Originator: Andrew Perkins Tel: 0113 3787974

Report of the Chief Planning Officer -

NORTH & EAST PLANS PANEL

Date: 5th November 2020

Subject: 19/05296/FU – Residential Development of 104 dwellings including provision of on-site open space and associated works at land off Pit Lane, Micklefield,

APPLICANT DATE VALID TARGET DATE Taylor Wimpey 27th August 2019 26th November 2019

Electoral Wards Affected: Specific Implications For:

Kippax & Methley Equality and Diversity

Community Cohesion

Yes Ward Members consulted Narrowing the Gap (Referred to in report)

RECOMMENDATION: DEFER AND DELEGATE APPROVAL to the Chief Planning Officer subject to conditions set out below and the signing of a Sec.106 Agreement to cover matters below,

• Offsite Junction Improvements (traffic management scheme) to Great North Road £110,000 • Affordable Housing (16 properties in total) • Real time passenger information display at a cost of £10,000 at bus stops 10132 & 10133 • Bus shelter to be provided at a cost of £13,000 at bus stop 10131 • Travel Plan review fee £3114 • Residential Travel Plan Fund £52,052 • Local Employment & Skills Initiative • Allotment land delivery to Micklefield allotment society

In the ci rcumstances where the Section 106 Agreement has not been completed within 3 months of the Panel resolution to grant planning permission, the final determination of the application shall be delegated to the Chief Planning Officer

Conditions: 1. Time limit 2. Plans to be approved 3. External materials (samples provided) 4. Elevation details of pumping station 5. Laying out of allotment land 6. Bin and Cycle/Motorcycle storage 7. Electric Vehicle Charging Points 8. Vehicle spaces laid out 9. Specified off site Highway works 10. Provision for contractors during construction 11. Statement of construction practice 12. Tree Protection 13. 5 year replacement of any plant failures 14. Preservation of existing trees for 5 years 15. Details of planting of road verges 16. Landscape management plan for life of development 17. Lighting Design Strategy 18. Bird and bat nesting opportunities in prior to occupation 19. No removal of hedgerows, trees or shrubs between 1st March – 31st August 20. Development carried out in accordance with the Noise Assessment 21. Drainage carried out in accordance with plan: 44228/010 (Rev e) 22. Drainage scheme 23. SUDS management and maintenance plan 24. Interim drainage measures 25. Phase II site investigation – Contamination 26. Remediation Statement 27. Importing soil 28. Removal of asbestos 29. Unexpected contamination 30. Verification reports – contamination 31. Archaeological recording 32. Removal of permitted development rights? 33. Climate change measures 34. Water consumption restriction measures

INTRODUCTION:

1. This application is presented to North and East Plans Panel at the request of all three Kippax and Methley Councillors (Cllr Mary Harland, James Lewis and Mirelle Midgley) who consider that the current proposal for 104 dwellings is a departure from current planning policy. In regard to the reduction in the allotment site, footpath accessibility, greenspace and highways access proposals onto Great North Road. As this request is based on material planning considerations that give rise to concerns affecting more than neighbouring residents then, in line with the Officer Delegation Scheme, it is appropriate to report the application to Plans Panel for determination.

PROPOSAL:

2. The proposal relates to the erection of 104 dwellings, which are a mix of house types, heights and numbers of bedrooms.

3. The houses will consist of the following mix:

Number of Bedrooms Total no. of units provided 1 2 2 30 (10 affordable housing) 3 38 (4 affordable housing) 4 34 (2 affordable housing)

4. The units would be arranged in a mix of bungalows, townhouses, semi- detached and detached properties. All 104 properties will include front and rear gardens and be served by at least two open off-street car parking spaces.

5. The site will be accessed by utilising the existing vehicular access off Pit Lane, with additional pedestrian and cycling links also located along Pit Lane, to the east and towards The Crescent to the south east.

6. The site will be served by an area of public open space (POS) to the north east part of the site which will be laid out as a formal landscaped area. As part this area an attenuation tank would also be located and pumping station.

7. New tree planting is proposed within the POS along with tree planting along the main vehicular access from Pit Lane and throughout the overall site.

SITE AND SURROUNDINGS:

8. The application site sits to the west of Micklefield and is sited to the south of Pit Lane. The site is approximately 4.3 hectares in size and is allocated for housing in the Council’s Site Allocations Plan (Site Reference HG2-125), which includes an estimated capacity for the site of 79 units. Part of the site, to the southern east corner was previously used as allotment land. The remaining site has been previously used as pasture land and remains greenfield (previously undeveloped) land.

9. Existing housing is located to west which comprises of traditional terraces with a more modern row of terraced dwellings and apartments located to north east, to the junction of Pit Lane and Great North Road.

10. To the north and across from Pit Lane a densely covered tree embankment is located and further the /Leeds railway line. Beyond the north western point of the site a small complex of industrial units are located.

11. The land level of the site gently rises along Pit Lane, from east to west. The level of the land also rises to the south, which then drops down to the far rear of site, abutting the Leeds Green Belt which falls out of the ownership of the applicant. As a result of the land level change the land to the south is situated higher, which acts as an embankment and features a dense coverage of trees. Due to the site levels the dwellings to the east along The Crescent are situated lower than the application site.

12. Running parallel to the application site, along the embankment to the south, is a Public Right of Way (PROW) footpath which extends the full length of the site, linking The Crescent to Pit Lane. Another PROW also runs through the site from The Crescent to Pit Lane.

