Agenda item

To consider the report of the Chief Planning Officer for the erection of nine houses, laying out of access road with ancillary car parking and landscaping; demolition of existing bungalow and outbuildings at Welburn Cottage Deighton Road, Wetherby LS22 7QF.

(Report attached)

The report of the Chief Planning Officer set out an application for the erection of nine houses, laying out of access road with ancillary car parking and landscaping, demolition of existing bungalow and outbuildings at Welburn Cottage, Deighton Road, Wetherby, LS22 7QF.

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

The proposal was for the erection of a terrace of six dwellings erected to the front of the site and three detached dwellings to the rear. Access would be taken from the existing private road that leads off Deighton Road and a small rear cul de sac created to provide for vehicular access, bin collection and parking.

Members were informed of the following points:

·  The proposed terrace houses would be similar in design to the row of terrace houses adjacent to the site;

·  The wall to the front of the site would be rebuilt and set slightly further back to provide a wider footpath along Deighton Road and increase visibility to the site;

·  The detached properties would all be different in design with one having a glazed balcony which is recessed so no additional risk of overlooking neighbouring properties;

·  There would be some impact on neighbouring properties but this was not thought to be significant;

·  Some improvements to highway with a new access proposed;

·  The dwellings would be constructed of reconstituted brick and render

·  Bat emergence survey confirmed that there were no bat roosts therefore the ecology condition would be amended accordingly;

·  Current site levels of the bungalow was 27.04, site levels of the proposed dwellings was 27.15;

·  Glazed balcony on plot 1 is to be screened to both sides by the solid walls of the dwelling.

·  An additional letter of objection had been received from a resident on Allanfield Grove and raised issues on :

o  Impact on view from Deighton Road

o  Errors and inconsistencies with access road, and impact on visibility

o  Visibility to the south cannot be constructed as land not within the ownership of the applicant

o  The design will impact on the amenity and views from Allanfield Grove, and particularly the house on plot 1

o  All points are representative of local residents summarised as overdevelopment, loss of character, loss of greenspace, loss of amenity, impact on traffic and parking and lack of consultation.

It was noted that the applicant was in the process of obtaining land to the south of the site and had provided certification.

A resident of Allanfield Grove and Cllr. Lamb attended the meeting and raised their concerns as follows:

·  The proposed dwellings were not of a good quality

·  No analysis of the area had been undertaken;

·  Land to the south of the site was not owned by the applicant;

·  Loss of character and greenspace;

·  Detrimental impact of plot 1 – design was thought to be ‘busy and cluttered’;

·  Significant errors and inconsistencies with access road;

·  No adequate consultation given;

·  Over development of site – view that 5 or 6 properties would be better;

·  Concerns of neighbours not taken into account;

·  The impact on neighbours would be significant;

·  Want the applicant to work with the community.

Andrew Windress of ID Planning addressed Panel Members stating:

·  Density is lower.

·  Proposals are policy compliant, meeting or far exceeding the minimum requirements.

·  As it is not a major scheme there is no consultation requirement, but the applicant had held an information day and the 60 letters received were reviewed.

·  The frontage follows existing row of terraces.

·  Removal of the wall at the front is as a result of a highway request to improve the visibility splay

·  The applicant is going over and above what is required by undertaking additional surfacing to areas used by existing residents.

·  Traffic measures at the frontage will be introduced to prevent parking

In response to Members questions the Panel were informed of the following:

·  An exhibition was held in the village hall in February 2017 but there had been no consultation since.

·  The proposed new terrace would be sited along the same line to the front as an existing terrace which was more historic that other properties in the immediate locality.

·  The size of the proposed dwellings to the rear were a concern as it was the view that they were too large

·  Deighton Road was a busy road and there were concerns about the impact on highways

·  It was noted that there was a school nearby which would be able to accept children from the new development

·  The applicant had tried to engage with residents to discuss the revised application but only Cllr. Lamb had attended

·  The terrace houses complied with space standards

·  Currently the bins are collected from the footpath. However, the applicant was proposing that the bins would be collected from the bin store.

·  The three detached properties were orientated at an oblique angle so as not to overlook the neighbouring properties on Allenfield Grove and the boundary distance was within policy

·  The turning head in the cul de sac would be able to accommodate the refuse wagon

 Members raised concerns in relation to the spatial setting of the detached dwellings and that the development as proposed was too cramped.

Members also wished to retain the wall.

The Chair proposed to defer for further negotiations.  Cllr. Arif proposed the motion which was seconded by Cllr. Collins.

RESOLVED - To defer for further negotiations to address concerns of the Panel. In particular, in relation to the spatial setting/impact on existing dwellings/ the three detached properties