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Land to the South of Leaventhorpe Lane, Bradford Pdf 731 Kb Report of the Assistant Director (Planning, Transportation & Highways) to the meeting of Regulatory and Appeals Committee to be held on 6 December 2018 AF Subject: This is an outline planning application for the construction of a residential development scheme (site area 6.87ha) with public open space, landscaping and associated infrastructure, requesting consideration of access on land to the south of Leaventhorpe Lane, Bradford. The application is in outline form with details of the access submitted for consideration at this stage. Summary statement: The application relates to the construction of a residential scheme and whilst in outline form it seeks approval for the access to the site. Details of the layout have not been submitted for consideration at this stage but the Applicant suggests that 150 dwellings will be constructed. Of these 150 dwellings there will be 50 to be constructed and sold on the open market with the remaining 100 being constructed as affordable dwellings. The site is located within an area identified as Urban Greenspace within the Replacement Unitary Development Plan. A parameters plan has been submitted which shows how the site could be developed whilst retaining areas of open land to break up the built form and respect it’s setting within the Urban Greenspace. The principle of residential development on the site is therefore considered to be acceptable subject to the development being carried out in line with the submitted parameters plan. The point of access will be taken from Leaventhorpe Lane and no objection is raised to the details of the access. The development will generate a significant amount of additional traffic on the surrounding highway network and this will require improvements to the roads and the Applicant has agreed to pay a commuted sum towards these improvements. Continued.. Julian Jackson Portfolio: Assistant Director (Planning, Regeneration, Planning and Transport Transportation & Highways) Report Contact: John Eyles Overview & Scrutiny Area: Major Development Manager Regeneration and Environment Phone: (01274) 434380 E-mail: [email protected] Report to the Regulatory & Appeals Committee The northernmost section of the site is located within a Flood Zone and in line with policies in the Core Strategy and guidance within the National Planning Policy Framework the proposal should not result in flooding taking place on land outside the application site. The Applicant has submitted a number of schemes to try and overcome the concerns relating to flooding but these have been considered unacceptable by Drainage Services. No evidence has been submitted which suggests that the measures put forward will work and will not result in flooding on land outside the application site. As a result of the concerns regarding the potential for flooding to take place outside the application site, the proposal is considered unacceptable and is recommended for refusal. Report to the Regulatory & Appeals Committee 1. SUMMARY This is an outline planning application for the construction of a residential development scheme (site area 6.87ha) with public open space, landscaping and associated infrastructure, requesting consideration of access on land to the south of Leaventhorpe Lane, Bradford. The application is in outline form with details of the access submitted for consideration at this stage. A parameters plan has been submitted which shows how the site can be developed to ensure that the layout meets the requirements of policy OS1 of the Replacement Unitary Development Plan through the introduction of large areas of open space breaking up the built form. Part of the site is located within the Flood Zone and the Drainage Services have objected to the proposal on the grounds that the scheme as submitted could result in flooding taking place on land and dwellings outside the application site and this is therefore contrary to both policy EN7 of the Core Strategy and the paragraph 163 of the National Planning Policy Framework. 2. BACKGROUND Attached at Appendix 1 is the Technical Report of the Assistant Director (Planning, Transportation and Highways). This identifies the material considerations relevant to the application. 3. OTHER CONSIDERATIONS All considerations material to the determination of this planning application are as set out in Appendix 1. 4. FINANCIAL & RESOURCE APPRAISAL The presentation of the proposal is subject to normal budgetary constraints. 5. RISK MANAGEMENT AND GOVERNANCE ISSUES No implications. 6. LEGAL APPRAISAL The determination of the application is within the Council’s powers as the Local Planning Authority. 