Agenda item

APPLICATION 18/07752/FU CHANGE OF USE OF RESIDENTIAL GARAGE TO DWELLING 17 OAKSFIELD METHLEY LEEDS LS26 9AE

To consider the report of the Chief Planning Officer on an application 18/07752/FU for change of use of residential garage to dwelling at 17 Oaksfield Methley, Leeds, LS26 9AE

 

(Report attached)

Minutes:

The report of the Chief Planning Officer set out reasons for refusal on an application for change of use of residential garage to dwelling on land at 17 Oaksfield, Methley, Leeds.

 

Panel Members had visited the site earlier in the day. Photographs and maps were shown throughout the presentation.

 

Members were advised of the following points:

·  Oakfields Road is a private road not adopted by Leeds City Council;

·  It is unmade and does not have a segregated pedestrian area;

·  The plot currently has a garage and workshop on it;

·  The garage door would be replaced with a window and door, the main garage would be used as the living area and kitchen with one bedroom and an en-suite bathroom;

·  There are no proposals for changes to the shed / storeroom on the plot;

·  0.9 m high brick wall to the front is proposed as the boundary treatment with a timber gate;

·  A neighbour had been refused permission for change of use from garage to form a dwelling house in 2018, it was also noted that this had gone to appeal, though the Inspector had dismissed the appeal on all grounds except for residential amenity;

·  Concerns had been raised by Highways in relation to the opening from Pinfold Lane onto Oaksfield due to issues of visibility at the junction, and the junction does not allow for two way passing;

·  In accordance with Leeds Design Guide private roads should serve no more than 5 properties. It was noted that once a road exceeds 5 dwellings it should be constructed and designed to an adoptable standard and offered for adoption. Oaksfield currently serves 28 dwellings;

·  Former Cllr. Wakefield had requested that the application be brought to Plans Panel;

·  There is no parking proposed as the applicant has indicated that they do not need a car. However, is was noted that future residents of the property may have a car.

 

The applicant and his agent attended the meeting and informed the Panel of the following:

·  Mr Boby had lived and work in Methley all his life, currently as a caretaker of a school with a tied cottage and previously as a miner;

·  He had recently had a cancer scare with cancer in his jaw and was looking to retire which meant that he needed a home;

·  He had lost his confidence to drive and Oaksfield is close to amenities, and bus stops;

·  There are 20 metre visibility splays at the junction of Pinfold Lane and Oaksfield;

·  This is a type 2 connector street with 20mph signs;

·  The hedges either side could be cut back and maintained.

 

In response to Members questions the Panel were provided with the following information:

·  The whole plot including the garage and the shed are in the ownership of the applicant;

·  All other properties on Oaksfield had car access;

·  This application could set a precedent for other plots to be used for proposed dwellings;

·  Not able to set a condition restricting access for cars to a property as it was not enforceable;

·  This land had been historically used for allotments;

·  The garage had been built on the plot in 2009;

·  This plot was now a stand-alone plot and there was potential for others to become stand-alone plots in the future;

·  There are no pedestrian facilities on the road, or a turning head;

·  The design of the proposed dwelling would meet ‘Lifetime Homes’ standard.

 

RESOLVED – Members agreed the officer recommendation and resolved that planning permission should be refused for the reasons set out in the report (highway safety, no on-site parking provision and harm to the character of the area).

 

 

 

 

 

Supporting documents: