Agenda item

To receive and consider the attached report of the Chief Planning Officer regarding an application for change of use of offices  (B1) to dental practice (D1)

The report of the Chief Planning Officer presented an application for the change of use of offices (B1) to a dental practice (D1) at Unit 12, Moorfield Business Park, Moorfield Close, Yeadon.

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 included the following:

·  The application had been referred to Panel at the request of a local Ward Councillor.

·  The application related to the ground floor of an existing office unit.

·  Details of additional parking and bicycle storage.

·   There would be 5 full time staff.

·  There was 22 parking spaces on site which would leave 15 spaces for the dentist’s surgery.

·  The proposals complied with policy with regards to change of use.

·  The proposals were policy compliant with regards to car parking.

·  Landscaping – trees would remain, there would be some hedging lost but this was balanced with the addition of bicycle storage for sustainable travel.

·  The application was recommended for approval.

A local Ward Councillor addressed the Panel with objections to the application.  These included the following:

·  Change of use – this was a different type of use compared to others on the site.

·  Parking – parts of the site were heavily parked up and there was concern that people would park on nearby residential streets.

·  Confusion as to whether the application was policy compliant with regard to car parking and concern regarding the loss of greenspace for additional parking spaces and potential damage it would cause to an existing tree.

·  In response to questions it was reported that Ward Councillors did get complaints regarding parking on nearby streets.  There were also concerns regarding the loss of greenspace and the impact on policies relating to climate change.

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

·  Parking – discussions with Highways had stated that 12 spaces were acceptable with regards to the operation of the practice.

·  The site was office and industrial and there was residential in the area.

·  The applicant would not have applied for the site if it was thought not to be suitable.

·  There would be electric vehicle charging points and storage for 10 bicycles.

·  Environmental impacts – there would be small changes to landscaping and protection for the roots of trees could be achieved through conditions to the application.

·  In response to questions, the following as discussed:

o  There had been an assessment with regards to the tree.

o  There would be signage for patient’s parking spaces and patients would be notified of arrangements when booking appointments.

o  There was pedestrian access and public transport links.  This had been considered as part of the NHS bid for the practice.  The applicant would be willing to make improvements for more direct pedestrian access.

o  The proposals for cycle storage had been suggested by Highways.  The applicant felt that so many was not necessary.

o  The tandem parking spaces would be for the use of staff.

o  The electrical charging point was included at the request of highways.  The Highways Officer reported that this was in accordance with policy and that with regards to cycle storage this would only be one space to three members of staff.

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

·  There was no requirement for a biodiversity gain.

·  Concerns regarding pedestrian and public transport access – it was reported that a condition could be made for pedestrian access from High Street.

·  Further to concerns on loss of greenspace, it was reported that cycle storage could be reduced and additional planting could be introduced.

·  The applicant would be willing to have a reduced number of parking spaces.

·  Concern that pedestrian access was not suitable for wheelchair users.

·  Monitoring and enforcement of parking – it was suggested that a condition could be added to the application for the submission of a travel plan.

A motion was made to defer and delegate the approval with additional conditions relating to the following:

·  Pedestrian access that was DDA compliant

·  Landscaping

·  Reduction of the proposed cycle storage

·  Removal of the tandem parking spaces

·  Submission of a travel plan

RESOLVED – That the application be approved in principle with decision deferred and delegated to the Chief Planning Officer subject to the following:

• Additional condition to secure pedestrian access through wall from High Street and ensuring path DDA compliant in surfacing etc.
• Submission of plan showing additional landscaping to South East corner of greenspace.
• Submission of revised plan showing removal of 2 Tandem parking spaces.
• Submission of Plan showing Cycle store reduced to 5 spaces maximum.
• Personal permission to applicants Expert Orthodontics Ltd to ensure use cannot be more intensive.
• Condition requiring submission of Travel Plan.