Agenda item

To consider a report by the Chief Planning Officer which sets out details of an application which seeks the construction of one detached dwelling house at Lay Garth Court, Rothwell, Leeds LS26.

(Report attached)

The report of the Chief Planning Officer presented an application for one dwelling house at Lay Garth Court, Rothwell.

Members visited the site 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 application had been referred to the Panel at the request of a local Ward Councillor with concerns of harm to the Conservation Area.

·  The dwelling was proposed to be constructed on what was part of a former garden site.  Planning permission had already been granted for 3 dwellings on the rest of the site and these were currently under construction.  The area of the site for this proposal was currently being used as a compound.

·  Main objections to the proposal had focussed on the loss of garden space and harm to the conservation area.

·  The application was recommended for approval.

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

·  There had been conflicting advice regarding development of the site with regards to the number of dwellings that would be approved.

·  Removal of protected trees and boundary walls.

·  There was not sufficient parking for the development or on Lay Garth Court.  Additional vehicles parked on Lay Garth Court would block access.

·  The development would have a negative impact on the quality of life for residents opposite the site.

·  The developer had been approached with regards to selling the land to existing residents so it could be used for garden areas.

The applicant and their representative answered questions from the Panel.  The following was discussed:

·  Original proposals had sought for five dwellings at the site.  Following negotiations this had been reduced to the three that had already been approved with a view for further development when the rest of the site had been secured.

·  There would be significant landscaping improvements including new trees and a beech hedge.

·  There had been consultation with the Conservation Team and a heritage assessment had been carried out.

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

·  The existing junction provided access to 54 existing properties and to the additional ones to be developed at the site.

·  The road surface on Lay Garth Court was felt to be sufficient and there was no justification to include conditions to improve this for the addition of one more dwelling.

·  Concern that the quality of the proposed dwelling was not to the standard of the others on the site.  This did not have the same features and as it was adjacent to the conservation area it was felt that improvements could be made.  Details for the front elevation of the dwelling were highlighted and it was suggested that further discussion could be had regarding this.

·  It was suggested that the applicant could carry out a survey of the road condition before and after development.

·  There would not be any Section 106 requirements but there would be Community Infrastructure Levy contributions.

RESOLVED – That the application be approved in principle but deferred and delegated to the Chief Planning Officer subject to further discussion with the applicant with regards to detailing of the front elevation, in particular securing a coped verge and provision of a bay to the left of the entrance door to provide symmetrical appearance.  Such detail to be considered by the Chair prior to decision.

Also an additional condition to be added regarding submission of a survey of condition of Lay Garth Court before and after construction to determine if any repairs/resurfacing is required because of damage from construction traffic.