PLANS PANEL NORTH AND EAST - democracy.leeds.gov.uk Site G 16-07453-FU.pdf · Amount TBC based on...
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Report of the Chief Planning Officer PLANS PANEL NORTH AND EAST Date: 30 th March 2017 SITE-SPECIFIC REPORT: East Leeds Brownfield Land Programme Site G: Residential development of 245 dwellings, new public open space, new access roads and associated works on land on Kentmere Approach, former Asket Hill Primary School site, and Boggart Hill Gardens, Seacroft, Leeds (Application 16/07453/FU) APPLICANT DATE VALID TARGET DATE Keepmoat Homes Ltd 30 th November 2016 24 th April 2017 (extension of time agreed with developer) RECOMMENDATION: DEFER and DELEGATE approval to the Chief Planning officer subject to the conditions specified (and any others which he might consider appropriate) and the completion of a legal agreement within 3 months from the date of resolution unless otherwise agreed in writing by the Chief Planning Officer, to include the following obligations; 1. Affordable housing – 13 units on-site (see below for details); 2. Travel Plan (including monitoring fee – £3225); 3. Residential Travel Plan Fund – £120,331.75 4. Contribution to Killingbeck Meadows Natural Flood Management Scheme – Amount TBC based on final layout and drainage scheme; 5. Commuted sum for playing pitch improvements on The Rein – Amount TBC once detailed pitch design confirmed by Parks and Countryside; 6. Local employment. Electoral Wards Affected: Killingbeck and Seacroft Specific Implications For: Equality and Diversity Community Cohesion Narrowing the Gap Originator: Jill Rann Tel: 0113 222 4409 Ward Members consulted (referred to in report) Yes
Transcript of PLANS PANEL NORTH AND EAST - democracy.leeds.gov.uk Site G 16-07453-FU.pdf · Amount TBC based on...
Report of the Chief Planning Officer PLANS PANEL NORTH AND EAST Date: 30th March 2017 SITE-SPECIFIC REPORT: East Leeds Brownfield Land Programme Site G: Residential development of 245 dwellings, new public open space, new access roads and associated works on land on Kentmere Approach, former Asket Hill Primary School site, and Boggart Hill Gardens, Seacroft, Leeds (Application 16/07453/FU) APPLICANT DATE VALID TARGET DATE Keepmoat Homes Ltd 30th November 2016 24th April 2017 (extension of
time agreed with developer)
RECOMMENDATION: DEFER and DELEGATE approval to the Chief Planning officer subject to the conditions specified (and any others which he might consider appropriate) and the completion of a legal agreement within 3 months from the date of resolution unless otherwise agreed in writing by the Chief Planning Officer, to include the following obligations;
1. Affordable housing – 13 units on-site (see below for details); 2. Travel Plan (including monitoring fee – £3225); 3. Residential Travel Plan Fund – £120,331.75 4. Contribution to Killingbeck Meadows Natural Flood Management Scheme –
Amount TBC based on final layout and drainage scheme; 5. Commuted sum for playing pitch improvements on The Rein – Amount TBC
once detailed pitch design confirmed by Parks and Countryside; 6. Local employment.
Electoral Wards Affected: Killingbeck and Seacroft
Specific Implications For: Equality and Diversity Community Cohesion Narrowing the Gap
Originator: Jill Rann Tel: 0113 222 4409
Ward Members consulted (referred to in report) Yes
1. Time limit – 3 years. 2. Development to be carried out in accordance with approved plans. 3. Section 106 agreement. 4. Wall and roofing materials. 5. Lighting scheme for parking and access areas to Livorno units within the site. 6. Levels and retaining walls. 7. Landscaping (including surfacing and boundary treatments). 8. Method statement for protection of retained trees during construction 9. Landscape management plan to cover maintenance of all new landscaping for the
first 5 years, and the management of on-site open space (including the TPO woodland area and semi-improved managed grassland) and areas of landscaping not within individual plots for the lifetime of the development.
10. Restrictions on vegetation clearance during bird nesting season. 11. Plan for bat and bird roosting/nesting features to be incorporated within the scheme. 12. Vehicle areas to be laid out prior to occupation. 13. Construction management plan/statement. 14. Cycle parking to be provided. 15. Electric vehicle charging points to be provided. 16. Development to be carried out in accordance with submitted sustainability statement. 17. Water efficiency – to comply with optional Building Regulations requirement of 110
litres per person per day. 18. Drainage details. 19. Submission of remediation statement. 20. Amended remediation statement if unexpected contamination is encountered. 21. Verification report following remediation. 22. Removal of permitted development rights for extensions and outbuildings to Livorno
units (plot numbers to be named in condition). 23. Remove PD for side windows to southern elevations of plots 96, 97, 102 and 110; 24. Obscure glazing to side windows of plots 96, 97 and 102.
G.1.0 INTRODUCTION G.1.1 This application is one of eight submitted as part of the Leeds City Council
Brownfield Land Programme for sites in Seacroft, Halton Moor and Osmondthorpe. This report set out details of the proposals, site details and planning history for Site G: land on Kentmere Approach, former Asket Hill Primary School and Boggart Hill Gardens, Seacroft, and assesses the site-specific planning matters relating to this site and application. This report should be read in conjunction with the Introductory Report elsewhere on the agenda, which provides details of the overall programme and considers the planning matters which are relevant across the Programme as a whole.
G.2.0 PROPOSAL: G.2.1 The application relates to land on both sides of Kentmere Approach in Seacroft: a
long expanse along its southern side which has been occupied by housing previously and a larger area to the north encompassing the site of the former Asket Hill Primary School and land uphill to the north which fronts onto Boggart Hill Gardens, and which was also formerly occupied by housing.
G.2.2 245 houses are proposed across the site as a whole (73 x 2-bed, 46 x 3-bed and
126 x 4-bed), including 13 affordable houses (7 x 2-bed and 6 x 3-bed). This comprises the 12 affordable units required in accordance with the Core Strategy requirement for this development (5%), plus further unit which is part of the requirement for site H (Bishops Way), but which is proposed to be provided as part
of this development on site G, which is to be developed at an earlier stage in the Programme.
G.2.3 The houses on the southern side of Kentmere Approach would be served by a
number of new access points from this existing road, creating a loop in the eastern part of the site with a number of smaller cul-de-sacs branching off it. A number of public rights of way in the eastern part of this area of land are proposed to be diverted along new roads in this part of the site.
G.2.4 A linear area of open space is proposed along the site’s southern boundary, where
land levels slope up to the neighbouring housing to the south. A smaller area of open space is also as a gap in the development along the northern frontage of this part of the site, maintaining a continuous ‘green vista’ which would run from The Rein to the north east, across the site, and to the open space on Asket Crescent to the south west. An existing public right of way across the western part of the site is proposed to be rerouted through these areas, maintaining physical as well as visual links through this part of the site and to neighbouring open spaces beyond, both of which were identified as strong positive characteristics of the site and key priorities for the development at pre-application stage.
G.2.5 Because of the steep embankment in the centre of the area of land to the north of
Kentmere Approach, the houses are proposed in two separate groups on this part of the site, one on the lower, southern area, served by an existing vehicular access from Kentmere Approach in the south western corner, and one in the northern part of the site, where a new access is proposed from Boggart Hill Gardens. No vehicular access is proposed between these two groups of houses, but a footpath is proposed to link the two areas and provide pedestrian access across the site. A further pedestrian-only entrance point is proposed in the south eastern part of the site.
G.2.6 A large group of trees in the north western part of the site are protected by a Tree
Preservation Order (TPO). While a relatively small number of trees are proposed to be removed in this part of the site, the majority of this area is proposed to be retained as part of the development, as part of a larger area of public open space running across the centre of the site and into this north western corner.
G.2.7 The layout has been designed so that the new houses would front onto new and
existing road frontages through and around the site, and onto the new areas of open space proposed, providing overlooking and natural surveillance to these areas. On existing road frontages all of the proposed houses would be 2 storey in design, with groups of taller 2½ and 3 storey properties proposed within the sites. A mix of buff brick and red brick is proposed across the site, with lighter bricks mainly proposed on existing site frontages and red brick properties within the site.
G.2.8 The 3 storey houses proposed are the developer’s ‘Livorno’ house type, which are
blocks of four adjoining properties, laid out in two rows of two units which back onto one another, each therefore having two perpendicular external walls and two internal walls shared with adjoining properties to the side and rear. These units have an open-plan layout, with a house bathroom and smaller bedroom/study on the ground floor, a kitchen/living/dining area on the first floor, and an en-suite master bedroom on the second floor. The developer advises that these units are intended to provide entry-level housing for younger couples/families or first-time buyers, providing a layout and form of accommodation similar to an apartment, but which have their own front door rather than a communal entrance. These units are
proposed in central areas of the site, mainly around areas of proposed open space, and a smaller group is also proposed in the south eastern part of the site.
G.2.9 With the exception of the 2-bedroom ‘Livorno’ units, all of the proposed houses
would have 2 open off-street parking spaces, with the majority of these being provided on drives to the sides or rear of the houses. The Livorno units are proposed to be built in groups within the site, and would have one dedicated off-street parking space each. In some groups the parking spaces are proposed within the curtilages of the individual properties, in others a courtyard parking arrangement is proposed. In both circumstances, the proposed parking provision also incorporates a number of off-street visitor spaces proportionate to the number of units proposed.
G.2.10 A relatively large area of open space is proposed across the two parts of the site
which, in total would exceed the 80m2 per property which is required in accordance with Core Strategy policy G4. As such, there is no shortfall in greenspace provision on-site as part of this development and no commuted sum is required in this instance. However, as part of the site is currently designated as protected playing pitch, and as no reprovision of this area appears to have been made when the school was demolished, a proportionate contribution towards improvements to a pitch on the adjacent greenspace on The Rein to the east is proposed as part of the application as compensation for the loss of this playing pitch land within the site.
