Agenda item

To consider a report by the Chief Planning Officer which sets out details of an application for a replacement detached house with detached double garage to front; alterations to vehicle access and hardstanding at Darroch, Margaret Avenue, Bardsey, Leeds 17.

(Report attached)

The report of the Chief Planning Officer requested consideration of an application for the replacement of a detached house with detached double garage to front; alterations to vehicle access and hardstanding at Darroch, Margaret Avenue, Bardsey.

Members were informed that the proposal was for a replacement dwelling which was modern in its architectural style and appearance and was reported to Plans Panel at the request of Councillor Rachael Procter who raised concerns over the modern design of the dwelling and its impact upon the local character of the area.

Members had attended a site visit earlier in the day, plans and photographs were shown throughout the presentation.

Members noted that the neighbourhood plan had now been passed and was part of the development plan.

Members were advised that the dwelling was not in a conservation area, it was noted that the property would be screen by trees and vegetation.

Members were provided with the measurements of the proposed dwelling and the proposed detached garage.

Members were informed that the dwelling would be modern in appearance comprising a large flat roof.  It was noted that the dwelling would be two storeys to the front and due to the topography of the site three storeys to the rear which would require significant excavations. Materials to be used included brick to the front and side elevations with timber windows, with the entire façade to the rear elevation to be glazed, perforated bricks were to be used to the front to add interest.

Members were informed that the main living space would occupy the lower two levels with the bedrooms located on the upper levels.

The Panel heard that the proposed detached garage would also be constructed of brick to match the new house and also have a flat roof. The Panel noted that the garage would be located to the site frontage as is the current garage which it was to replace.

The Panel noted that it was proposed the house and garage would be surmounted with photo voltaic panels set at angles to catch the sun’s path.

Members were informed that the Parish Council had raised objection to the proposed application and also 9 letters of objection had been received along with the objection of Councillor Rachael Procter. Objections were raised in relation to the following issues:-

·  Concerns over the height of the building;

·  Design;

·  Parking for contractors and access;

·  Flat roof and glass facades unsuited to the village;

·  Inappropriate in location and context.

Members were informed that there was no disparity in height with neighbouring properties in fact was slightly smaller due to level of excavations.

Andy Watts the Agent was available for questions from the Panel.

Steve Varley, Design Officer was also present at the meeting for questions from the Panel.

Members discussed the following points:

·  The proposed design with some Members liking the modern design and others commenting it was ‘boxy’, like a car park, uninteresting, out of character with the area;

·  The lattice brickwork to be used as design feature to the front of the property;

·  The colour of the materials to be used;

·  Details of the excavations to be undertaken and assurance that any excavations would be safe;

·  Gradient of the driveway;

·  Design Statement and Neighbourhood Plan for the area

To allay Member concerns that to grant permission for this design may set a precedent for the area especially the 1930’s properties on the opposite side of Margaret Avenue, it was reiterated by the Chair that each application was assessed on its own merits

To address questions from Members David Newbury – Lead Planning Officer explained the approach that planners took when assessing design of dwellings taking into account National Planning Policy Framework and character of local area.

RESOLVED – To grant permission subject to the conditions set out in the submitted report.

Under the provision of Council Procedure Rule 16.5 Councillors B Anderson, B Cleasby, P Wadsworth and G Wilkinson required that it be recorded that they had abstained from voting.