The Assistant Director (Planning, Transportation & Highways) will submit a report (Document “H”) which sets out a full application for the construction of a residential development on land at Westminster Drive, Bradford.

Recommended –

That the application be approved subject to the conditions set out in Appendix 1 to Document “H”.

(Hannah Lucitt - 01274 434605)

Further to Minute No. 23 on 19^th August 2021, the Committee noted that the Flood Risk Assessment commissioned by the Keep Clayton Green Action Group had been received and had be assessed by the Lead Local Flood Authority.

The Assistant Director Planning, Transportation and Highways submitted a report (Document “H”) which set out a full application for the construction of a residential scheme of 69 dwellings on land at Westminster Drive, Bradford, of which 14 were to be provided as affordable dwellings.

The Senior Planning Officer provided a comprehensive presentation of the report and plans to the Committee. The Committee also noted the Council’s Flood Risk Assessment Report and no concerns had been expressed by the Flood Risk Officer.

A number of objectors were present at the meeting including Ward Councillors, a Parish Councillor and a representative from the Keep Clayton Green Group, and at the request of the Chair, raised a number of points, including;

·         the scheme was not fit for purpose, there were inadequate amenities provided in the area, including local schools and GPs, as well as children play area; 

·         concerns regarding street paving along residential roads and the need to construct a two entrance points for vehicle access in order to reduce traffic congestion;

·         the proposed development raised ecological concerns;

·         the area and the surrounding areas was risk of surface water flooding; which previously caused damage to residential’ gardens and driveways. The proposed development would increase the current flood and drainage issues;

·         the development was not sustainable and due to the climate changes would be detrimental to Spring Vale;

·         the scheme did not comply with the Council’s Green Spaces policy;

·         local residents had not been consulted on the pipe work that would be carried out;

·         there was traffic issues and number of parking issues arising from the narrow road, the development would only add to the existing problems.

During the debate Members’ raised a number of questions and comments. The Senior Planning Officer addressed the following points including:

·         clarity was sought that public footpath along Westminster Drive and Westminster Gardens was a public footpath and the responsibility of maintenance would be on the landowners and occupiers;

·         a Member proposed if the applicant would provide both EV charging point and Residential MetroCards for the occupiers of the development which the community would benefit from. It was explained that EV charging point would be installed with the property;

·         highways had not raised any concerns;

·         the proposed development would not increase flood risk to the area;

·         the proposal would not have an adverse impact on the amenity to the area, flooding, drainage and ecology;

·         in terms of flood risk and drainage, a Flood Risk and Surface Water Assessment had been submitted, which details the strategies that could be adopted to mitigate flood and drainage risks.

The applicant and agent were present at the meeting, and at the request of the Chair, addressed the Committee with the following points:

·         the site was located within close proximity to a number of public space and amenities. However, the applicant agreed to consult with the Council to contribute to improving the existing children play area;

·         the development of the site was logical and considered acceptable in principal and would deliver much needed new affordable homes to enable the Council to meets its housing needs. The proposed design was of a high standard and considered appropriate within the site context;

·         an introduction of the pipe and tank drainage system which would be agreed by officers prior to works commencing, this would remove excess water from around the site and improve the existing situation;

·         the developers submitted sustainable travel plan which each household would be offered EV charging point and if Members were minded to impose a condition that each household would be offered one-year annual travel card;

·         the Drainage Report complied with guidance adopted by Yorkshire Water.

During a detailed discussion on the issues of current water springs on the site causing flooding in the area, Members were minded to refuse the application and it was therefore:

Resolved –

That the application be refused for the reason that the applicant has failed to provide sufficient information with regard to the existence of natural springs within the application site in order to adequately mitigate against localised flooding. As such the proposal is considered to be contrary to policy EN7 of the Core Strategy Development Plan Document together with paragraph 163 of the National Planning Policy Framework.

ACTION: Assistant Director Transportation Design & Planning