RELEVANT PLANNING HISTORY:

13. PREAPP/19/00247 – Residential development. Meeting held, application submitted before formal comments were provided.

HISTORY OF NEGOTATIONS

14. The scheme has been subject to a number of revisions and alterations as officers raised concerns over the amount of housing, size of POS, issues of non-compliance with the space standards and private amenity space.

15. The amended scheme now proposes 104 dwellings (rather than 119 units as originally proposed). All house types are now space standard compliant and the garden amenity space would also now comply with policy.

PUBLIC/LOCAL RESPONSE:

16. Site notices were posted around the application site on Pit Lane and The Crescent on 23rd September 2019. In addition, re-notification site notices were also posted on 14th May 2020, advertising the changes secured. People who had already made representations were also re notified to these changes.

17. Councillors Mary Harland, James Lewis and Mirelle Midgley (all Kippax & Methley ward) have maintained their objections in regard to the proposal. Their comments are as follows:

18. ‘We objected to the original application in October 2019 and have carefully considered the revisions submitted in early May 2020. Our objection still stands (as does the request that if the application is recommended for approval by officers that it is determined by the appropriate plans panel) as the fundamental divergence we believe that existed between the proposals contained in the application and current planning policy still remains despite the revisions. Especially in terms of the reduction in the Allotment site, footpath accessibility and greenspace, Highways access proposals onto Great North Road.’

19. As part of this publicity period in total 41 letters of representation have been received. Consisting of 1 letter of support and 40 letters of objection.

20. The objections which have been received from local residents and other interested parties are noted below:

• Traffic impacts to Pit Lane and surrounding roads • Increase in vehicle movements • Condition of roads • Impacts on highway safety/lack of parking • Highway concerns of Pit lane and Great North Road junction • Land ownership • No details of materials to be used • Insufficient green space provision • Safety of SUDS basin • Rail services cannot support growth • Current services are over provided • Loss of allotment land • Loss of public right of way • Impact upon environment and wildlife • Future residents will be close to Peckfield Landfill site • Drainage of the site • Overdevelopment of the site • Lack of infrastructure • Loss of view • Climate change emergency • Houses not required • Lack of affordable housing • Security concerns in regard to the access footpath to the rear

21. Micklefield Parish Council also raise an objection to the proposal in regard to flood risk, design, materials, loss of allotment land, redirection of the PROW, lack of visitor parking and lack of independent living housing within the site.

22. One written representation of support has been received from a local resident.

CONSULTATION RESPONSES:

23. Yorkshire Water – No objections, recommend condition.

24. Ramblers Leeds Group – Objection - no serious attempt to accommodate the non-definitive footpath running through the site.

25. Travelwise Team – No objections subject to conditions relating to EV charging Points, Cycle parking & contributions relating to the Travel Plan review fee and a Travel Plan fund.

26. Public Rights Way – No objections, overall improvement to Public Rights of Way.

27. Environmental Studies Transport Strategy Team – No objections.

28. Combined Authority – No objections. The site is located within the recommended 400m from the nearest bus routes which operate on Great North Road and the bus availability is considered acceptable to serve the site. Sustainable travel contribution requested and a contribution to improve local bus stop 10131.

29. Nature Team – No objections, subject to conditions.

30. Archaeology Advisory Service – No objections, recommend conditions.

31. West Yorkshire Police – No objections, its encouraged that the developer achieves a secured by design certification.

32. Highways – No objections, subject to conditions and 106 agreement.

33. Flood Risk Management – No objections, subject to conditions.

34. Contaminated Land – A remediation statement is required, conditions recommended.

35. SDU Design – No objections, now revisions have been secured.

36. Children Services – No objection.

37. Landscape – No objection, conditions recommended.

38. Accessibility officer – No objections.

39. Local Plans – No objection.

RELEVANT PLANNING POLICIES:

Development Plan

40. Section 38(6) of the Planning and Compulsory Purchase Act states that for the purpose of any determination to be made under the Planning Acts, the determination must be made in accordance with the development plan, unless material considerations indicate otherwise. The development plan comprises the Core Strategy 2019 (as amended), those policies saved from the Leeds Unitary Development Plan (Review 2006) (UDP), the Aire Valley Leeds Area Action Plan (2017), the Natural Resources and Waste Local Plan (2013 and 2015), the Site Allocations Plan (2019), and any made Neighbourhood plan.

41. Relevant Policies from the Core Strategy are:

General Policy – Sustainable Development and the NPPF Spatial Policy 1 Location of development Spatial Policy 6 – The Housing Requirement and Allocation of Housing Land Spatial Policy 7 – Distribution of Housing Land and Allocations Spatial Policy 11 – Transport Infrastructure Investment Priorities Policy H1 - Managed release of sites Policy H3 - Density of residential development Policy H4 - Housing Mix Policy H5 - Affordable Housing Policy H9 - Minimum Spacing Standards Policy H10 - Accessible Housing Standards Policy P10 - Design Policy P12 - Landscape Policy T1 - Transport Management Policy T2 - Accessibility requirements and new development Policy G3 - Standards for Open Space, Sport and Recreation Policy G4 – New Greenspace Provision Policy G9 - Biodiversity improvements Policy EN1 Carbon Dioxide reductions Policy EN2 Sustainable design and construction Policy EN4 District heating network Policy EN5 Managing flood risk Policy EN8 Electric Vehicle Charging Policy ID1 – Implementation and Delivery Mechanisms Policy ID2 – Planning Obligations

42. Relevant Saved Policies from the the Leeds Unitary Development Plan (UDP) are:

Policy GP1 - Land use and the Proposals Map Policy GP5 - General planning considerations. Policy BD5 - New buildings Policy LD1 - Landscape design Policy LD2 - New and altered roads Policy N23 - Incidental Open Space Policy N24 - Development abutting the Green Belt Policy N25 - Site boundaries Policy N35 - Development and Agricultural Land Policy N37A - Development in the Countryside

43. The most relevant policies from the Leeds Natural Resources and Waste Development Plan Document are outlined below:

GENERAL POLICY1 – Presumption in favour of sustainable development. AIR1 – The Management of Air Quality through Development measures. WATER1 – Water efficiency WATER2 – Protection of Water Quality WATER7 – No increase in surface water run-off, incorporate SUDs. LAND1 – Land contamination to be dealt with. LAND2 – Development conserve trees and introduce new tree planting.