G.2.11 The site is one of the four within the Programme where surface water drainage is
proposed to take place directly to the Wyke Beck, with no on-site attenuation, subject to the provision of an appropriate contribution towards the Killingbeck Meadows Natural Flood Management scheme referred to in the Programme Overview Report. This contribution will be calculated based on the specific surface water drainage requirements of the proposed layout, and is intended to be secured as part of the legal agreement for the application.
G.3.0 SITE AND SURROUNDINGS: G.3.1 The area on the southern side of Kentmere Approach is a large rectangular area of
land with relatively gentle gradients in the northern section along the Kentmere Approach frontage, and in the eastern and south eastern parts of the site, but with a much steeper embankment in its central southern section, sloping up towards the rear of housing on Asket Avenue. Parts of the site have been occupied by housing previously, all of which has now been demolished.
G.3.2 There is little vegetation within the central part of this area, but there are trees and
hedges around the boundaries. A public right of way runs north-south across the west of the site, and a number of other public rights of way cross the eastern part of the site, linking to other routes beyond the site boundaries. The central section of the site is part of a designated urban green corridor, linking The Rein open space to the north east with the area of greenspace at the junction of Asket Avenue to the south west. The site is surrounded mainly by Surrounded mainly by mid-20th century semi-detached housing.
G.3.3 The large area of land to the north of Kentmere Approach runs to the rear of houses
on Kentmere Approach to the south, and houses on Asket Drive to the west, extending to Boggart Hill Gardens to the north east. The southern part of the site was formerly occupied by Asket Hill Primary School, which appears to have been demolished around 10-12 years ago, and its playing fields. The land then slopes steeply uphill towards the northern part of the site, where it levels out again to form
a more level ‘plateau’ of land along Boggart Hill Gardens. This northern part appears to have been largely undeveloped in the past, with the exception of a small number of flats, demolished around 15 years ago.
G.3.4 On the slope between the two parts of the site, and along the western part of the
site in particular, there is an important area of established, mainly Oak, trees which is protected by a TPO. Much of the site is surrounded mainly by mid-20th century semi-detached housing, with some more recent infill development and a small ‘pocket park’ on Boggart Hill Gardens to the north east.
G.4.0 RELEVANT PLANNING HISTORY G.4.1 All planning history relates to former uses and the demolition of former housing on
the site. G.5.0 PUBLIC/LOCAL RESPONSE Ward Members G.5.1 As discussed in the Programme Overview Report, regular monthly briefings with the
Killingbeck and Seacroft Ward Members have been held throughout the course of the Brownfield Land Programme, and have continued following the submission of the applications. The Ward Members have expressed their support for the Programme as a whole, and have also reviewed and commented on the site specific proposals and advised that they are supportive of these.
Other public response G.5.2 The application was advertised as a major development and as affecting public
rights of way by site notices, posted 16th December 2016, and by press notice in the Yorkshire Evening Post, published 16th December 2016. The application was subsequently advertised as a departure (due to parts of the site currently being designated as protected greenspace), for a further 21 days by site notices, posted 8th March 2017.
G.5.3 Leeds Civic Trust have written in support of the Brownfield Land Programme as a
whole, and provided comments on the approach taken and suggestions for optimising the development potential of brownfield sites in the city. Further details of their comments in this respect are provided in the Programme Overview Report.
G.5.4 No other public representations have been received. G.6.0 CONSULTATION RESPONSES
Statutory Coal Authority G.6.1 No objection, subject to condition. Environment Agency G.6.2 Confirmed that the development falls outside the scope of matters that they need to
be consulted on. Non-statutory Highways G.6.3 In terms of access to public transport and local amenities the site is suitably
sustainable for the scale and type of development proposed. Based on the applicant’s transport assessment, it is considered that the local highway network
and junctions have sufficient capacity and that traffic generated by the development would not have a material adverse impact on the operation or safety of the local highway network.
G.6.4 Comments were made on the layout proposals as originally submitted, and were
discussed as part of the design workshop with the developer in January 2017, which was attended by the highways officer.
G.6.5 Following the receipt of revised plans, highways officers have confirmed that the
proposals are acceptable and that they have no objections, subject to conditions, including the provision of cycle parking and electric vehicle charging points.
Contaminated Land G.6.6 No objection, subject to conditions. Flood Risk Management G.6.7 This is one of the sites which is proposed to contribute towards the Council’s
Killingbeck Meadows Natural Flood Management Scheme as a Sustainable Drainage Solution, and to be allowed unrestricted surface water discharge into the Wyke Beck on this basis. No objections, subject to submission of detailed drainage proposals and the provision of a contribution towards the Killingbeck Meadows scheme, to be calculated based on the specific proposals for the site.
Yorkshire Water G.6.8 No objection, subject to condition. West Yorkshire Police Architectural Liaison Officer G.6.9 Concerns were raised originally regarding the lack of secure cycle parking and
garden storage for the ‘Livorno’ units in view of the semi-public nature of the layouts of these properties. Revised plans have been received in the light of these comments, and all Livorno units are now proposed to have an attached, brick-built projection to their side elevations, which can be used for the storage of cycles and/or garden equipment. Following these and other revisions to the layout to address previous concerns, the proposals are acceptable.
G.6.10 Recommendations have also been made regarding lighting, door and window
specifications and boundary treatment, and a lighting scheme for the parking and access areas for the Livorno units is recommended.
Public Rights of Way G.6.11 A number of claimed footpaths cross the site, and are proposed to be relocated as
part of the development. These will need to formally diverted or extinguished under the appropriate legislation before the development can commence. This has been drawn to the developer’s attention and an informative note to this effect is recommended as part of the decision.
Travelwise G.6.12 Comments provided on submitted travel plan and revisions are currently being
discussed and considered. A travel plan monitoring fee (£3225) and Residential Travel Plan Fund to be used towards measures to encourage the use of sustainable travel modes by new residents (£120,331.75 based on the revised proposals) are required.
West Yorkshire Combined Authority
G.6.13 Request for the provision of Residential Metrocards (or a residential travel plan fund towards other sustainable travel measures) (£120,331.75 based on the revised proposals).
Sport England G.6.14 The part of the site which was formerly occupied by the school playing fields is
currently designated as a playing field in the development plan. Sport England have confirmed that, as Leeds plan policy N6 is a designation rather than an allocation, this does not fall within their statutory remit, and as such they are not a statutory consultee on this application as the land is neither allocated in the Local Plan nor has it been used as playing field for more than 5 years.
G.6.15 Sport England have provided comments in an advisory capacity, and do not object
to the application. However, they refer to the requirement for the local planning authority to assess the loss of open space against local plan policy and the NPPF, which advises that existing open space, including playing fields, should not be built on unless they can be demonstrated to be surplus to requirements, or the loss would be replaced by equivalent or better provision in terms of quantity or quality in a suitable location.
G.7.0 PLANNING POLICIES:
G.7.1 The north western part of the northern site and the eastern part of the southern site
are designated as protected greenspace and the land formerly occupied by the school playing fields on the northern area of land are designated as playing pitch in the development plan. The central part of the southern site is part of a wider urban green corridor which continues to the north east and south west. There are a number of public rights of way on the southern part of the site. The northern tip of the site is within an area identified as having a higher than average likelihood of bat activity, and the trees on the northern part of the site are protected by a Tree Preservation Order. The full site is proposed as a housing allocation in the draft Site Allocations Plan (SAP).
G.7.2 In addition to the list of planning policies and guidance which are relevant to all
schemes within the programme, set out in Section 6 of the Programme Overview Report, the following policies and guidance are relevant to this specific site and/or proposals.
Core Strategy policies
G6 – Protection of existing greenspace G8 – Protection of important species and habitats G9 – Biodiversity improvements Saved UDP policies N1 – Protected greenspace N6 – Playing pitches N8 – Urban green corridors
G.8.0 MAIN ISSUES
G.8.1 Those planning considerations which are relevant to or which have been considered
across the Brownfield Land Programme as a whole are assessed and detailed in the Introductory Report above. The main issues for consideration in relation to this specific site and development proposals are:
1. Principle of development 2. Design, landscaping and visual amenity 3. Residential amenity 4. Highways and access 5. Greenspace 6. Affordable housing 7. Nature conservation 8. Sustainability 9. Legal agreement 10. Other matters
G.9.0 APPRAISAL Principle of development G.9.1 The northern part of the site is currently designated as protected greenspace in the
development plan, and is proposed to remain as open space as part of the development. Development is proposed on the area of protected greenspace in the south eastern part of the site, however new open space is proposed elsewhere in the site as part of the scheme, resulting in a total greenspace area in excess of that required by core strategy G4 based on the number of units proposed. In view of this, it is considered that the amount of greenspace proposed would be of a sufficient area to maintain the existing level of greenspace (albeit in a reconfigured layout) and also provide additional open space on the site at a level sufficient to cater for the number of new dwellings proposed on the site. The proposals are therefore considered acceptable in this respect.
G.9.2 The former school playing fields on the land to the north of Kentmere Approach are
currently still designated as playing pitch in the development plan. Whilst the whole site is proposed to be allocated for housing in the draft, SAP, the weight that can be attached to this is limited at present. Therefore, in accordance with Policy N6 and guidance in the NPPF, it is therefore necessary to consider whether the proposal to develop this area of land for housing would have a detrimental impact on playing pitch provision in the area. In this instance, in consultation with Parks and Countryside officers, an opportunity has been identified to provide improvements to extend and provide drainage to an area formerly used as pitches on The Rein, to be funded by a commuted sum to be secured as part of the legal agreement for the development.
G.9.3 It is noted that, whilst accessible to some degree, the pitches on the application site
have not been used or usable as such for a considerable period of time, and it is considered that these proposed works would represent a significant qualitative improvement in pitch provision on an adjacent area of land, which would be reasonable, proportionate and sufficient to compensate for the loss of the quantitative loss of playing pitch land within the site.
G.9.4 The proposed layout would maintain a continuous expanse of open space across
the western part of the site, maintaining visual and physical connections across this area as part of a wider defined green corridor which extends beyond the site to the north and the south west. New planting is proposed in this area, and it is considered that its incorporate within the scheme would maintain the function of the green corridor which is currently designated across this part of the site, in accordance with policy N8.
G.9.4 In the light of the above, and subject to the inclusion of the sum for the playing pitch
improvements in the legal agreement for the development, the proposals are
considered acceptable in principle, subject to other material planning considerations. Design, landscaping and visual amenity
G.9.5 It is considered that the proposed layout responds well to its surroundings and to the challenges presented by steep changes in levels in parts of the site, providing new roads and pedestrian linkages across the site where possible, and new housing interspersed with new and existing areas of open space. The layout of the housing has been designed to provide frontages onto new and existing roads and onto the areas of open space proposed within the development, providing active frontages, natural surveillance, and an attractive outlook to these areas, with rear gardens in the centre of the ‘blocks’ of development, providing privacy and security for these areas.
G.9.6 Consideration is given in the layout to the placement of buildings to terminate vistas
and ‘turn corners’, establishing landmarks at these key points which would aid navigation and create varied and attractive streetscenes. The inclusion of 2½ storey and 3 storey buildings would assist in adding vertical emphasis at keys points within street scenes and, where these higher units are proposed around the areas of open space within the site, would positively enhance the feeling of enclosure to the edges of these spaces and provide a sense of activity and natural surveillance to these areas.
G.9.7 The proposed ‘Livorno’ units, which are laid out in blocks of 4 with windows to all
sides, means that these properties provide an opportunity to provide activity and overlooking to multiple frontages, and these are considered to be used positively across the scheme at key points alongside areas of open space and on key junctions. However, this layout also means that the garden areas to these properties are less private than more conventional housing, which presents some challenges in terms of their security. The proposals have been considered in detail by the police architectural liaison officer (ALO), and these units have been redesigned to incorporate attached brick stores as a means of providing a secure storage area for cycles and garden equipment. The boundary treatments to these properties and the layout of parking areas have also been designed to provide a balance between ensuring the security and surveillance of these areas whilst also ensuring that these are visually appropriate to the prominent positions in which these units are located. The proposals have been reviewed by the police ALO as part of the scheme as a whole, and it is considered that the proposals are acceptable in this respect. Additional advice regarding lighting and door and window specifications has also been referred to the developer to be incorporated as part of the final scheme design. Door and window details are covered by the Building Regulations, but a condition regarding lighting design for the parking courtyard areas around these properties is recommended as part of the decision.
G.9.8 It is considered that the layout responds well to the challenge of providing sufficient
parking for the new housing whilst minimising its visual impact within the scheme. Parking provision for the majority of the new houses would be provided on drives to the side or rear, and where parking is proposed to the front of properties, this is limited and landscaping is incorporated to break up and screen larger areas of hard surfacing. Parking for some of the groups of Livorno units is proposed in parking courts rather than in-curtilage, but these areas are all relatively small in size and are set back from street frontages and, subject to the provision of appropriate landscaping and surfacing materials, to be conditioned as part of the decision, it is considered that the development would create attractive frontages which are not dominated by parking.
G.9.9 The houses are considered to be well designed and to reflect the character of their
surroundings, including features such as window heads, and canopy features, which would add articulation and interest to their elevations. The houses on existing site frontages are proposed to be constructed in lighter buff brick, reflecting the light coloured finish of existing properties within these streetscenes, while darker buff brick and red brick are proposed elsewhere within the more central areas of the site, providing variety and a consistent and distinctive character to the new development. Subject to conditions relating to materials, the proposals are considered acceptable in this respect.
G.9.10 It is considered that the proposal to incorporate a number of open spaces of
differing sizes and characters across the development, including larger central green spaces and ‘corridors’ through the site will provide an attractive setting for the new houses, maintaining important vistas across the central part of the site and offering visual breaks between the groups of housing, and would be strong positive features of the development which would be of considerable benefit to existing and future residents. The retention of significant mature trees, including the large group of protected trees in the north western part of the site, and others around the boundaries, would provide a mature landscaped setting which would be enhanced by new tree and hedge planting across the site. Subject to conditions relating to landscaping, tree protection, and maintenance of these areas, the proposals are considered acceptable in this respect. Residential amenity
G.9.11 The garden areas to all properties would exceed the 2/3 floor area recommended in Neighbourhoods for Living, and it is considered that appropriate levels of separation are proposed between properties within the development, and between the new housing and existing houses around the site. Where taller 2½ and 3 storey properties are proposed, additional separation is proposed between these and existing and proposed neighbouring properties, and it is considered that the proposals in this respect are sufficient to offset any additional impacts in terms of overlooking, overshadowing or overdominance arising from this additional height.
