The report of the Chief Planning Officer requests Members consideration on an application for demolition of the existing livery buildings and erection 9 no. residential dwellings at Wood Farm, Wetherby Road, Scarcroft, Leeds, LS14 3HN.
The report of the Chief Planning Officer requested Members consideration on an application for the demolition of existing livery buildings and erection of 9 residential dwellings at Wood Farm, Wetherby Road, Scarcroft, Leeds.
Members had visited the site earlier in the day. Plans and photographs were shown throughout the presentation.
Members were informed of the following points:
· The application site is situated in the Leeds Green Belt within a Special Landscape Area;
· Cllr Stephenson had requested that the Panel consider the application as he had concerns about the impact upon the openness of the Green Belt raised via objections submitted by his constituents;
· The proposal sets out a mix of house types which includes 1x two bedroom bungalow, 2x three bedroom, 2x four bedroom, and 4x five bedroom dwellings with detached garages and associated garden space. It was the view that this design and scheme proposed a good level of accommodation and could be adapted for future living in accordance with Accessible Housing Standards;
· Site to be accessed from the A58 Wetherby Road, with the existing access to be formalised, a circular vehicular access road to be laid out within the site;
· As per the request form Highways the low boundary wall opposite the site was to be retained;
· Materials to include natural stone, slate roof, timber cladding, red brick and red tiles;
· Negotiations had centred on the status of the site. The applicant had provided information to support the applicant’s case that the site constituted previously developed land. The site is unallocated brown belt and includes a stable block, menage, former agricultural buildings, hardstanding and a landscaped area;
· 30 letters of objection had been received including a petition with 126 signatures. The concerns raised were set out at point 6.1 of the submitted report;
· Two representations raising general points were set out at point 6.3 of the submitted report;
· Observations set out in letters of support were provided at point 6.4 of the submitted report.
· Neighbours were supportive of the scheme;
· The current boundary of leylandii trees would be removed. However, significant planting was proposed with native species.
It was noted that a further 9 letters of objection had been received and a petition with 48 signatures on it. It was also noted that 1 further letter in support of the application had been received.
In response to Members questions the Panel were provided with the following information:
· The test for very special circumstances in relation to green belt as set out in the National Planning and Policy Framework was not relevant in this instance as the proposed development fell within one of the exceptions listed within the NPPF;
· Substantial weight should be given to the Neighbourhood Plan when considering this application;
· This was a discounted site in relation to Site Allocation Plan;
· 29 trees would be lost. However there would be more than 3 to 1 trees planted to provide a significant buffer;
· Work with Public Rights of Way Team to ensure there would be no impact on the bridleway;
· S278 relates to adopted access;
· This scheme does not fit the threshold for affordable housing;
· The Parish Council supported the mix of housing.
Members welcomed the housing mix especially the addition of a bungalow. Members were of the view that the development would be beneficial to the area and that the suggested buffer would be an improvement on the current leylandii boundary.
RESOLVED – To defer and delegate approval to the Chief Planning Officer subject to the conditions set out in the submitted report and subject to the prior completion of a Section 106 Agreement (provision of landscape buffer).
· Accessible and adaptable dwellings in accordance with Part M4 (2) of Building Regulations in accordance with Core Strategy Selective Review Policy H10 – Accessible Housing Standards.
Under the provisions Council Procedure Rules 16.5 Councillors S. Seary and B. Anderson required it to be recorded that they abstained during the vote.
At 14:00, during the consideration of the above item the Chair of North and East Plans Panel, Councillor Neil Walshaw had to vacate the Chair and leave the meeting in order to attend to an urgent domestic matter. At this point, in his absence the Plans Panel duly elected Councillor Elizabeth Nash to be the Chair for the duration of the meeting.