Site Allocations Plan

44. The SAP was adopted in July 2019 so carries full weight in any decision making. This site is allocated in the SAP as HG2-125. As the site was not in the Green Belt immediately before the adoption of the SAP it is not affected by the statutory challenge, it remains adopted within the SAP and its allocation for housing carried full weight.

45. There is a policy within the SAP which is also relevant to this application which is:

Policy HDG2 – housing allocations

Relevant Local Supplementary Planning Guidance/Documents

46. The following SPGs and SPDs are relevant:

Neighbourhoods for Living: A Guide for Residential Design in Leeds (December 2003) Neighbourhoods For Living Memoranda to 3rd Edition (2015) Sustainable Urban Drainage SPG (2004) Greening the Built Edge SPG (June 2004) Designing for Community Safety: A Residential Design Guide SPD (May 2007) Public Transport Improvements and Developer Contributions SPD (August 2008) Street Design Guide SPD (August 2009) Sustainable Design and Construction SPD (August 2011) Travel Plans SPD (February 2015) Parking SPD (January 2016) Accessible Leeds SPD (November 2016)

Neighbourhood Plans None.

National Planning Policy

47. The revised National Planning Policy Framework (NPPF), published in 2019, and the National Planning Practice Guidance (NPPG), published March 2014 set out the Government’s planning policies for and how these are expected to be applied. One of the key principles at the heart of the Framework is a presumption in favour of Sustainable Development. Relevant paragraphs are highlighted below.

Paragraph 12 Presumption in favour of sustainable development Paragraph 34 Developer contributions Paragraph 91 Planning decisions should aim to achieve healthy, inclusive and safe places Paragraph 108 Sustainable modes of Transport Paragraph 110 Priority first to pedestrian and cycle movements Paragraph 111 Requirement for Transport Assessment Paragraph 117 Effective use of land Paragraph 118 Recognition undeveloped land can perform functions Paragraph 122 Achieving appropriate densities Paragraph 127 Need for Good design which is sympathetic to local character and history Paragraph 130 Planning permission should be refused for poor design Paragraph 170 Planning decisions should contribute to and enhance the natural and local environment

MAIN ISSUES:

• Housing Delivery/ Allotment Land delivery • Housing Density • Housing Mix • Affordable Housing • Accessible Housing • Internal Space Standards • Layout, Design and Appearance • Amenity & Spacing Considerations • Greenspace • Landscape and Biodiversity • Public Rights of Way • Highways and Parking • Climate Change, Sustainable Design and Air Pollution • Drainage • Planning Obligations • Representations

APPRAISAL:

Housing Delivery /Allotment land delivery

48. The application site is a site allocated for housing in the Council’s Site Allocations Plan. In adopting the Site Allocations Plan the Council has set out that it considers the development of the site for housing to be acceptable in principle, subject to detailed planning considerations.

49. This site is allocated in the SAP as HG2-125. The site was not in the Green Belt immediately before the adoption of the SAP and it is not affected by the statutory challenge and it remains adopted within the SAP and its allocation for housing is carried with full weight.

50. As part of the SAP, the requirements for the site were to consider the retention or replacement of allotments at the detailed design stage. The applicant has provided a justification relating to the allotment land which identifies that the current allotment land has not been partially in operation as allotment land, which comprises of a pony paddock and unused land. This also confirmed that at April 2019 there were 16 tenancy agreements in place for these allotments.

51. Whilst it is noted that the proposed development will reduce the overall area of land, it will in fact increase the number of allotment plots to 23 and improve the overall facilities. The proposed allotments would be set out in a formal arrangement, accessed via access gates from The Crescent and through arterial paths (2m wide). The size of allotments would range from 52m² to 72m² and as the land is currently allotments this would be still be easily accessible and remain highly convenient to the residents of Micklefield, via walking, cycling or driving.

52. The proposed improvements will create 23 newly landscaped allotments on the remaining allotment land, with new gates, V mesh fencing, water supply, arterial paths, notice boards and a post box. These alterations along with the proposal to also gift this to the allotment association are fully welcomed (secured through the s106) to ensure it’s retained as allotments for perpetuity.

53. Given the information above, it is now considered that the proposal satisfactorily addresses the site requirements of the SAP, which was to consider the retention or replacement of the allotments at the detailed design stage. The proposed development of the site for housing complies with the terms of the council’s adopted plan and is accordingly acceptable in principle, subject to consideration of other material considerations listed below.

Housing Density

54. Policy H3 of the Core Strategy sets out appropriate densities of housing, for smaller settlements this is considered to be 30 dwellings per hectare. A total of 104 dwellings are now proposed on site. This would provide 32 dwellings per hectare which exceeds the minimum density requirement of 30 dwellings per hectare (based on the net developable area) in Smaller Settlements such as Micklefield, and so accords with the requirement of policy H3.