7. OTHER IMPLICATIONS 7.1 EQUALITY & DIVERSITY Section 149 of the Equality Act 2010 states that the Council must, in the exercise of its functions “have due regard to the need to eliminate conduct that is prohibited by the Act, advancing equality of opportunity between people who share a protected characteristic and people who do not share it, and fostering good relations between people who share a protected characteristic and people who do not share it. For this purpose section 149 defines “relevant protected characteristics” as including a Report to the Regulatory & Appeals Committee range of characteristics including disability, race and religion. In this particular case due regard has been paid to the section149 duty but it is not considered there are any issues in this regard relevant to this application. 7.2 SUSTAINABILITY IMPLICATIONS No significant issues are raised. The site is located in a sustainable area and a Travel Plan framework has been submitted which aims to introduce travel initiatives for the future users of the development. 7.3 GREENHOUSE GAS EMISSIONS IMPACTS A condition would normally be recommended requiring the inclusion of electric vehicle charging points, in accordance with the Council’s Low Emissions Strategy. 7.4 COMMUNITY SAFETY IMPLICATIONS There are no community safety implications associated with the development. 7.5 HUMAN RIGHTS ACT Article 6 - right to a fair and public hearing. The Council must ensure that it has taken into account the views of all those who have an interest in, or whom may be affected by the proposal. 7.6 TRADE UNION None. 7.7 WARD IMPLICATIONS Ward members have been fully consulted on the proposal and it is not considered that there are any significant implications for the Ward itself. 7.8 AREA COMMITTEE ACTION PLAN IMPLICATIONS None. 7.9 IMPLICATIONS FOR CORPORATE PARENTING None. 7.10 ISSUES ARISING FROM PRIVACY IMPACT ASSESMENT None. Report to the Regulatory & Appeals Committee 8. NOT FOR PUBLICATION DOCUMENTS None. 9. OPTIONS The Committee can refuse the application as per the recommendation contained within Appendix 1, or approve the application. If the Committee decide that planning permission should be granted, they may approve the application accordingly, in which case conditions will have to be given based upon development plan policies or other material planning considerations 10. RECOMMENDATIONS The application is recommended for refusal, subject to the reason included with Appendix 1. 11. APPENDICES Appendix 1 Technical Report. 12.BACKGROUND DOCUMENTS National Planning Policy Framework Core Strategy Replacement Unitary Development Plan Report to the Regulatory & Appeals Committee 17/06897/MAO Land south of Leaventhorpe Lane Bradford Report to the Regulatory & Appeals Committee Appendix 1 6th December 2018 Wards: Clayton and Fairweather Green Thornton and Allerton Recommendation: REFUSE PLANNING PERMISSION Application Number: 17/06897/MAO Type of Application/Proposal and Address: This is an outline planning application for the construction of a residential development scheme (site area 6.87ha) with public open space, landscaping and associated infrastructure, requesting consideration of access on land to the south of Leaventhorpe Lane, Bradford. The application is in outline form with details of the access submitted for consideration at this stage. Applicant: Alcuin Homes (Bradford) Ltd Agent: Mr Paul Butler (PB Planning Ltd) Site Description: The site is located to the south of Leaventhorpe Lane and Middlebrook Crescent and currently comprises an open piece of land which gradually slopes upwards from north to south. To the north of the site are residential properties fronting onto both Leaventhorpe Lane and Middlebrook Crescent whilst to the south east of the site is a quarry. To the east, south and west is open grassed land. Pedestrian access to the site exists from Leaventhorpe Lane to the north west of the site. Between the dwellings on Middlebrook Crescent and the site is a beck. Relevant Site History: There is no relevant planning history on the site. The National Planning Policy Framework (NPPF): The National Planning Policy Framework is now a material planning consideration on any development proposal. The Framework highlights the fact that the purpose of the planning system is to contribute to the achievement of sustainable development and that there is a presumption in favour of sustainable development which can deliver:- i) Planning for prosperity (an economic role) - by ensuring that sufficient land of the right type and in the right places is available to allow growth and innovation; ii) Planning for people (a social role) - by promotion of strong, vibrant and healthy communities by providing an increase supply of housing to meet the needs of present and future generations and by creating a good quality built environment with accessible local services; iii) Planning for places (an
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