Bolton and Undercliffe

 

The Assistant Director - Planning, Transportation and Highways will present a report (Document “S”) in relation to a full planning application for the construction of a residential development of 145 dwellings and associated works on land at Poplars Park Road, Bradford – 17/04666/MAF

 

Recommended –

 

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.

 

 

(John Eyles – 01274 434380)

 

The Assistant Director - Planning, Transportation and Highways presented Document “S” in relation to a full planning application for the construction of a residential development of 145 dwellings and associated works on land at Poplars Park Road, Bradford – 17/04666/MAF.  He reported that the site sloped to the south towards a woodland area and was of differing levels.  There was a mix of house types and planting in the area.  Members were informed that the site was included in the Bolton Woods Masterplan and was a key site for the regeneration of the District.  A number of representations and additional objections had been received and the issues raised were covered in the report.  The Assistant Director - Planning, Transportation and Highways confirmed that the site was located in a zone that did not benefit from the Community Infrastructure Levy (CIL) and affordable housing would not be provided as part of the scheme, however, overage monies would be placed in an enhancement fund and this could be utilised for affordable housing.  He explained that 145 dwellings were required for the development to be viable and it would be dependant upon funding from the Leeds City Region Enterprise Partnership.  In conclusion the application was recommended for approval, subject to the conditions as set out in the report and also subject to five additional conditions.

 

In response to Members’ queries, the Assistant Director - Planning, Transportation and Highways confirmed that:

 

·         The woodland area to be lost would equate to approximately a quarter of the trees on the site, however, it was difficult to surmise as it would be a slice of trees due to the sloping site.  Trees would be replanted to replace those lost.

·         It was a nil CIL zone and the Council was a shareholder of the Enterprise Partnership, so could not enter into a Section 106 Agreement.  A Supplemental Agreement to the Development Agreement had been established and the Council would retain control of where the funds were allocated.

·         The Supplemental Agreement required information to be provided to detail the monies made and this would be verified by other parties.

·         Usually a developer would buy land with constraints of CIL or a Section 106 Agreement, however, this site was extremely challenging in respect of viability.  The Enterprise Partnership received reports on an annual basis and the focus was about developing a sustainable community.  Any profits would be placed in the regeneration fund and it was the Board’s decision as to how the money was spent.  The Council’s representative on the Board had 51% of the share.

·         The Supplemental Agreement covered the costs in detail and the Council had to be informed of any monies that were placed in the Overage Fund.

·         The approved application would affect the woodland.

·         There would be a large attenuation tank, however, a number of issues raised by the Council’s drainage officer had not yet been addressed.

·         The three year expiration notice was a default condition and if this was not required on the application then it would have to be made very clear, as the grant funding to mitigate the impact in relation to the loss of trees would be at risk and if the development was not progressed it would not be implemented.

·         The funding of the scheme was a material factor along with other planning considerations.

·         Usually the developer would pay the landowner for the site and the amount paid had to be an acceptable figure, however, this application was different as a regeneration company was releasing the land for development.

·         The grant was approximately £3.6 million.

 

An objector was present at the meeting and raised the following concerns:

 

·         She lived on Poplars Park Road and was representing a community group.

·         Local residents met regularly.

·         The need for more homes was understood, but certain issues required consideration.

·         The last phase of housing took a while to sell.

·         The main concern was that it was a residential area with no through traffic.

·         If the access from Poplars Park Road to Stanley Road was opened, it could become a short cut from Kings Road to the main road.

·         There would be highways safety issues.

·         There were no recreational facilities and the local children played on the road.

·         Traffic would pass by the primary school.

·         A pedestrian and cycle path should be used to connect the two sites and not a through road.

·         Access and egress to the site was difficult at peak school times.

·         It was a hilly site and during icy conditions people parked their vehicles on the main road, which caused issues.

·         The area attracted residents due to open space but this would be lost.