Housing Mix

55. In terms of housing mix the proposal now provides a range of 1-4 bedroom properties in the following mix:

• 2 x 1 beds = 1.92% • 30 x 2 beds = 28.85% • 38 x 3 beds = 36.54% • 34 x 4 beds = 32.69%

56. The proposed mix broadly accords with policy H4 which requires that between 0% - 50% 1 beds: 30%-80% 2 beds: 20%-70% 3 beds and 0%-50% 4+ beds. Whilst the proposal does provide a slight under provision of 2 bed properties, when this is combined with the provided 1 bed units this would take the provision of smaller units to over 30% in total.

57. It is acknowledged that the scheme fails to provide any flats and in support of this deviation a Housing Mix Report has been submitted which looks at the current mix of housing in Micklefield (comparing this to the Leeds and England averages) and at what planning approvals are in the pipeline across the city. It also considers evidence provided by the SHMA 2017. The report notes that house builders currently on site in Micklefield are reporting a strong demand for 3 and 4 bed family housing. Overall, it concludes that the proposed mix reflects the character of the area (being best suited to family housing) and helps to balance the mix of housing stock in the locality to reflect both need and aspiration.

58. Given the above the lack of flats are considered to be acceptable given the setting of Micklefield, which is rural and a predominant family area.

Affordable Housing

59. Policy H5 requires the provision of affordable which in this location is 15% of the total amount, equalling 16 units. The applicants have provided for this in the layout and demonstrated the anticipated positions of these properties which are pepper potted around the site. 10 of these units are proposed to be 2 bed, 4 to be 3 bed and 2 to be 4 bed. The proposal is therefore considered to be complaint with Policy H5, subject to signing of a s106 agreement to ensure implementation.

Accessible Housing

60. In terms of accessibility of the properties themselves, the applicant has confirmed and have indicated on a plan that the development would meet the requirements of Core Strategy Policy H10 by being designed to ensure that 30% of the properties (102 units/98%) meet the accessible and adaptable dwellings standards of Part M of the Building Regulations and 2% (2 units) would be wheelchair user dwellings. The proposal is considered to comply with relevant Core Strategy Policies with regard to residential accessibility.

Internal Space Standards

61. The dwellings fully comply with Policy H9 of the Core Strategy with regard to space standards. The table below demonstrates that each of the proposed house types adheres to and exceeds the policy requirements for overall floor area.

House Type Number of Proposed units H9 Minimum Standard bedrooms size (Sqm) (Sqm) Ashenford (NA20) 2 71.6 70 Foxdale 1 49.8 50 Byford (NA32) 3 90.6 84 Kingdale (NT31) 3 90.6 84 Braxton (NB31) 3 101.5 90 Huxford (NA42) 4 109.2 97 Elliston (NB41) 4 116.1 103 Coltham (ND40) 4 117 97 Manford (NA44) 4 128.7 97 Kingham (ND42) 4 131.4 97

62. In conclusion, the proposal is considered to comply with relevant Core Strategy policy with regard to spacing standards.

Layout, Design and Appearance

63. The surrounding pattern of development is predominantly residential in nature with a mix of house types. To the east, located along The Crescent, the dwellings consist of stone terraces which are within a linear formation. To the north east, the dwellings are also terraced but of a modern construction which are two and half storeys and feature centrally placed front dormer windows. The predominant material of the surrounding area consists of natural stone with slate tiled roofs.

64. The proposed development would have a spine road in which small cul-de- sacs would be located off this. A large area of greenspace would be located to the north east of the site.

65. The dwellings closest to The Crescent would be predominantly semi- detached. Given the land level difference and layout of these properties the proposed layout is considered to be acceptable and would harmonise well within its surroundings.

66. The proposals would comprise of 10 different house types, all of which would be single, two or two & half storeys in height. The scale and traditional design of the dwellings is considered compatible with the surrounding area. The two & half storey dwellings would have a small dormer window to their front elevation which is considered to be acceptable and compatible with the surrounding pattern of development. Corner turning units are proposed on plots which face onto two roads. This is also considered appropriate and would ensure that the development has an acceptable level of impact upon the visual amenities of the surrounding area.

67. The proposal would now also feature chinmeys to some plots which would be sporadically placed around the development and predominantly located along the spine road and surrounding the public open space. This would also mirror the wider character of the surrounding residential character.

68. The materials to the plots have not been specified on the submitted details. At the time of writing this report material details are still being discussed and full samples will be required prior to the commencement of development and secured via condition.

69. Works are also proposed in land to the north east within an area designated as greenspace. These works are for the drainage attenuation and would require a pumping station to be installed. Officers consider that this would be a minor incursion to this area of land which, once completed, would be relatively screened. Overall, officers raise no objections to this element of the proposal.

Amenity and Spacing Considerations

70. The layout, spacing and garden areas all meet the design and guidance advice of the adopted SPG Neighbourhoods for Living. The layout of the dwellings is considered to provide acceptable spacing between dwellings. Most dwellings have side driveways with sufficient space for 2 vehicles. Where frontage parking is proposed, this is kept to a minimum and there are no large areas of parking together. This allows for a well landscaped scheme that ensures that the development is not dominated by parking.

71. There is a significant levels difference between the existing dwellings within The Crescent to the east and the proposed dwellings which ensures that there would be no issue with regard to residential amenity for these properties. To the east, the distance between the proposed dwellings (plots 60-61) would comply with the requirements set out within Neighbourhoods for Living. The proposal is therefore considered acceptable with regard to protecting existing and proposed residential amenities.