G.9.12 Because of the layout of the Livorno units, with habitable windows in all elevations,
there would be some potential for mutual overlooking between these units. However, the layout has been designed so that these are in small groups, limiting the number of windows which would directly face one another. Where these are located next to other properties and garden areas within the development, additional separation has been provided as described above. Whilst there are slight shortfalls in some distances and there may be some potential for overlooking between properties, this would only occur in a handful of instances and on balance it is not considered, in the overall scope of the scheme, that refusal on these grounds could be justified.
G.9.13 As the garden areas to the Livorno units are quite small and irregularly-shaped, and
because of the relatively closely-spaced relationship between the properties in these groups and the more prominent location of their garden areas, it is recommended that there is clear justification for permitted development rights for extensions and outbuildings to these properties to be removed, to allow the local planning authority to retain control over any such works, in the interests of visual and residential amenity.
G.9.14 Following feedback from Plans Panel at pre-application stage in October regarding
the Nationally Described Space Standards, revisions have been made to a number
of the proposed house types. Reflecting the feedback received from Members, all of the affordable housing units would now meet or exceed the relevant Nationally Described Space Standard for their size, and all others would be within 15m2 of the relevant NDSS requirement. All of the affordable houses would also be built to Lifetime Homes standards.
G.9.15 Although Leeds is seeking to adopt the national standards as part of the
development plan and whilst this is a material consideration, this process is still at a relatively early stage and the weight that can be attached to the standards is limited at present. All of the houses would all have good levels of separation, outlook and external amenity space. In the light of the above, and the relatively limited weight that can be given to the NDSS at this stage, it is considered on balance that the proposals are acceptable in this respect.
G.9.16 In the south eastern part of the site, some houses are proposed quite close to the
southern site boundary, with the side gable of the closest building proposed around 2.5m from the boundary. However, it is noted that the existing neighbouring properties to the south have relatively long rear gardens, and that, at their closest point, there would be around 14.5m between the side of the proposed house and the rear elevation of the nearest neighbouring property, which is in excess of the recommended 12m separation distance in NfL. There is not a significant difference in levels between the sites at this point, and, where windows are proposed in the side elevations of these properties facing the neighbouring gardens, these are small landing windows, and it is considered that a requirement for obscure glazing in these windows would alleviate any potential overlooking to an acceptable degree. In the light of this and the orientation of the proposed houses to the north of the existing properties, it is considered that any increase in overlooking, overshadowing or overdominance which may occur would be marginal and insufficient to warrant refusal on these grounds. However, there is the potential for any new windows inserted in their southern side elevations to cause overlooking of these neighbouring properties, and therefore it is recommended that a condition removing permitted development rights for the insertion of new windows in the southern elevations of the relevant properties is included as part of the decision.
G.9.17 In the light of the above, and subject to the recommended conditions, it is
considered that the proposed development would provide a high standard of amenity for future residents without compromising the outlook or amenities of existing neighbouring residents, and the proposals are considered to be acceptable in this respect.
Highways and access G.9.18 The highways officer has advised that the proposals would not have an adverse
impact on the local highway network, and that the proposed layout is acceptable, following the submission of revised plans to address earlier feedback on the initial proposals. The proposals are therefore considered acceptable in terms of highway impact and design, subject to conditions, including the provision of cycle parking and electric vehicle charging points.
G.9.19 A travel plan has been submitted as part of the application and revised following
comments from the Travelwise team. As part of this, the creation of a Residential Travel Plan Fund of £120,331.75 has been requested in accordance with guidance in the Travel Plans SPD which refers to measures such as travelcards as a means of encouraging sustainable travel. This is based on the cost of providing Metrocards for future residents, however the developer may still choose to spend the fund on the provision of these if they wish, subject to agreement with the Travelwise team.
An obligation to this effect is to be included in the legal agreement for the development, together with the Travel Plan, once agreed, and the monitoring fee of £3225.
G.9.20 West Yorkshire Combined Authority (WYCA) have also requested the provision of
the Residential Travel Plan Fund of £120,331.75, which is also be included in the legal agreement as discussed above.
Greenspace and playing pitches G.9.21 As discussed in more detail above, the amount of open space proposed within the
site is in excess of the 80m2 per dwelling required by Core Strategy policy G4, and includes additional provision to offset the development of the existing area of protected greenspace in the south western part of the site. As all of the greenspace is proposed to be provided on-site as part of this development, no commuted sum is required in lieu of any shortfall for this site.
G.9.22 A commuted sum for qualitative improvements to a playing pitch on The Rein to the
east of the site is proposed to be provided as compensation for the quantitative loss of playing pitch land within the site. The works proposed comprise the extension of, and provision of drainage to an existing pitch on The Rein, and are considered to provide a proportionate level of improvement – providing a usable pitch to modern standards as replacement for the loss of the area currently designated as playing pitch within the site. As discussed in more detail above, this is considered acceptable and this sum is intended to be included in the legal agreement for the application once the details of the proposed works have been finalised by Parks and Countryside team.
