Agenda item

To receive and consider the attached report of the Chief Planning Officer regarding an application for the demolition of an existing house, laying out of access road and construction of four detached houses to garden.

The report of the Chief Planning Officer presented an application for the demolition of an existing house, laying out of an access road and construction of four detached houses to garden at Vaynol Gate, Rooms Lane, Morley, Leeds.

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 include the following:

·  Site access arrangements.

·  Proposed site plan and landscaping arrangements with tree planting and boundary treatments.

·  House types and floor plans.

·  There was some height increase to existing ridge lines in the area.

·  Distances between the properties and existing properties met most of the existing guidelines.

·  Overshadowing – diagrams were shown of the worst periods of overshadowing which would occur in March and September.  During the summer months all shadows would be contained within the boundaries.

·  The application was recommended for approval subject to conditions as outlined in the report and that a further condition be included due to levels at the sight.

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

·  There was not an objection to the site being developed but these proposals would be over development.

·  The proposals for Plot 3 were over dominant and would restrict the views from existing properties.  A bungalow would be more suitable for this plot.

·  There would be very little light to neighbouring gardens between October and March.

·  The proposed trees to be planted, Apple and Cherry, would grow too high.

·  Fencing – it was hoped that new fencing would be installed and the old one removed.

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

·  Prior to submission, there had been consultation with neighbouring residents before the final proposals had been finalised.

·  There had been a total re-design of the proposals due to concerns regarding over dominance and proximity to the boundaries.

·  Plot 3 had been moved which now gave a greater distance for existing properties which was in excess of guidelines.  The garage for Plot 2 had also been moved.

·  The proposals were compliant with policy and design standards.

·  Trees that had recently been removed from the site had been higher and closer to existing properties than the proposed property at Plot 3.

·  The site owner had declined an offer for the site which included the development of nine properties as this scheme was felt to suit the area better.

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

o  Garages for Plots 2 and 3.  If these could be moved it may remove some of the objections.  It was reported that there had already been changes to these following discussions with neighbours.  It was felt that the Garage on Plot 2 could be moved but the only solution for Plot 3 would be to reduce the size of the garage.

o  There would be replacement tree planting on the boundary wherever possible and there would be more trees than previously on the site.

Members broadly supported the application although there was still some concern regarding the position of the garages at Plots 2 and 3.  It was suggested that the application be approved in principle and deferred and delegated to officers for further negotiation to  pull the garages to Plots 2 and 3  away from the boundary to minimise dominance to properties on Rooms Close and to allow for planting between them and the boundary fence.

RESOLVED – That the application be approved in principle and deferred and delegated to officers for further negotiation to pull the garages to Plots 2 and 3  away from the boundary to minimise dominance to properties on Rooms Close and to allow for planting between them and the boundary fencing.

Also ensure a suitable condition regarding before and after levels/internal ground floor levels is added to any approval.