72. All dwellings comply with the 10.5m minimum garden depths as set out within the SPG. All dwellings also provide a good level of private amenity space meeting (and in most cases exceeding) the requirement for two thirds of the total floor space. Officers consider that the proposal is fully in accordance with the requirements of Neighbourhoods for Living.

Greenspace

73. In line with Policy G4 of the Core Strategy, the development would now exceed the policy requirement for level of on-site greenspace, the development would deliver 0.48ha of greenspace, with the policy requirement being 0.45ha. The green space would comprise of a north eastern area which would contain an informal play space as well as paths within, leading to Pit Lane. The green space would also improve pedestrian links within the wider area. The management and maintenance of this green space would be via condition.

Landscape and Biodiversity

74. The proposed development site features a number of existing trees which are predominantly located around the perimeter of the site, and of which the majority fall outside of the red line of the site and along the embankment which consist of a mixture of Sycamores, Birch and Alder Trees.

75. In total, only 6 trees would be removed to facilitate this development. The trees to be removed consist of 2x Alder Trees (category b) and 1x Elder tree (category c) and a group of 3 consisting of Laurel, Elder and Cypress trees (category c), which are all required to be removed in order to facilitate the development and drainage of the site.

76. The site would feature robust tree planting throughout which would provide in total 146 trees which would range from 10-12cm girths up to semi mature 20- 25cm girths. The majority of tree planting would be along the spine road and within the onsite green space area. Along the spine road, green streets would be created which would be separated from the carriageway via a 3m verge which would be planted with Maple and Italian Alder Trees.

77. The hedge, shrub and bulb planting throughout which would also increase the amenity value provided by the site in the longer term. A landscaping masterplan has been provided as part of the application and a condition will be attached that the development is carried out in accordance with these details.

78. The site lies adjacent to the Green Belt to the south west boundary. This application includes a buffer of native tree species to be planted to form additional screening and softening of the built form to Green Belt. Planting is proposed to be a minimum of 12m from the rear elevation of houses and will consist of groups of selected standard size trees of an advanced stock which would provide a more immediate and attractive feature. Species are to include Birch, Rowan Field Maple and Alder. Planting will be predominantly located where the existing landform provides less of a barrier and where there is not already significant tree cover from the embankment.

79. Overall the landscaping proposals will provide for a good quality landscape and will provide for an overall enhancement in respect of biodiversity and will lead to a development which has considerable positive qualities in these respects.

Public Rights of Way

80. As acknowledged above the site features a Public Right of Way (PROW) which runs from The Crescent to Pit Lane and currently runs through the site. As part of the development this route would be diverted which would be set behind a 3m grass verge. In addition the accessibility would be increased by the provision of 2 extra footpaths, linking the development to The Crescent. Given the revised proposal the PROW team raise no objections to the proposal.

Highways and Parking

81. The submitted Transport Assessment demonstrates that the site is within 400m walking distance of local services and major bus routes with connections to a major public interchange in the city centre and a train station with links to York and Leeds. Officers therefore consider that the site meets with the accessibility indicators as set out within the Core Strategy.

82. The development would be served by one access point and the proposal would require junction improvements to Pit Lane and Great North Road. These would consists of improvement to the visibility at the junction whilst also improving the turning radii, road width and footway widths in the vicinity of the junction. A crossing is also proposed for pedestrians accessing the train station.

83. The Site Allocations Plan also identified that the site along with other sites brought forward in Micklefield will have a cumulative impact on Jcn 47 of the M1. To mitigate this impact the development was required to contribute towards any improvement scheme as agreed with Highways England. However, an improvement scheme is yet to be identified at J47 and Highways England have raised no objection to the application. A contribution to improvements at the junction is therefore not pursued at this time.

84. Given the proposed mitigation measures and that the junction alterations which meet with current design standards. The offsite highway works are to be delivered prior to construction in order that construction traffic would benefit from improved safety at the junction. The contribution to improvements north of the railway bridge are to be secured by the S106 and payable prior to occupation of any dwellings on the site.

85. Subject to the required conditions and s106 contributions towards junction improvements, bus stop improvements, Residential Travel Plan Fund and the monitoring fee for the Travel Plan, the scheme is considered to be acceptable in highways terms in accordance with Policy T2 of the Core Strategy.

Climate Change, Sustainable Design and Air Pollution

86. The proposal will introduce a number of measures to ensure that Core Strategy policy EN1 (Climate Change – Carbon Dioxide Reduction) is complied with. The developer’s carbon reduction strategy for the new houses is reliant on measures which predominantly seek to improve the energy efficiency of a property rather than energy generation, however the proposal is to use a mixture of both measures in this instance. This will include enhanced insulation and air tightness, the use of heating controls and low energy lighting, and the use of photovoltaics to the roofs of 24 units (23% of total units) which will ensure a minimum of 20% reduction in carbon dioxide emissions is achieved against the Building Regulations Target Emission Rate and energy reduction through the use of renewable energy generation exceeds the 10% figure set out in policy EN1 (estimated to be 20.53% for the development proposed in this instance).

87. In addition to the above, eco-sanitary ware and restricted flow rates will ensure the Council’s water consumption standard of 110 litres per person per day as set out in Core Strategy policy EN2 is met.

88. It is further noted that the additional tree planting, greater accessibility and the introduction of electric vehicle charging points at the site, as set out in the above report, will also assist in tackling climate change and air pollution in line with wider Council objectives and assist in encouraging more sustainable travel choices.

