The Assistant Director – Planning, Transportation and Highways will submit a report (Document “S”) in relation to a planning application for the construction of 14 dwellings, with a new access road and associated works, on land to the south of Welburn, Bradford Road, Burley in Wharfedale – 16/05635/MAF.

 

Recommended –

 

(1)       That the application be approved for the reasons and subject to the conditions set out in the Assistant Director - Planning, Transportation and Highways’ technical report.

 

(2)       That the grant of planning permission be subject also to the completion of a legal planning obligation under Section 106 of the Town and Country Planning Act 1990, or such other lawful mechanism for securing the heads of terms as may be agreed in consultation with the City Solicitor, in respect of:

 

(i)            The payment of a contribution of £67,436 for the purpose of educational infrastructure improvements; £29,428 for primary level to be used at Burley & Woodhead CE, Burley Oaks and Menston Primary Schools and £38,008 for secondary level to be used at Ilkley Grammar School.

 

(ii)          The payment of a contribution of £14,856 for the provision or enhancement of existing recreational facilities and/or infrastructure at Menston Recreation Ground or Grange Park, Burley in Wharfedale,

 

(iii)         The payment of a contribution of £10,500 towards the implementation of measures to mitigate recreational pressure on the South Pennine Moors Special Protection Area (SPA)/ Special Area of Conservation (SCA) to be directed, in the first instance, towards the development of a section of the Wharfedale Greenway and Cycleway,

 

the legal planning obligation to contain such other ancillary provisions as the Strategic Director, Regeneration (after consultation with the City Solicitor) considers appropriate.

 

(John Eyles – 01274 434380)

 

The Assistant Director – Planning, Transportation and Highways submitted a report (Document “S”) in relation to a planning application for the construction of 14 dwellings, with a new access road and associated works, on land to the south of Welburn, Bradford Road, Burley in Wharfedale – 16/05635/MAF.

 

In presenting the report the Assistant Director explained that the allocation as ‘Safeguarded Land’ meant that it had been identified in the Replacement Unitary Redevelopment Plan (RUDP) as being reserved to meet long term development needs.

 

He responded to questions from Members as follows:

 

·        One of the Ward Councillors had objected and the comments made were listed within his technical report.

·        In terms of flooding and surface water; it was known that water did pool in the road nearby and that a number of gardens were reported to be wet.

·        In terms of separation of Burley from Menston; beyond the former railway line there was a tract of open countryside.  The guidance on Green Belt boundaries recommended that a strong defensible edge was defined, the RUDP Inspector had considered that the former railway line achieved this.

·        He referred to the Drainage Strategy Plan which proposed that surface water flows from the development would be attenuated and piped off site via an existing highway drain under the A65 and into the beck to the south of the development site. Two existing drains would be blocked up or diverted.

 

Objectors were present at the meeting and the following points were put forward:

 

·        Residents, Ward Councillors and the local Member of Parliament were very concerned about the proposal.

·        It was considered that the development did not conform with the spirit of the National Planning Policy Framework (NPPF) and the ‘golden thread’ running through it in respect of the presumption in favour of sustainable development, or local consultations.

·        The officer’s report ran to 24 pages and had been issued during the holiday season (in August) which had been disadvantageous to objectors.

·        In terms of bio-diversity, previous comments on this issue had not been taken into account but were still relevant.

·        A walk along the proposed Wharfedale Greenway to discuss its details was due to take place the following Saturday but had not been mentioned.

·        It had been said that the drainage details had been verbally agreed in principle; these were considered to be ‘weaselly words’ and the devil was in the detail.  The A65 was a major trunk road that flooded every year and flooding also regularly affected residents’ gardens.

·        It was considered that the Highways Engineer had been dismissive of concerns; there was no evidence to support the contention that any accidents were due to poor driver judgement. There had been two fatalities in 2012.

·        Development of the site had not been approved previously.

·        In 2001 Bradford Council had said that this site should remain in the Green Belt; the RUDP Inspector had said that it should be deleted and allocated as safeguarded for the reasons that there was no readily available access and insufficient visibility splays.  The increase in traffic on the A65 since that time made these reasons even more pertinent.

·        There was another road 80 yards from the proposed access (Endor Crescent) which would create issues and a potential increase in accidents.

·        Very little had been done to alleviate concerns about flooding which could also cause hazardous driving conditions.

·        Yorkshire Water had stated that there was insufficient capacity in the public sewer network.

·        A verbal agreement that the works should alleviate problems was not considered good enough.

 

The Assistant Director said that:

 

·        In terms of bio-diversity the site was separate from the Greenway and related trees.

