Agenda item

To receive and consider the attached report of the Chief Planning Officer regarding an application for erection of 82 affordable dwellings and associated open space and infrastructure at Former Hough Side High School Site, Hough Top, Swinnow, Leeds, LS13.

 

The report of the Chief Planning Officer presented an application for the erection of 82 affordable dwellings and associated open space and infrastructure at Former Hough Side High School Site, Hough Top, Swinnow, Leeds, LS13.

 

The planning officer explained that the application is brought as a position statement and officers are not making a recommendation but presenting key issues to Panel Members. Since publication of the submitted report, there have been significant revisions in terms of biodiversity and drainage, these are no longer key issues for members.

 

Photographs and slides were shown throughout the officer presentation, and the following information was provided:

·  The site comprises a 2.5 Ha area of land to the north of Hough Top Road. The site was formerly occupied by a school until 1992, and then used as Council offices. The building was demolished in 2021/2022.

·  The site is surrounded by residential properties to the north, east and south. Properties are red brick houses to the north, stone houses to the south and 3 storey white rendered/red brick flats and houses  to the east.

·  The application site is an allocated housing site in the Local Development Framework Site Allocation Plan (HG2-207) and the Site Requirements indicate that the site is affected by a gas main along the south of the site.

·  There has been a statutory consultation response from Sport England and although housing will not result in loss of the playing field, some of the plots are at risk of footballs being thrown into gardens. The applicant is carrying out further assessment on this issue.

·  The suggested site capacity is 76 units, and the applicant proposes 82 units.

·  The proposed development consists of 28 two-bed four person houses, 23 three-bed five person houses, 4 four-bed 7 person houses, 17 one-bed 2 person apartments and 10 two-bed 3 person apartments.

·  The access is proposed to be retained as a pedestrian and cycling route. No through route for vehicles. There will be two access points, and the existing access point in Hough Top to be removed.

·  The eastern and southeastern part of the site has established mature trees and security fencing. There is an informal cut through woodland area in the southeastern part of the site; It is proposed to retain this area.

·  There is a nearby shopping parade to the north of the site.

·  The proposed apartment block is sited at an angle to the centre of the site, and it has its own private amenity garden area.

·  There was previously a larger children’s play area proposed, but this has been scaled back to avoid potential anti-social behaviour related issues. A smaller trim trail is now proposed.

·  The design and character remain a consideration for members. There has been an objection from LCC Design Team on the proposed boundary treatments and design of houses. It is considered that the blank gables are prominent, and some house types appear ‘harsh’. The applicant has added blind windows, but this has not addressed the outstanding objection.

·  LCCs Design Team are also not supportive of the design and appearance of the apartment block. Comments relayed believe the design appears ‘institutionally’, with small windows. Further work is required before it can be supported.

·  Objection comments also relate to the boundary treatments, to the western rear boundary adjacent to the playing field. This will be sited behind the existing metal palisade fencing at this boundary adjacent to open space. It is standard good practice to provide a robust, attractive, and contextual boundary. The proposed western boundary treatment would conflict with saved policy N25. However, cross sections have been provided to show that the land slopes up higher on the open space side which will obscure much of this boundary from public view. The applicant has also submitted a viability statement, and construction of a masonry wall will make the site unviable as it is a not-for-profit scheme. LCC Landscape Team have asked for more attractive treatment.

·  Since publication of the submitted report, and in terms of biodiversity, an overall Net Gain has been demonstrated. There has been a change in legislation and for this application, a Net Gain of anything above 0% must be demonstrated. The design of the scheme has been revised and achieves a slightly better biodiversity score. The applicant will purchase 5 off-site biodiversity units to offset the loss on-site. LCC Nature Team are satisfied with the additional biodiversity statement. The Biodiversity Net Gain uplift is now considered acceptable.

·  There have been several objections on the detrimental impact to road safety. There are school drop offs east of the site, and football sessions blocking pavements on weekends. LCCs Highways Department have raised no objection to the proposed layout and acknowledge on-street parking constraints associated with football parking. 10,000 is proposed towards traffic management around the junctions. A transport assessment addendum has been received and currently under review by Highways.

·  There has been an objection from Yorkshire Water to connect with their existing drains and it is recommended that the applicant connect with existing local drainage. However, there is limited drainage nearby. Yorkshire Water will be asked to connect a new drain to the site.

 

A local resident and local ward member attended the meeting as objectors, and raised their concerns as follows:

·  Residents support affordable housing on this site but object to the substandard design and layout. 29 existing homes face on to the site, all of which those houses are stone. 82 houses in red brick are not acceptable.

·  The 3-storey red brick apartment block also overlooks the local stone houses and is positioned closest to them.

·  The proposal will double traffic on existing streets due to the closure of Harley Drive.

·  Residents specifically objected to the poor design and highways choices.

·  Residents have put forward alternative solutions.

·   43 public objections, and 3 local ward councillor objections have been submitted on the design element of the scheme, size of the apartments and traffic issues caused by the closure of Harley Drive.

·  The applicant has not consulted effectively with residents, specifically on design, drains and access.

·  There are drainage issues associated with the site.

·  It is believed that access should be from Harley Drive as well as Hough Top. Traffic will be pushed towards the primary school and a single-track blind bend.

 

Further to questions from Panel Members, objectors confirmed the following:

·  Residents and local ward members feel ignored in terms of consultation and none of the suggestions put forward by residents have come forth. The applicant explained they did a leaflet drop, but residents were unaware of the proposals.