Drainage

90. Drainage of the site would be carried out by installing an on-site drainage attenuation tank in land to the open green space. Subject to conditions relating to drainage and landscaping, officers raise no objection to these drainage proposals.

Planning Obligations

91. The following planning obligations are required to make the application acceptable and will be secured via a Section 106 Agreement:

• Offsite Junction Improvements (traffic management scheme) to Great North Road £110,000 • Affordable Housing (16 properties in total) • Real time passenger information display at a cost of £10,000 at bus stops 10132 & 10133 • Bus shelter to be provided at a cost of £13,000 at bus stop 10131 • Travel Plan review fee £3114 • Residential Travel Plan Fund £52,052 • Local Employment & Skills Initiative • Delivery of allotment land to Micklefield allotment society

92. The Community Infrastructure Levy (CIL) was adopted by Full Council on the 12th November 2014 and was implemented on the 6th April 2015. The application site is located within Zone 2b, where the liability for residential development is set at the rate of £45 per square meter. This information is not material to the decision and is provided for Member’s information only.

Representations

93. As is summarised in section 20 of this report a number of representations have been received in relation to the application. All of those considerations raised, whether in support or expressed as a concern, which are relevant to the determination of the application have been addressed in the above appraisal.

94. It is noted that a small number of other matters have been raised which do not form material planning considerations. As such no weight has been afforded to these comments coming to the overall conclusions.

CONCLUSION

95. In light of the above, the application is considered to be acceptable. The site is allocated for housing within the SAP and would satisfy the SAP site requirements. Accordingly, the principle of development of development accords with adopted policy and the application proposal also meets the policy requirements in respect of affordable housing, housing mix, greenspace, space standards, accessible housing and climate change. The design and layout of the development also meets the requirements set out in NfL. The development is considered to be in keeping with the character and appearance of the area. The proposed landscaping scheme is also considered acceptable with significant additional tree planting. Nor would it have a harmful impact on highway safety with no objections being received from the relevant technical consultees. In addition it would be fully compliant with regard to the appropriate planning obligations and the permission would be subject to appropriate planning conditions.

96. The application is recommended for approval subject to a legal agreement to secure junction improvements, Travel Plan contributions, bus stop improvements, affordable housing and delivery of allotment land, as well as the conditions as outlined at the head of this report.

Background Papers: Planning application file. 19/05296/FU Ownership Certificate: Signed by applicant.

19/05296/FU

NORTH AND EAST PLANS PANEL © Crown copyright and database rights 2020 Ordnance Survey 100019567 PRODUCED BY CITY DEVELOPMENT, GIS MAPPING & DATA TEAM, SCALE : 1/2500 ° SL SL MP 11.0

60 m PIT LANE SUB STATION 2 2 1 5 Track 3 LB 4 7 7 5 6 10 10 8 ev 8 1 ev 9 11 1 to 6 12 ev ev 100 100 ev ev 99 1

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5 PV (A) ND40 ND40 (O) ND40 6 (O) NA32 NT31 (A) 2 7 8 TCP 3 4 9 10 11 12 99 100 101 102

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20 ev 84 14 8

* ev 20 NA44 (O) 14 ev 97 (O) NA20 ev ev 84 ATTENUATION 14 NA20 (O) ev 21 NA20 (A) PV * 97 97 TANK

21 ev 85 NA20 (O) NA20 85 15 PV 22 15 85 El Sub Sta ev 96 NA20 (A)

22 NA20 (A) NA20 * ev

ev ev (A) NB31 19 ev ev 86 55 m 96 19 to PV NB31 (O)

* 18

SCHEDULE OF ACCOMMODATION: 20 (O) NA20 23 PV 16 (O) NB31 16

ev NB31 (A) NA20 (A) NA20 PRIVATE EMBANKMENT 24 17 ev AFFORDABLE UNITS HOUSETYPE AMOUNT 21 * 16 95 86 NA44 (O) DRIVE 24 17 ev PEDESTRIAN ev 95 LINK * BCP 22 17 87

NA20 (771ft²) 10 No. NT31 (A) 94 NB41 (O) NB41 25 Drain NA20 (A) 2 STOREY ev (A) NA32 PUMPING 2 BED 94 94 ev STATION

SEMI ev ev

23 (A) NB41 NA32 (O) NA32

24 93

14 ND40 (O) ND40

** (O) ND40 26 ev 87 PV 1 55.5m NA32 (976ft²) 3 No. 25 93 HOUSE_NUMBER NA32 (A) 2 STOREY NT31 (A) 3 BED 27 BCP ev 62

SEMI 92 63 63 62 ND40 (A) ND40 ND42 (A) 64 ev ev 64 26 92 89 ev 88 28 ev ev ev

** NT31 (O)

88 ev 83 ND42 (O) ND42 PV 90 82 NT31 (1040ft²) 1 No.

89 PV PV

NA20 (A) NA20

NA44 (O) NA44 2 STOREY (O) NA44 NA42 (O) (O) NA20

3 BED 27 ev PV 5 NA44 (A) NA44 91 (A) NA44

SEMI NA44 (O) NA44

NA44 (O) NA44 PV ev ev

NT31 (A) NA42 (A) ev PV 91 ev 28 81 62 30 83 63 65 m 90 64

** 29 30 82 Q 07.10.20 PARKING TO PLOTS 19, 56 & 57 ALTERED FOLLOWING LS LB NA44 (A) NA44

NA44 (A) NA44 NT31 (A) DISCUSSION WITH THE PLANNING DEPARTMENT

NB41 (1249ft²) 2 No.