·         The proposal to build a supermarket was acceptable but a public house would not be viable and the area would be better used for a play area.

·         There would be an issue with school places, if a new school was not built.

 

The Assistant Director - Planning, Transportation and Highways clarified that:

 

·         The Council did not have an influence on the housing market.

·         The scheme would contribute to the District’s housing supply.

·         There was a specific reference to through traffic in the report.

·         The intention had always been to open Poplars Park Road and it had never meant to be a cul de sac.

·         The Council was undertaking work on Kings Road to alleviate any issues.

·         It was not believed that the opening of the road would be detrimental.

·         The suggested additional conditions proposed traffic regulation orders (TROs).

·         The impact of traffic at peak school hours had been studied.

·         The loss of woodland was unfortunate, but the scheme required the construction of 145 dwellings.

·         Whilst infrastructure would be needed, it was not part of the application for consideration.

 

In response to a Member’s query regarding the infrastructure, the Assistant Director - Planning, Transportation and Highways explained that if the application had been a standalone scheme then it would have been liable for CIL, however, there would be other schemes submitted that were recommended for approval that would also not attract CIL.  He stated that the Council could only spend money on projects identified through the Regulation 123 list, which included schools.  It was not the role of individual applicants to put forward suggestions and as the site was within the Masterplan area, there would be proposals.

 

A Ward Councillor was present at the meeting and stated that:

 

·         The report acknowledged the concerns not addressed and the compromise made.

·         The residential issues were acknowledged.

·         The Ecology survey should be considered in detail.

·         The Council’s Highways Department had anticipated a through road 20 years ago, however, at that point the land had been a working quarry.

·         The application should be considered as back to back development.

·         Poplars Park Road should not be made a through road to Stanley Road.

·         The schools in the area were full.

·         It had been proposed that the intake for Poplars Farm Primary School could be increased.

·         It was a narrow road with issues, which would be exacerbated when more houses were built and extra pupils attended the school.

·         When would a detailed highways report be available?

·         Kings Road was congested at school times.

·         A through road would reduce the value of the houses.

·         The house values would increase if the development was classed as a back to back phase.

·         Nothing was added to the value of the scheme by making it a through road.

·         A through road would be detrimental to residents and future residents.

 

The Assistant Director - Planning, Transportation and Highways confirmed that traffic movements in the area had been monitored and the installation of traffic calming measures would be considered.  Members noted that there had always been the intention for a through road in order to accommodate the extra traffic from the new developments and the improvements to Kings Road had been undertaken in connection with the previous application for the construction of 149 houses.  The traffic calming measures on Poplars Farm Road would be revised and extended through to Stanley Road, which would discourage people using the road as a rat run.

 

The applicant’s agent was present at the meeting and commented that:

 

·         The approval was welcomed.

·         The development was acceptable and would provide 145 needed new homes.

·         Work would hopefully commence on the site in early 2018.

·         The scheme was part of the Bolton Woods Masterplan.

·         The wider Masterplan included new schools, facilities and homes.

·         The design and layout of the houses had been dictated by the steep site.

·         A wooded area would be retained and more trees would be planted.

·         Comments from residents had been addressed.

·         Traffic calming measures would be installed.

·         The Regeneration Fund identified how the development would be delivered.

·         It was a high quality proposal.

·         The application had been thoroughly assessed.

 

In response to Members’ questions, the applicant’s agent reported that:

 

·         The through road would provide access to the development via either direction and the Masterplan allowed for movement through the whole area.  The traffic calming measures would deal with any issues in relation to a ‘rat run’ and there would be ease of access for residents.

·         The topography of the site was difficult and it was deemed that certain drainage measures would not work, however, detailed consideration would be undertaken to ensure the site was sufficiently drained.

·         There may be a cycle link through to Canal Road.  The grass and green land areas may also be linked.

·         The additional tree planting would be in the street scene and on key roads.  The trees would be spread across the site.