·        He was confident that the development would not impinge upon trees on the Greenway but a condition was proposed to protect them. The measures to protect the trees would be subject to approval by the Council’s Trees Officer.

·        In terms of previous refusals of planning permission; the site had been in the Green Belt but this had changed when the RUDP had been adopted (in 2005) as the Inspector had recommended that it be released.  The Inspector had stated that there was no readily available access point but it was not known what information he had before him at the time of this decision.  The Council’s Highways Engineers had looked at the new proposals and discussed them at length; it was considered that it was possible to achieve an acceptable access with appropriate visibility that met current design standards.

·        It was known that the public sewer network could not accept surface water from the site and this was why provision would be put in place to take this water off site to Moss Brook.

·        It was not considered that the proposed junction would be subject to any more risk than any other junction; it had been designed in accordance with the latest guidelines and would achieve the necessary visibility requirements. It was considered that this junction could have accommodated access for a greater number of units than proposed by this application.  No formal Transport Assessment had been required for the scheme as it was only for 14 units.

·        It was believed that the new drainage system would probably alleviate existing problems with the flooding of gardens and would certainly not make the situation worse.  There was currently no drainage to this site.

 

The applicant’s agent made the following comments:

 

·        He had visited the site and reviewed the representations made.

·        There was well established policy support for this use of the site.  This was not Green Belt land but ‘safeguarded’.

·        The former railway line formed a defensible boundary to the Green Belt.

·        Many ‘safeguarded’ sites had now been brought forward for development.

·        Local policy was underpinned by Paragraph 47 of the NPPF in respect of the need for the Council to identify a five year supply of housing land.  Bradford Council was in default, having only 2.3 years supply.

·        The applicant had responded positively to advice from all relevant officers including on the issue of achieving appropriate yield from the site; this had led to the previous application for ten units being withdrawn.

·        In terms of the access the Council had adopted the Leeds Street Design Guide and this proposal did comply.

·        He had personally exited Endor Crescent twice in the early evening and had experienced no problems.

·        Residents did not have to be dependent upon private cars; the A65 was a bus route.

·        Plots 3,4 and 5 achieved more than the required minimum separation distances to existing dwellings.

·        The relationships with the trees along the railway line had been carefully planned.

·        Wildlife would not be prejudiced by this development.

·        This scheme would not make flooding worse; the applicant was proposing to do work over and above what was necessary to serve the development.

·        Conditions 9 and 10 would provide safeguards.

·        Provision would be made for a link to the Greenway/Cycleway.

·        Rather than prejudice it, the development would provide a financial contribution to support the development of the Greenway

·        The proposed Section 106 contributions were accepted subject to suitable trigger points for payment.

·        The Assistant Director’s technical report was clear and found all aspects of the proposal to be acceptable.

 

Members commented:

 

·        Good and sufficient grounds had to be given for refusal of an application.

·        The principle of the provision of housing on this site had been established by the RUDP Inspector some considerable time ago.

·        Bradford Council was now the Lead Local Flood Authority and its officers were satisfied with the proposals.

·        It was not known why the RUDP Inspector had made the comments he had about access to the site but the recommendation before the Committee was that it met the appropriate guidelines.

 

Resolved –

 

(1)       That the application be approved for the reasons and subject to the conditions set out in the Assistant Director - Planning, Transportation and Highways’ technical report.

 

(2)       That the grant of planning permission be subject also to the completion of a legal planning obligation under Section 106 of the Town and Country Planning Act 1990, or such other lawful mechanism for securing the heads of terms as may be agreed in consultation with the City Solicitor, in respect of:

 

(i)            The payment of a contribution of £67,436 for the purpose of educational infrastructure improvements; £29,428 for primary level to be used at Burley & Woodhead CE, Burley Oaks and Menston Primary Schools and £38,008 for secondary level to be used at Ilkley Grammar School.

 

(ii)          The payment of a contribution of £14,856 for the provision or enhancement of existing recreational facilities and/or infrastructure at Menston Recreation Ground or Grange Park, Burley in Wharfedale,

 

(iii)         The payment of a contribution of £10,500 towards the implementation of measures to mitigate recreational pressure on the South Pennine Moors Special Protection Area (SPA)/ Special Area of Conservation (SCA) to be directed, in the first instance, towards the development of a section of the Wharfedale Greenway and Cycleway,

 

the legal planning obligation to contain such other ancillary provisions as the Strategic Director, Regeneration (after consultation with the City Solicitor) considers appropriate.

 

ACTION:       Assistant Director - Planning, Transportation and Highways

                        City Solicitor