign up to the co-housing principles as part of their tenancy (including restrictions on car ownership), which are already proposed to be controlled by condition 5 set out in the submitted report.

Members were advised that the description of the application had been changed to reflect this minor change in agreement with the developer. In the context of the broader scheme and its particular location, and the very minimal nature of the change Members were informed that it was not necessary to re-advertise the change to the description.

Members had visited the site earlier in the day and photographs, plans and maps were displayed at the meeting.

Members were informed of the following:

·  No access to the site from Roundhay Road;

·  There was a tree preservation order on trees close to the proposed block for over 55’s;

·  The brick wall to the front of the site was to be retained;

·  The co-housing block of 29 units would be at the front of the site;

·  Common house with communal dining, laundry and meeting facilities located on the ground floor;

·  4 plots were to be sold to developers;

·  The pedestrian route currently runs along-side the proposed over 55’s block to be relocated through the middle of the site;

·  3 duplex houses to be located above the common house;

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In relation to the submitted report the Panel were provided with a number of updates to matters referred to in the recommendation box as follows:

·  Responses had now been received from;

o   Coal Authority – no objection

o  Yorkshire Water – no objection, subject to conditions, one of which echoed the FRM condition already recommended (CO2), and a further one requiring separate systems of foul and SW drainage, which is therefore recommended as an additional condition

o  Revised layout plan received which now addresses highway issues therefore no objections, subject to conditions already recommended in submitted report

o  Revised Travel Plan received and with Travelwise for comments. This would include provision for Travel Plan monitoring fee of £2,500

Members were also advised of a number of updates and clarification on the submitted report as follows:

·  Paragraph 2.7 refers to 14 parking spaces being provided for the co-housing part of the development. There will actually be 19 spaces in total including 3 spaces specifically dedicated to the proposed car share club;

·  Paragraph 2.12 refers to 15 parking spaces for over 55’s flats, it is actually 16;

·  Paragraph 2.14 refers to self-build being 3 bed units, they are all 4 bed units, as, referred to in paragraph 10.23;

·  Paragraph 7.14 (Neighbourhoods and Housing Consultation) refers to noise report being requested and being considered by Environmental Studies Team. It was clarified that this report had now been received and reviewed by the Environmental Studies Team who have commented as set out in paragraph 7.13 of the submitted report.

A viability report had been attached to the submitted report and the District Valuer was in attendance at the meeting. However on this occasion there were no questions from the Panel on the viability report.

In response to Members questions the Panel were provided with the following information:

·  There are currently no No Waiting at Any Time Traffic Regulation Orders (TRO) in place close to the site on either Roundhay Road or Barrack Road, but it was not anticipated that future occupiers would park in this location due to the nature of the road when alternative provision was provided within the site. However, it was noted that existing restrictions to parking exist including at crossing points and bus stops. It was noted that if the proposal was granted that a TRO could be added to the conditions if Members were so minded to do so.

·  It was noted that the area behind the proposed site was listed as proposed primary and secondary school provision.

·  A tree survey had been submitted by the applicant and the small trees shown for removal were not of a sufficient high quality, the proposal is for trees to be planted to replace those removed. It was suggested that fastigiate trees be used as these would mitigate leaf fall. It was noted that the co-operative would maintain the landscaped areas.

·  The entrance would allow two way passing and the new internal layout complies with street design at 5.5 metres wide sufficient width for two cars to pass. It was clarified that the proposed footway widening along the access route would not be at the expense of the carriageway width.

·  A car share scheme operating at a similar co-operative site in Bramley was said to work well. It was also noted that there was to be a large communal bike store and that each unit would have its own bike store.

·  There would be electric charging points within the site.

·  The co-operative scheme would operate communal recycling and composting.

·  It was noted that the development would not be using the District Heating scheme but that the units would be energy efficient. The scheme was still undecided about the use of Photovoltaic Panels. 

The Panel were of the opinion that the application had been well thought through.

RESOLVED – To defer and delegate to the Chief Planning Officer for approval subject to the conditions specified in the submitted report and following the agreement of the Travel Plan.

Additional condition to be added in respect of separate systems of foul and surface water drainage to be provided.