PV(A) NA42

NB41 (end A) 2.5 STOREY ev LS LB 65 P 29.09.20 PARKING TO PLOTS 44-51 ALTERED TO GIVE EACH PLOT20 2NO. 4 BED ev 29 61 PARKING SPACES. PLOT 47 MOVED AWAY FROM BOUNDARY, SEMI ev

NA20 (A) ev PV(O) NA42 ev 61 PARKING TO PLOTS 19-24 ALTERED, PLOTS 25-27 ALTERED FROM

31 80 NB31 (O) NB31 ev 32 81 65 2NO NA44'S & 1NO. ND40 TO 2NO. ND40'S & 1NO. ND42

NA20 (O) NA20 66 O 18.09.20 DRIVES TO PLOTS 3, 6 & 9 ALTERED TO 3.3m WIDE, PARKING LS LB

TOTAL No. 16 No. NA20 (O)

** (A) NB31 ev ev

30 TO PLOTS 19-21 ALTERED, PLOTS 40-44 MOVED AWAY FROM

66 10

22

NA44 (O) NA44 NA44 (O) NA44 80 66 60 BOUNDARY & PARKING ALTERED TO SUIT. OPEN MARKET UNITS HOUSETYPE AMOUNT ev NA20 (A) NA20 ev N 19.08.20 FURTHER CHANGES TO POS TREES TO ENSURE NO TREES LB VS

31 33 79 PV 67 60 ND40 (O) ND40 ARE WITHIN 5m OF PUMPING STATION OR TANK ev FOX-A (554ft²) 2 No. ev 78 NA32 (A) 59 M 18.08.20 NOISE MITIGAITION SPECIFICATION AND PLOTS IDENTIFIED DW - PV FOX (A) 1 STOREY 67 59 1 BED PLANNING LAYOUT LAYERS KEY: 32 79 BIRD/BAT HABITAT PROVISIONS ADDED NT31 (O) ev SEMI ev 11

59 ev L 14.08.20 POS TREES RELOACTED AWAY FROM EXISTING WATER MAIN LB VS NA32 (O) NA32

NA44 (O) NA44 NA44 (O) NA44 PEDESTRIAN 34 ev 77 68 IN RESPONSE TO YORKSHIRE WATER COMMENTS 1800mm BRICK WALL ev 58 LINK 68 K 20.07.20 AMENDEMENTS TO POS AND LANDSCAPE IN RESPONSE LB VS 33 NT31 (O)

68 (A) NA32 TO LANDSCAPE OFFICER COMMENTS. NB31 (A) 76 78 ev PUMPING STATION POSITION ADJUSTED.

NA20 (771ft²) 20 No. 1000mm BRICK RETAINING WALL & METAL RAILINGS 69 NA20 (A) 2 STOREY (O) NB31 ev NB31 (O) 69 58 J 16.06.20 PHOTOVOLTAIC PANELS ADDED TO PLOTS 3, 9, 10, 12, 19, 20, 21, THS LB 2 BED 35

SEMI 34 69 58 21, 22, 26, 28, 29, 33, 36, 37, 41, 42, 54, 55, 62 ,63, 80, 81, 82, 87 & 99. NB31 (A) NB31 75 1800mm TIMBER FENCE CRESCENT CHIMMNEYS ADDED TO PLOTS 4, 5, 12, 18, 28, 29, 33, 36, 43, 82, 83 ev ev PRIVATE THE 77 87, 92 & 99. KEY UPDATED TO SHOW PV'S & CHIMNEY 70 DRIVE 35 77 74 i 16.06.20 EV CHARGING POINT ADDED THROUGHOUT, DRIVES HAVE BEEN RAN VS

ev NB31 (A) 57

NT31 (O) NT31 WIDENED TO 3.3m WHEN PEDESTRIAN ACCESS IS SHARED, ALL NA44 (A) NA44 1000mm METAL ESTATE RAILINGS (A) NA44 56 PV 36 NA32 (976ft²) 12 No. 76 * SHARED SURFACE ROADS ARE NOW ANGULAR IN DESIGN, ALL NB31 (O) ev

NA32 (A) 2 STOREY ev 71 (A) FOX 16 75 NA32 (A) VISIBILITY SPLAYS HAVE BEEN UPDATED. 3 BED 36 37 ev SEMI 70 m DRAINAGE EASEMENT * VARIOUS DROPPED KERBS HAVE BEEN REMOVED

ev ev 55 17 WHERE THE DISTANCE BETWEEN ARE TOO SMALL & ADDITIONAL EMBANKMENT (O) FOX ev 72 55 57 PARKING SPACES HAVE BEEN ADDED FOR PLOTS 19-21 & 48 ev 70 PLOTS 1-4 MOVED WEST BY 2m TO WIDEN FOOTPATH LINK.