·  Comments reflected on introducing a transitional design of red brick and stone throughout the proposed development, and this is considered more acceptable and sympathetic to the local area.

·  Residents are not objecting to a housing development and want the best development and design possible. However, they object to the closest buildings to the existing houses being the largest buildings on the site and the closure of the access.

 

Representatives in support of the application attended the meeting, and provided the following information:

·  The applicant has completed over 250 new homes since March 2023, all of which are policy compliant schemes committed to zero carbon communities.

·  Consultation was undertaken in July and August 2023.

·  High quality 100% affordable homes will be provided, and the applicant has invested in low carbon alternatives for those most at risk of fuel poverty.

·  The applicant wants to retain as much woodland as possible and the public open space exceeds 1700m, including an enhanced woodland walk and will be planting trees on-site.

·  There is a green buffer proposed on Hough Top Road, to mitigate the visual impact on that part of the site.

·  Existing pedestrian and cycling facilities will be enhanced.

·  The proposed access points are the only viable means of the adopted road network.

·  The applicant has sought to enhance the visual appearance of the design features and boundary treatments.

·  The existing gas pipe will be replaced and upgraded.

·  The applicant will work with relevant authorities to resolve drainage issues and will work with Yorkshire Water on a suitable solution.

·  The demand for 82 homes will be high.

·  The applicant recognises a new housing development raises concern and it is believed that a scheme can come forward that everyone can be proud of.

 

Further to questions from Panel Members, the representatives confirmed the following:

·  Every scheme over 50 properties produces a travel plan, and a whole range of solutions and initiatives will be generated to promote sustainable travel for residents.

·  Newsletters were issued to residents.

·  The 76-unit number is indicative of the SAP allocation. The density of the proposed development is slightly below what the applicant would like to achieve.

·  There will be extensive costs because of new drainage, and ground conditions, as well as including an adoptable road throughout the site. Low alternative energy solutions will also be provided, and the site will be a no gas development. Bringing brownfield sites back into use are challenging and incur high costs.

·  During pre-application advice, there were several reasons why access from Harley Drive is not acceptable. The width between the 2 houses at this access point is narrow for an adopted road, and there are ownership issues building up to the boundary. This solution would not be supported by LCC's Highways Department.

 

Further to questions to officers, the following was confirmed:

·  A one-way entry has not been considered as an alternative solution. The issue with Harley Drive is the width between the houses. Additionally, there would be an issue with creating a crossroad, this is considered the most dangerous type of junction.

·  The applicant is looking at connecting a new drain along the Hough Top site that can be connected into, and it is believed that this will provide a wider improvement to the area overall and not just to the site. It was confirmed that funding for drains is yet to be determined, but it is hoped that Yorkshire Water will share the cost.

·  The site is a relatively quiet estate where cyclists will be safe to use the carriageway. It is not considered necessary to provide a cycling route through the development.

·  Driveways will be designed to the front of houses, and this will discourage others from parking in-front of their driveways.

·  LCCs Design Team do not support the design proposals as they stand, and substantial changes are required before support can be considered / given. Additionally, Members of the Panel expressed that they did not support the design proposals.

 

Members comments were relayed as follows:

·  Materials should transition across the site from stone fronting Hough Top to brick on Harley Drive to reflect the context of the immediate area.

·  Applicant to consider running a consultation event to engage with the community.

·  Measures to be considered to ensure overspill parking from persons associated with nearby playing fields did not take place within the new estate roads.

·  Boundary treatment to west of site onto playing fields needs to be better quality than a close boarded fence. Stone is favourable but alternatives must be considered.

·  Explore more detailing to all the properties proposed as in the main were considered to be visually bland. With reference to adding windows/articulation of gables of corner properties. Also, possible use of a variety of roof styles and concern raised re block like design of flats which needs further consideration although height at 3 storeys in view of location in site was not a concern to members. Members want better quality external design and for Design Officers to be comfortable with the design of buildings.

·  Drainage conversation to be continued with Yorkshire Water.

·  A more integrated solution is required for cycle access possibly including a segregated cycle way through the development.

·  The design of the flats should be re-looked at, to be more sensitive of the nature of the existing surroundings.

·  Alternative options should be considered in relation to access.

 

Members comments in relation to the officer questions in the submitted report were relayed as follows:

 

Do Members consider the design and appearance of the development to be acceptable?

• As per the comments above, Panel Members did not consider the design and appearance of the development to be acceptable.

 

• There is an issue with the aesthetic in the current context. Specifically in relation to considering material changes coming from Hough Top with a transitional change throughout the development to make this more of a sympathetic design to the immediate locality.

 

• Members also wanted to see further detailing/accenting to the properties in general, to the corner plots and detailing to look at articulation on the flats and hipped roofs to lower properties. Additionally, Members requested that substantial changes be made so that LCCs Design Team are supportive of the proposals.

 

• Panel Members also requested further consideration of the materials, with the requirement on keeping Ward Members involved/informed.

 

Do Members consider the proposed highways layout acceptable and/or do members require any additional information? Panel Members considered that practical alternative solutions to the access point on Harley Drive are fully explored. Further information and options were also requested. Additionally, they suggested that a more integrated solution is required for cycle access and the possibility to include a segregated cycle way thought the development.

 

RESOLVED – To note the contents of the report on the proposals and to provide views in relation to the questions posed in the submitted report and progression of the application.