·         The developer had looked as delivering houses to the west of the site, but there were issues.  The red line boundary had been drawn more tightly and this had resulted in some of the woodland areas being used.  There may be scope to landscape some areas instead of using the land for housing.

 

Following a site visit, Members raised a number of concerns and were informed that:

 

·         The calor gas operator had been relocated, however, there was an existing consent that a certain number of containers could be stored at the location.

·         The Masterplan had been agreed in 2015 and provided a wider picture.  The quarry site was subject to two applications for 700 houses, which would have major implications, however, nothing had been decided.  The access to the quarry site would be from Poplars Park Road and the quarry developer would have to take this into consideration.  Any application would be dependant on whether the junctions could cope with the extra traffic and conditions regarding traffic calming measures would be placed on the application.

·         The Canal Road Urban Village Masterplan Project would be responsible for the replanted trees.

 

During the discussion a Member raised concerns in relation to the loss of trees and Poplars Park Road becoming a through road.  Another Member echoed the sentiments regarding the trees and requested that indigenous species were replanted.  It was also requested that the appropriate Area Committee considered the implications of Poplars Park Road becoming a through road.  

 

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, subject to the following additional conditions:

 

(i)            Prior to the commencement of development full details of a Traffic Regulation Order and any other associated Orders deemed necessary by the Highway Authority shall be submitted to agreed and in writing by the Local Planning Authority.

 

Reason: In the interests of highway safety and to accord with Policy TR2 and Appendix 4 of the Core Strategy.

 

(ii)          Prior to the commencement of development full details and specifications of the works associated with traffic calming on Poplars Park Road shall be submitted to and approved in writing by the Local Highway Authority. The development shall not be occupied until these works have been completed to the satisfaction of the Local Planning Authority.

 

Reason: In the interests of highway safety and to accord with Policy TR2 and Appendix 4 of the Core Strategy.

 

(iii)         Before any part of the development is brought into use, the proposed means of vehicular and pedestrian access hereby approved shall be laid out, hard surfaced, sealed and drained within the site in accordance with details to be approved in writing and completed to a constructional specification approved in writing by the Local Planning Authority.

 

(iv)         Before the development is brought into use, the off street car parking facility shall be laid out, hard surfaced, sealed and drained within the curtilage of the site in accordance with the approved drawings.  The gradient shall be no steeper than 1 in 15 except where otherwise approved in writing by the Local Planning Authority.

 

(v)          Before any part of the development is brought into use, details of the works associated with Poplars Park Road i.e. provision of footways; provision of street lighting; and upgrade of carriageway shall be submitted to and approved in writing by Highways.  The works shall then be completed in accordance with the approved specifications and to a timescale agreed with Highways.

 

And also be subject to the amendment of Condition 5 as set out below:

 

The development shall not be begun nor any works carried out on the development site until a detailed tree planting scheme, including appropriate indigenous species, has been submitted to and approved in writing by the Local Planning Authority.

 

In the first planting season following the completion of the development or as otherwise specified by the Local Planning Authority the trees shall be planted in accordance with the approved tree planting scheme.

 

Any trees becoming diseased or dying within the first 5 years after the completion of planting shall be removed immediately after the disease/death and a replacement tree of the same species/specification shall be planted in the same position no later than the end of the first available planting season following the disease/death of the original tree.

 

No other tree shall be removed from the site except with the written consent of the Local Planning Authority.  Any replacement tree or trees specified in such written consent shall be planted as soon as reasonably practicable and in any event during the first available planting season following such removal.

 

Reason: For the maintenance of tree cover and in the interests of visual amenity and to accord Policies DS2 of the Core Strategy.

 

(2)       That a report be submitted to Bradford East Area Committee that details the implications of Poplars Park Road becoming a through road and any traffic calming measures that could be implemented.

 

ACTION: Assistant Director - Planning, Transportation and Highways