38 74 NA32 (O) AFFORDABLE UNIT (A) ND40 ev 70 74 * 71 ev H 16.04.20 PROPOSED SEWER EASEMENT SHOWN, TREES REMOVED LB LS

PV ev PV(A) NA20 AND REPLACEMENT PLANTING ADDED * NA32 (A) NT31 (1040ft²) 8 No. AFFORDABLE (SHARED OWNERSHIP) 37 73 56

2 STOREY * 53 54 G 08.04.20 FOXDALE - A BLOCK UPDATED TO REFLECT PLANNING DRAWING, LS LB ev (O) NA20 3 BED ev PV RED LINE AMENDED TO ALLOTMENTS BOUNDARY, PLOT 86 SEMI/DETACHED 53

* 39

REPLACED WITH NA44, PLOTS 3 & 4 (NA32) SWAPPED WITH NB31 (O) NB31 ev 40 72 52 55

NT31 (A) REAR ACCESS GATES (LOCKABLE) NT31 (A) ev PLOT 8 (NA44)

73 72 52 21

NA20 (A) NA20 38 (A) NB31 ev LS LB ev ev 54 F 02.04.20 FOXDALE - A BLOCK UPDATED TO REFLECT PLANNING DRAWING, BCP BIN COLLECTION POINT RED LINE AMENDED TO ALLOTMENTS BOUNDARY, PLOT 86

51 (O) NA20 REPLACED WITH NA44, PLOTS 3 & 4 (NA32) SWAPPED WITH NB31 (1092ft²) 14 No. 39 PLOT 8 (NA44) NB31 (end A) 2.5 STOREY 53

3 BED 41 ev EV CHARGING POINT (O) ND42 E 30.03.20 SUB STATION, ATTENUATION TANK & EASEMENTS LOCATIONS LS LB NA20 (A) SEMI 50 UPDATED IN LINE WITH LATEST DRAINAGE DRAWING - PV 52 '44228_010d - Drainage Layout' PV 40 NA20 (O) PHOTOVOLTAIC PANELS - 8 PANEL SYSTEM 42 * ev 49 D 24.03.20 SUB STATION LOCATION25 ADDED, PUMPING STATION LOCATION LS LB

REVISED TO BE ACCESSED FROM MAIN SHARED SURFACE, ND42 (A) ND42

ND42 (A) ND42 ev ev* PV 51 PLOTS 62-64 SHARED SURFACE REVISED TO PRIVATE DRIVE. PHOTOVOLTAIC PANELS - 10 PANEL SYSTEM PV ev NA20 (A) NA42 (1175ft²) 4 No. 41 51 C 09.03.20 ND42 HOUSETYPE INTROCUCED INTO MIX, PLOTS 45, 46, 53, 54, LS LB/ RAN NA42 (A) 2 STOREY 50 48 4 BED 64 & 65 REPLACED WITH NA20's, PLOTS 69, 70, 71 & 92 REPLACED NA20 (O) 26 SEMI 43 50 49 ev

CHIMNEY (O) ND40 * WITH NA32's, PLOT 68 REPLACED WITH NT31 & PLOTS 18/19 REPLACED WITH NA44. ALL INLINE WITH CLIENT SKETCH 04.03.20 * 42 44 B 02.03.20 LAYOUT UPDATED INLINE WITH SKETCH - SK08 DRAFT LS LB/ RAN

ACOUSTIC MITIGATION ev 44 ev FEASIBILITY LAYOUT & LATEST PLANNERS COMMENTS NA44 (O) NA44

The front windows to habitable rooms on plots 1-12 & 99-104 to have glazing (O) NA44 45 48 13.02.20 ev 45 48 AT LB ND40 (1259ft²) 11 No. specification of sound reduction 33 Rw + Ctr (db). ev A 06.08.19 RED LINE UPDATED ND40 (O) 2 STOREY 43 46 In addition the trickle vents to the same windows are to be Titon SF Xtra Sound 4 BED 75 m 46

DETACHED Attenuator Vent 50mm TA5223 or similar to achieve 39 Dn,e,w + Ctr (db). (O) NA20

ev PEDESTRIAN 44 (A) NA20 * EMBANKMENT LINK REV DATE DESCRIPTION BY CHECK BIRD/BAT BOX HABITAT PROVISION BLOCK PAVING *

47 45 (O) NA20 ev 32

NA44 (1385ft²) 11 No. GRASSED AREAS (FRONT GARDEN) Ibstock Enclosed Bat Box 'B' or 'C' (10 in total) 46 (A) NA20 NA44 (A) 2 STOREY 4 BED DETACHED Schwegler House Sparrow Terrace (3 in total) GRASSED AREAS (REAR GARDEN) 47 jrp ARCHITECTURE | PLANNING | LANDSCAPE Custom Brick-Facing Starling Box (3 in total) (Refer to Materials Layout for brick colour) DECORATIVE AGGREGATE ND42 (1415t²) 6 No. CLIENT: DRAWING NUMBER: ND42 (A) 2 STOREY TAYLOR WIMPEY 4 BED Schwegler 17a Swift Box (4 in total) P18:5270:01 - Q DETACHED TARMACADAM PROJECT: SCALE @ A1: Habitat provisions in accordance with Ecological Impact Assessment PIT LANE, MICKLEFIELD 1:500 TOTAL No. 88 No. Ref: 424.04672.00028 COMBINED TOTAL No. 104 No. July 2019 NOTE : ALL INTERNAL VISIBILITY SPLAYS ARE 2.4 X 43m NORTH DRAWING: DATE: 1:500 SCALE PROPOSED SITE LAYOUT MAR '20

10m 50m

Do not scale off this drawing - Only figured dimensions to be taken from this drawing. Drawings based on Ordnance Survey and/or existing record drawings - Design and 14 MARINER COURT / CALDER PARK / WAKEFIELD / WF4 3FL Drawing content subject to Site Survey, Structural Survey, Site Investigations, Planning and Statutory Requirements and Approvals. 01924 383322 / www.jrpassoc.co.uk / [email protected] 01 / PROPOSED SITE LAYOUT Authorised reproduction from Ordnance Survey Map with permission of the Controller of Her Majesty’s Stationery Office. Crown Copyright reserved. jrpassociates is a trading style of John R Paley Associates Limited