Affordable Housing G.9.23 Based on the number of units proposed and the affordable housing requirement for
this area (5%), 12 affordable units are required as part of the development. Reflecting the principles agreed at pre-application stage, detailed in the Programme Overview Report, it is also proposed to provide one of the affordable units from the developer’s other site at Bishops Way (Site H) on this site instead of Site H, giving 13 affordable houses in total.
G.9.24 This site (site G), is proposed to be carried out at an earlier stage within the
Brownfield Land Programme than Site H, and under the terms of the developer’s Development Agreement with the Council, Site H would not be released to the developer by the Council until an agreed number of units have been developed on Site G. As such, and as the provision of an additional unit on Site A would ‘front load’ the provision of affordable units and not leave them to a later phase, with the associated risk of non-delivery, this proposal is considered acceptable. The legal agreement for the development is to be worded to reflect this, and to require the provision of 13 units on this site.
G.9.25 These are proposed to be provided in three groups located in different parts of the
site, and would be on new street frontages running through the development. The proposal to ‘pepperpot’ the affordable units in groups rather than individually, and the locations of each group within the development, have been discussed with the Ward Members who have expressed their support for the proposed approach. The location of the groups of affordable units have also taken into account the proposed phasing of the development, so that the provision of the affordable units would keep pace with the provision of the private housing across the site. The proposals are therefore considered acceptable in this respect.
Nature Conservation G.9.26 The nature conservation officer has advised that there is locally valuable semi-
improved grassland adjacent to the retained area of protected trees in the western part of the site, and has advised that areas of retained semi-improved grassland should be retained as part of the public open space within the scheme, and managed as meadow areas, not as formal amenity grassland under a regular cutting regime.
G.9.27 Subject to conditions relating to the provision and management of this area within
the site, restrictions on vegetation removal during the bird nesting season, and biodiversity enhancement measures, the proposals are considered acceptable in this respect.
Sustainability G.9.28 A sustainability statement has been submitted as part of the application confirming
that the proposed development would include roof-mounted PV panels to achieve on-site low carbon energy targets and achieve at least a 20% reduction in CO2 beyond Building Regulations, in accordance with Core Strategy policies EN1 and EN2. The developer has also confirmed that the development would exceed the Optional Building Regulations water efficiency standard of 110 litres per person per day (l/p/d) (as opposed to the standard Building Regulations requirement of 125l/p/d), in accordance with NRWDPD policy WATER1. The proposals are considered acceptable in this respect and conditions covering these matters are recommended.
Legal Agreement
G.9.29 It is intended that the application will be supported by a legal agreement to cover the following planning obligations which are necessary to make the development acceptable:
1. Affordable housing – 13 units on-site (see below for details); 2. Travel Plan (including monitoring fee – £3225); 3. Residential Travel Plan Fund – £120,331.75 4. Contribution to Killingbeck Meadows Natural Flood Management Scheme –
Amount TBC based on final layout and drainage scheme; 5. Commuted sum for playing pitch improvements on The Rein – Amount TBC
once detailed pitch design confirmed by Parks and Countryside; 6. Local employment.
G.9.30 The obligations above have been identified and, in the case of contributions,
calculated in accordance with development plan policies and supporting guidance, and as such are considered to meet the statutory tests for planning obligations in that they are:
• Necessary to make the development acceptable in planning terms; • Directly related to the development; • Fairly and reasonably related in scale and kind to the development.
Other matters
G.9.31 As discussed in the Programme Overview Report, this site is proposed to contribute towards the Council’s Killingbeck Meadows Natural Flood Management Scheme as a Sustainable Drainage Solution, and to be allowed unrestricted surface water discharge into the Wyke Beck on this basis. As agreed by the Flood Risk Management officer, this is acceptable, subject to a condition requiring the submission of detailed drainage proposals, and a clause in the legal agreement
requiring the provision of a proportionate sum towards the Killingbeck Meadows flood alleviation scheme. This sum has not been calculated at this stage as it is dependent on the final layout and drainage proposals for the development. This will be calculated once the layout and drainage proposals for the development have been finalised, before permission is granted for the scheme and, once calculated, this will be included in the legal agreement for the development, which must be signed before any permission is issued.
G.9.32 In the development programme for the East Leeds Brownfield Land Programme,
this site is one of the first which is scheduled to be developed. The standard condition requiring the development to commence within 3 years is therefore appropriate in this instance.
CIL G.9.33 The site is within CIL zone 3. Based on the floorspace currently proposed
(discounting the affordable units which are eligible for CIL relief, subject to the submission of the appropriate paperwork), the development is likely to generate a CIL requirement of around £114,750. Infrastructure requirements associated with this application are education and greenspace. This is presented for information only and should not influence consideration of the application. Consideration of where any Strategic Fund CIL money is spent rests with Executive Board and will be decided with reference to the 123 list.
G.10.0 CONCLUSION
G.10.1 It is considered that the proposed development would provide considerable
regeneration benefits locally, and, together with other developments in the programme, to the wider area. The design proposals are considered appropriate to the site and its surroundings, and it is considered that the development would provide a high level of amenity for future residents without compromising the amenities of existing neighbouring residents or highway safety. The proposals are considered to comply with relevant policies and other relevant planning guidance, as listed above and in the Programme Overview report, and with the National Planning Policy Framework. Whilst the proposals represent a departure from the development plan in proposing the development of some land which is currently designated as greenspace, it is considered that this is outweighed by the considerable benefits of the scheme, discussed in more detail above. It is therefore recommended that the application is approved, subject to the conditions suggested above and completion of a legal agreement covering the planning obligations detailed at the start of this report.
Background Papers: Application and history files. Certificate of Ownership: Signed on behalf of applicant and notice served on Leeds City Council.
NORTH AND EAST PLANS PANEL© Crown copyright and database rights 2016 Ordnance Survey 100019567
PRODUCED BY CITY DEVELOPMENT, GIS MAPPING & DATA TEAM, LEEDS CITY COUNCIL °SCALE : 1/5000
16/07453/FU
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84
85
83
86
87
VP
90
91
94
93VP
92
88
101
AS
MY-01-V2-4
Opp
MY-01-V2-4
Opp
MY-01-V2-4
49
98
99
100
104
105
181
AsOpp
MY-01-V2-4
VP
AS
Mi
OPP
Mi
97
103
AS
ASMi
OPP
Mi
AS
Mi
OPP
Mi
Mi
AS
Mi
OPP
AS
Mi
AS
OPP
OPP
Mi
MiMi
Mi
OPP
Mi
AS
Mi
OPP
Mi
OP
Liv
AS
AS
OP
OP
Liv
AS
AS
OP
154
153
156
155
157
158
160
159
160
159VP
VP
153
154
157
158
VP
VP
MY-T1-V1-2
As
MY-T1-V1-2
Opp
As Opp
MY-01-V2-4
MY-T3-V1-3Mid OPP MY-T3-V1-3
End AS
52
VP
51
52
VP
54
53
58
57
Site Layout
Leeds Brownfield
1/1000@A0
strata homes limited quay point lakeside doncaster DN4 5PLT 01302 308508 F 01302 308501 www.homesbystrata.co.uk
drawn by:
Drawing:
Number:Drawing
Project:
scale:
Revision
date:
homes by
June 2016
LBP:AH_KA:SL01
MB/AN
Kentmere Approach
DUAL ASPECT PLOTS (WITH / WITHOUT OPTIONAL
WINDOWS; SEE HOUSETYPE DRG)
INDICATIVE CAR PARKING SPACE
TIMBER GATES TO MATCH FENCE HEIGHT
DENOTES AFFORDABLE HOUSING
*
DENOTES PV PANELS
PV
BLOCK PAVING
TREES TO BE RETAINED
TREES TO BE REMOVED
INDICATIVE NEW TREE PLANTING
1.8m HIGH PIER PANEL WALL
STANDARD DETAIL REF: SD10.EX.04 & 06
1.5m HIGH CLOSE BOARDED TIMBER FENCE
WITH 300mm TRELLIS
STANDARD DETAIL REF: SD10.EX.20
1.8m HIGH CLOSE BOARDED TIMBER FENCE
STANDARD DETAIL REF: SD10.EX.17
KEY
INDICATIVE TURFED PLANTING
0.45m wall with 0.45m railings
STANDARD DETAIL REF: SEE SEPARATE DRAWING
INDICATIVE HEDGE PLANTING
Rev: Date: Action: Initls:
All work to be carried out in accordance with the requirements of the Building
Regulations,Water Authority and the Construction (Design and Management)
Regulations currently in force.
Do not scale from this drawing. Architect to be notified of any discrepancies.
Verify relevant dimensions on site before commencing work or preparing shop
drawings. This drawing is copyright.
E
02/02/17A. Planning & Highway comments added23/02/17B. Milan 2 bed unit substituted onto plots 4,5,8
9,12,13,26,27,81,82,95,96,97,97, 102 & 103
01/03/17C. Plot 123 changed to Pareti private for sale unit09/03/17D. Parking bays to plots 31,34,57 &58 repositioned,
front boundary fencing added to plots 45 &181,tandem driveway added to plot 79,plots 122-126 & 240-245 redesigned, footway toplot 216 amended, bin stores added
1.0m high flat top spike railings
STANDARD DETAIL REF: SD 10 EX27
1.8m HIGH PIER PANEL (RAILINGS) WALL
STANDARD DETAIL REF: SD10.EX.108
14/03/17E. Parking to plots 51-58 amended, plots 153-160renumbered, bin collection point added forplots 182-185.
