Agenda item

To consider the report of the Chief Planning Officer for an application for a two storey rear extension to form new studio flat and additional ground floor space (sui generis) First Floor and Second Floor  at 55 Austhorpe Road, Cross Gates, Leeds, LS15 8EQ

(Report attached)

The report of the Chief Planning Officer requested Members to consider an application for a two storey rear extension to form new studio flat and extension to ground floor loan shop (sui generis) at 55 Austhorpe Road, Leeds, LS15 8EQ.

The application had been brought to Plans Panel for determination as the proposal had generated some concern locally and Highways Officers had not supported the proposal.

Members were informed that the application related to the first and second floors of 55 Austhorpe Road, a detached red brick property with commercial premises to the ground floor and residential to the upper two floors. It was noted that first and second floors were located within the roof space.

Members heard that the property was located on the corner of Austhorpe Road and Church Lane with parking to two sides and access from both roads. The character of the area is both commercial and residential with flats above shops.

Maps photographs and diagrams were shown at the meeting.

Members were informed that the new extension was to be built in the same materials as the shop front. It was noted that the proposed flat complied with the space standards.

Members were informed that the location of the access point from the current parking area when leaving the car park was restricted. The proposal was for a new wider access point more centrally positioned onto Austhorpe Road. It was noted that a revised layout of the parking area had been submitted. The revised proposal would reduce the number of parking spaces from 14 to 10 with 6 of the spaces being reserved for the upper floor flats. Planning Officers were of the view that this was acceptable in planning terms.

Members heard that Highways officers did not support the proposals as they were of the view that the revised plan constituted an over-development of the site and that a reduction in off-street parking would not be in the interests of highways safety. It would also put additional pressure on parking in the town centre. Members were also informed that Highways Officers had concerns about the proposed new wider access point onto Austhorpe Road due to its proximity of the junction with Church Lane.

Members heard that comments had been received from Cllr. Peter Gruen and were read out at the meeting:-

1.  “I have no objection to the principle as the Centre needs to remain vibrant, diverse and competitive, flexible and agile. This application is right at the edge, however as long as the new residential units are space and amenity compliant, I do not object;

2.  Concerned the Highways comments have been brushed aside by planning colleagues. Objections are a relative rarity and should therefore be given considerable weight. 2 Issues – a deterioration in proper parking spaces and there usability –road safety issues at the access.

It begs the question whether the site is being used too intensively at the expense of more and better parking spaces?

The report alludes to the many traffic and pedestrian conflicts which take place along a hugely busy road, I believe more weight should be given to this.

3.  I note a comment regarding undischarged conditions from previous application on this site. I hope Panel Members will take such a history into account, when deciding how enforceable conditions in this report are.

In summary, I would hope that a further, detailed discussion with all involved, including myself, can take place to seek a viable way forward”

Cllr. Ron Grahame declared a non- pecuniary interest at this point as his wife is a Ward Councillor for Crossgates and Whinmoor. He said that he would take no further part in this item.

Mr Eamonn Judge assisted by Keith Furness attended the meeting and addressed the Panel highlighting the following points:-

·  Parking issues were contrary to Highways advice

·  Parking on pavements

·  Attention drawn to 10.12 of the submitted report in relation to planning application for Wetherspoons which is currently at appeal

·  No disabled parking proposed

·  Parking spaces too near to property entrance

·  Access point too close to a junction

·  Waste management issues highlighted in relation to collection and bin sizes and distance of proposed bins to road

·  No amenity space for residents

There were no questions from Members.

Tom Cook the agent attended the meeting. He responded to Members questions informing them of the following points:-

·  The extension was a small increase to the ground floor;

·  The bins would be serviced from Church Lane;

·  Measurement was 16 metres from bin store to Church Lane;

·  The proposal was for 1 additional flat, there would be no food waste only paper therefore there should be no difference to waste collections;

·  Proposed parking bay 5 could be used as disabled parking as this wider;

·  Currently there were 3 employee at the offices which may increase to 4 in the future.

Mr Cook said that he was open to suggestions from the Panel on parking resolutions.

The Panel debated the layout of the parking bays, the access to the parking area and the general area in relation to roads, and transport links. The Panel heard from both Planning and Highways officers about differences in criteria and guidance in relation to this application.

Cllr. Peter Gruen offered a meeting with all the Ward Members and interested parties to try and resolve this issue.

RESOLVED – To defer and delegate approval to the Chief Planning Officer subject to the conditions specified in the submitted report, with consultation with Ward Members.