Agenda item

Erection of 61 age-restricted apartments, ancillary accommodation and associated external works (within a Conservation Area) at Prickleden Mills, Woodhead Road, Holmfirth.

Ward affected: Holme Valley South

Contact: Victor Grayson, Planning Services

Refused for the reasons set out in the officer report.

The Committee considered Application 2021/92003 in respect of the erection of 61 age-restricted apartments, ancillary accommodation and associated external works (within a Conservation Area) at Prickleden Mills, Woodhead Road, Holmfirth.

Under the provisions of Council Procedure Rule 37, the Committee received representations from Hamish Gledhill (in support).

RESOLVED –

That the application be refused for the following reasons:

1.       The proposed development, due to its design (including its heights and massing), location and relationships with designated heritage assets, would be visually overbearing in relation to adjacent existing development and the River Holme, would appear overdominant in views in this part of the valley, would harm the character and appearance of the Holmfirth Conservation Area, and would harm the setting of listed buildings, contrary to policies LP24 and LP35 of the Kirklees Local Plan, objectives A, B and C and policies 2 and 3 of the Holme Valley Neighbourhood Development Plan, Sections 66(1) and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990, and guidance set out in the National Planning Policy Framework (chapters 12 and 16), the National Design Guide and the Housebuilders Design Guide SPD.

2.       The proposed development, due to its design (including its heights and massing), locations of habitable room windows, and proximity to site boundaries and adjacent homes and gardens, would result in losses of privacy, outlook and natural light for neighbouring residents, contrary to policy LP24 of the Kirklees Local Plan and guidance set out in the Housebuilders Design Guide SPD.

3.       The proposed development includes inadequate provision of off-street parking spaces for residents and visitors and for users of the four parking spaces displaced from the terminus of Lower Mill Lane. The proposed development is therefore contrary to policy LP22 of the Kirklees Local Plan and guidance set out in the Highway Design Guide SPD.

4.       In the absence of adequate supporting information relating to flood risk and drainage, it has not been demonstrated that those material considerations have appropriately informed the proposed development, nor that the proposed development does not pose unacceptable flood risk and risks to public safety. The proposed development is therefore contrary to policies LP27 and LP28 of the Kirklees Local Plan and guidance in the National Planning Policy Framework.

5.       The proposed development, due to its lack of on-site affordable housing and open space, lack of related financial contributions to address these requirements off-site, and lack of other necessary provisions, would not sufficiently meet known housing need, would not provide adequate, usable outdoor space for its residents, and would not sufficiently mitigate its impacts. Furthermore, with insufficient measures to encourage the use of sustainable modes of transport, to ensure land and infrastructure is managed, and to secure public access to the riverside walk, the proposed development would not be sustainable, and would not sufficiently mitigate risk in relation to drainage and maintenance, and would not ensure that a connected, permeable neighbourhood would be created. This would be contrary to policies LP4, LP11, LP20, LP24, LP27, LP28, LP47 and LP63 of the Kirklees Local Plan, and guidance in the National Planning Policy Framework.

A recorded vote was taken, in accordance with Council Procedure Rule 42(5) as follows:

For: Councillors Davies, Hall, Pattison, Pinnock and Sokhal (5 votes)

Abstained: Councillor Thompson