Agenda item

To receive and consider the attached report of the Chief Planning Officer regarding a reserved matters application for residential development of 21 dwellings

The report of the Chief Planning Officer presented a reserved matters application for a residential development of 21 dwellings at South Park Mills, Hare Lane, Pudsey.

Members of the Panel had visited the site prior to the meeting and site plans and photographs were displayed and referred to throughout the discussion of the application.

The following was highlighted in relation to the application:

·  Prior to the meeting there had been a suggestion that there were inaccuracies with regard to distances specified in the report.  These had since been checked and shown to be correct.  There was also a query regarding the removal of trees – there would be 5 removed in total, 4 for arboriculture reasons and 1 for development purposes.  There would be an updated arboriculture report.

·  The application was brought to Panel regarding concerns on residential amenity and highway safety.

·  The outline approval had been for up to 21 units and included imps to Hare lane, landscape improvements and provision of affordable housing

·  The site was currently occupied by industrial buildings and hard standings.

·  Access to the site was shown – Hare Lane was a narrow non-adopted road.

·  There would be greenbelt buffers to three sides of the site.

·  The proposed layout was shown.  There would be a mix of 2 storey and 2.5 storey detached houses.

·  The site was allocated for housing in the site allocation plan.

·  The existing terrace of houses was 11.5 metres away at the nearest point and there was no direct view to the side elevations.

·  There would be a public open space to the south of the site.

·  There had been concerns of noise due to traffic movements.  It was considered that this would be less than the current industrial uses.

·  Concerns regarding the use of Hare Lane.  Highways were satisfied that this was safe and usage would be lower than the existing industrial use.

·  Section 106 agreement included a condition survey of the highways.

·  There would be 2 parking spaces for each property including electric vehicle charging for each dwelling.

·  There would be an additional condition for 10% renewable energy and verifications statement for this upon completion.

·  The application was recommended for approval.

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

·  Concern that policies EN1 and EN2 would not be satisfied.

·  Concern regarding the narrowness and steepness of Hare Lane and its condition following on site construction.  It was reported that this would be surveyed prior to construction and at least returned to its previous condition following construction under the Section 106 agreement but this would not include any improvement.

·  The applicant’s representative confirmed that Hare Lane would be surveyed prior to demolition should the application be approved.

·  Concern that the site was not sustainable and had poor access.  It was suggested that it would be in the interests of the developer to resurface the road.  It was reported that this would take the agreement of all landowners.

·  Concern that the design was uninspired with standard style houses and that with such a unique location it could have a village green style appearance.

·  Maintenance of the road had been established at the principal stage of planning and enhancements could not be requested at this stage.

·  Concern that the housing mix did not comply with policy and that on reflection the developer could consider making some revisions.

·  There had been challenges with the design and layout due to the changing levels in the site and the existing proposals had been developed in consultation with officers.

·  Concern that all the house types looked the same.

·  It was suggested that the application be deferred for further consideration of house design, layout and road layout within the development.

RESOLVED – That the application be deferred for further negotiations with the applicant to introduce more variety in the house designs and pallet of materials, in particular reducing the amount of natural stone.  Further information was required regarding the maintenance of the private access.