Local democracy

Agenda item

LAND AT FAGLEY QUARRY, FAGLEY LANE, BRADFORD (18/00897/MAR)

The Assistant Director - Planning, Transportation and Highways will report upon a Reserved Matters Application for the construction of 311 dwellings, approved under outline permission 14/00208/MAO on land at Fagley Quarry, Fagley Lane, Bradford which requires consideration of access, appearance, landscaping, layout and scale (Document “S”) – 18/00897/MAR.

 

The report explains that this application relates to the western half of the larger site and there is a second Reserved Matters application for the eastern part of the site (ref: 18/01127/MAR – see Agenda Item 9).

 

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)

Minutes:

The Assistant Director - Planning, Transportation and Highways reported upon a Reserved Matters Application for the construction of 311 dwellings, approved under outline permission 14/00208/MAO on land at Fagley Quarry, Fagley Lane, Bradford, which required consideration of access, appearance, landscaping, layout and scale (Document “S”) – 18/00897/MAR.

 

The report explained that this application related to the western half of a larger site and there was a second Reserved Matters application for the eastern part of the site (ref: 18/01127/MAR – see Minute 36).

 

The Assistant Director reported on the substance of a further objection received after the publication of his written report.

 

In response to questions from Members he said that node points would be provided along the access road from Moorside Road, to break up the free run of the road and discourage speeding. Ramps and visual differences would be used to indicate the shared surface areas further into the development.

 

An objector spoke in opposition to the application:

 

·         She lived on Whitaker Close and had concerns about the public footpath along the back of these properties. It was unclear on the plans if this was to be incorporated into the development and, if not, what would happen to that 2 metre wide strip of land?

·         There were already problems exiting Whitaker Avenue onto Moorside Road and an increase in traffic as a result of this development would exacerbate the situation; it would also have an impact on the junction of Moorside Road and Harrogate Road.

·         Public transport provision was inadequate; it was not possible to park at Apperley Bridge Railway Station after 8.00 in the morning and there were only 4 buses a day; it was a long way to walk to local facilities.

·         There was already a lack of health and educational provision; it was questioned where residents would go to see a doctor.

·         The access down Whitaker Avenue was also a concern; the development would be to the rear and side of her property. Additional traffic would be generated on a relatively narrow road and people needed to park their vehicles.

·         The proposed height of the houses was also an issue; existing residents did not want to be overlooked and the land sloped. Conditions in winter weather could be difficult.

 

The Assistant Director explained that funding for junction improvements, including traffic signals at Moorside Road/Harrogate Road had been secured under the outline planning permission and stated that:

 

·         It was acknowledged that the station car park was busy but there was the potential to extend this in future.

·         At the outline planning stage £1 million had been secured for the improvement of the Greengates Junction or education infrastructure. The junction improvement scheme had subsequently been funded by another development so this funding could now be used to extend existing school provision.

·         The area around the site was to be left as open space and would be maintained as part of the open space agreement; it was accepted that there was a difference in land levels and this would provide a buffer to the existing houses.

·         The layout had been designed to limit the number of units served from Whitaker Avenue. Highways Officers had been consulted on the layout and design and considered it to be acceptable.  It was not considered that the development would significantly increase congestion at the junctions.

·         Issues were caused by on-street parking and the only way to prevent this would be by the installation of restrictions, however parked vehicles did assist in slowing traffic speeds.

·         The majority of the properties would be two storey in height so would be in keeping with the area.

·         There was a bus service along Harrogate Road between the City Centre and Greengates and the site was considered sustainable.

 

Further to Members’ questions he said that:

 

·         The Section 106 Agreement related to the whole of the larger site.

·         The access had been approved at the outline stage.

·         The footpath link to the north of Whitaker Avenue would be retained.

·         Wherever a public footpath left an adopted highway a finger post should be provided unless the route was absolutely clear but this obligation only extended to the points where the footpath left the highways. The Right of Way would be designated on a map. It would be difficult to require the provision of way markers along the whole route.

 

A Ward Councillor put forward the following points:

 

·         One of the major concerns of local residents was access and egress, with plant and equipment, during the construction process. There was no access road from Moorside Road currently.

·         It should be made clear that no access was permitted along Whitaker Avenue, Moorside Avenue or Haigh Fold. The primary access should be from Fagley Road.

·         Development was unfair to residents and the detriment should be limited.

·         There was also concern about the development being completed in a timely fashion; it was not known if this was something that could be controlled by the Local Planning Authority.

·         The highway improvements should be completed before new residents moved in.

·         Although there was £1 million for improvements to educational provision the schools immediately adjacent to this area would be difficult to expand. A plan needed to be in place by the time new residents started to move in.

 

The Assistant Director said that:

 

·         A condition was proposed in respect of the provision of a Construction Plan and he would take account of the issues raised in considering the detail of this.

·         The extension of schools was a matter for the Education Department; they were aware of these new houses being built.

·         The houses adjacent to Whitaker Avenue were two storey.

·         The highway improvements had been resolved as part of the Section 106 legal obligation and the timing of these was associated with the completion of particular numbers of units.

·         A lot of work had been done in respect of which routes were expected to be in place by certain points of development and the aim was to minimise disruption.

 

The applicant’s agent was in attendance at the meeting and made the following comments:

 

·         The officer’s recommendation was welcomed. This recommendation had arisen further to a thorough appraisal of the application.

·         He was representing both developers (of the larger site). Both applications had been submitted concurrently and reflected the outline permission.

·         Significant pre-application consultations had been undertaken with the Local Planning Authority and the local community. The primary method had been through an exhibition at a local community centre which had been well publicised, including the distribution of in excess of 1000 leaflets. The exhibition had been well attended and there had also been a meeting with the residents of Fagley Lane to discuss their specific concerns.

·         For the scale of the development proposed it was considered that the number of objections was limited; a number related to the principle of development and had been considered at the outline stage.

·         The application was supported by the consultees.

·         The layout, design and landscaping were of a high standard with the house types having been chosen specifically for this site.

·         The application worked with the constraints of this site; its former use as a quarry had been embraced as a positive and was to provide a public open space.

·         The proposed highway improvements would enhance the surrounding highway network and traffic calming measures would be included.

·         The existing footpath would be retained with some diversion.

·         The application had been considered by the Urban Design Officer at pre-application stage. There were two or three routes by which the site could be accessed.

·         The scheme accorded with planning policy including the new National Planning Policy Framework and would provide much needed homes for the district.

·         Residents’ concerns had been acknowledged and amendments made including an increase in the width of Moorside Road and a reduction in the number of properties to be accessed via Whitaker Avenue.

 

He answered Members’ questions as follows:

 

·         In respect of the build out rate, Barratts were expected to achieve approximately 40 to 50 per annum and Keepmoat 40 to 45 per annum; the developers would work with the Local Planning Authority to develop the site in the most appropriate manner.

 

Members noted that it was important that residents were aware that the Section 106 provisions could be triggered by the build-out rate and stated that a condition should be imposed to remove permitted development rights to prevent the conversion of garages to additional residential accommodation without the benefit of planning permission.

 

Resolved –

 

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 together with an additional condition in respect of:

 

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any subsequent equivalent legislation) the integral garages within the dwelling(s) hereby permitted shall remain available for the purposes of garaging and no subsequent alterations to convert these garages to primary residential accommodation addition shall be carried out without the express written permission of the Local Planning Authority,

 

ACTION:       Assistant Director - Planning, Transportation and Highways

 

 

Supporting documents: