Report Precis Report of the Head of Planning To the Planning Regulatory Board 19th November 2013 Subject Applications under Town and Country Planning Legislation. Purpose of Report This report presents for decision planning, listed building, advertisement, Council development applications and also proposals for works to or felling of trees covered by a Preservation Order and miscellaneous items. Access for the Disabled Implications Where there are any such implications they will be referred to within the individual report. Financial Implications None Crime and Disorder Implications Where there are any such implications they will be referred to within the individual reports. Human Rights Act The Council has considered the general implications of the Human Rights Act in this agenda report. Representations Where representations are received in respect of an application, a summary of those representations is provided in the application report which reflects the key points that have been expressed regarding the proposal. Members are reminded that they have access to all documentation relating to the application, including the full text of any representations and any correspondence which has occurred between the Council and the applicant or any agent of the applicant. Recommendation(s) That the applications be determined in accordance with the recommendations set out in the main report which is attached. Background Papers These are contained within the application files listed in the following schedule of planning applications. They are available for inspection at Barnsley Connects, The Civic Centre, Eldon Street, Barnsley S70 2JL. 1 INDEX 2013/0280 Site Visit – Approval Page 3 Residential development with associated public open space, landscaping and link road (outline) Land to the south east of Dearne Hall Road and 1 and 3 Claycliffe Road, Barnsley 2013/0894 Approval Page 28 Residential development of 37 dwellings (Reserved Matters in connection with application 2013/0203) Roy Kilner Road, Wombwell, Barnsley, South Yorkshire 2013/0940 Approval Page 36 Erection of 1 no detached dwellinghouse (Plot 2). Land off Ben Bank Road (Rear of 94 and 98), Silkstone Common, Barnsley 2013/0800 Refusal Page 47 Erection of detached Bungalow (outline) Sunningdale, Hawthorne Street, Shafton, Barnsley, S72 8NT 2 2013/0280 Commercial Estates Projects and Hall Land Management Residential development with associated public open space, landscaping and link road (outline) Land to the south east of Dearne Hall Road & 1 and 3 Claycliffe Road, Barnsley Approximately 160 individual letters of objection have been received from local residents as well as a petition containing 140 signatures. In addition local residents have set up an action group to oppose the development named BRAND (Barugh Residents Against New Development). The Darton West Members, Councillors, Burgess, Howard and Cave have written letters in support of the residents group to request that the concerns are fully investigated. Dan Jarvis MP has also objected to the proposed development. Site Description The site encompasses approximately 10ha of land located to the east of Dearne Hall Road in Low Barugh (B6428). The site predominately comprises agricultural fields, which infill an area positioned between a range of existing uses that includes housing, the Millers Arms PH, Barugh Methodist Church, Claycliffe Industrial estate, an electricity substation and the Barnsley to Darton railway line on an embankment. The site also includes two existing dwellings, Nos 1 and 3 Claycliffe Lane, which would be demolished to facilitate the proposed new access arrangements. These are part of a terrace containing ten existing dwellings. Other housing is located immediately next to the west and the south of the site on Dearne Hall Road, Dearne Hall Fold and Barnsley Road. A significant number of these properties directly overlook the site. Claycliffe Industrial Estate and the substation are located on the other side to the east and south east on a level that is above the site. Two pylon routes pass through the site in opposing diagonal directions to the north west and south west with some of the pylon structures located within the site. Located within the site near to the eastern boundary is an area of marshland that contains two ponds, one of which has been identified to contain a colony of Great Crested Newts. Levels on the site vary from 55m at the northern boundary opposite the Millers Arms pub rising to 72m at the southern boundary with Claycliffe Road, although the rises in the land levels are steady given the large size of the site. Large areas of the site are open. The remaining areas of the field are relatively open apart from a row of mature poplar trees in the northern area of the site. Proposed Development The application seeks outline approval to develop the site for a residential development of approximately 175 dwellings. The application is in outline form and is therefore mainly about seeking to establish approval in principle for the site to be developed for housing. Detailed design matters are withheld for a future application for the approval of the reserved matters. However this application does include a proposed land uses plan showing how the site is proposed to be developed in terms of the areas of the site that are proposed to be built upon for the houses (5.1ha) and those areas that would be left open, or laid out as public open space (3.6ha). 3 In addition this application seeks approval at the outline stage for the proposed access arrangements, which would involve the construction of a new road that has been designed to take traffic off the existing Dearne Hall Road (B6428), potentially allowing this road to be declassified. This would be built from north to south passing centrally through the development site. It would then connect with the existing mini roundabout where Barnsley Road joins with Claycliffe Road, which would be increased in size by the side of the Methodist Church to form the new junction with the A638. This proposal would also involve the demolition of two existing dwellings, Nos 1 and 3 Claycliffe Lane. The indicative dwelling number has been increased to 175 from 150 recently. This was following a viability appraisal exercise being carried out by the applicant in response to the projected costs to the development in relation to the education and highway works that have become apparent over the course of the application being considered. However the amendment does not propose to increase the developable area of the site from the 5.1ha originally proposed. History B/76/2070/DT – Residential development (outline) refused 02/09/1976 B/86/1414/DT: Residential development (outline) and formation of vehicular access – Refused 27/02/1987 B/87/0399/DT: Temporary siting of a mobile home – approved 10/04/1987 (expired 30/04/1995 B/92/0133/DT: Outline application for residential development – Refused 02/04/1992 for the following reasons:- 1. Housing development was contrary to the old Barnsley Urban Area Local Plan (Urban Land to Remain Undeveloped) 2. An adequate housing land supply existed within the Borough 3. The proposal was premature pending the preparation and adoption of the UDP 4. The increase in traffic movements was considered to have an unsatisfactory impact on Dearne Hall Road and the junction with Barnsley Road, to the detriment of highway safety. Policy Context Planning decision should be made in accordance with the development plan unless material considerations indicate otherwise and the NPPF does not change the statutory status of the development plan as the starting point for decision making. The development plan consists of the Core Strategy and saved Unitary Development Plan policies. The Council has also adopted a series of Supplementary Planning Documents and Supplementary Planning Guidance Notes, which are other material considerations. The Council has produced a Consultation Draft of the Development Sites & Places Development Plan Document (DSAP), which shows possible allocations up to 2026 and associated policies. The document is a material consideration but the weight afforded to it is limited by the fact it is at an early stage in its preparation. Local Development Framework Core Strategy CSP2 ‘Sustainable Construction CSP3 ‘Sustainable Drainage Systems CSP4 ‘Flood Risk’ CSP5 ‘Including Renewable Energy in Developments’ CSP8 ‘The Location of Growth’ 4 CSP9 ‘The Number of New Homes to be Built’ CSP10 ‘The Distribution of New Homes’ CSP14 ‘Housing Mix and Efficient Use of Land’ CSP15 ‘Affordable Housing’ CSP26 ‘New Development and Highway Improvement’ CSP29 ‘Design’ CSP33 ‘Green Infrastructure’ CSP35 ‘Green Space’ CSP36 ‘Biodiversity and Geodiversity’ CSP39 ‘Contaminated and Unstable Land’ CSP40 ‘Pollution Control and Protection’ CSP42 ‘Infrastructure and Planning Obligations’ Saved UDP Policies UDP notation: Urban Land to Remain Undeveloped Policies GS11/BA11 state that ‘In areas shown as Urban Land to Remain Undeveloped on the proposals maps existing uses will normally remain during the plan period and development will be restricted to that necessary for the operation of existing uses. Otherwise planning permission for the permanent development will only be granted following a review of the UDP which proposes that development on the land in question’. SPD’s -Designing New Residential Development -Parking -Open Space Provision on New Housing Developments Planning Advice Note’s 30 -Sustainable Location of Housing Sites 33 -Financial Contributions
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