Agenda item

Erection of 19 single storey dwellings, associated access, and hard and soft landscaping, including demolition of  no.1 Row Street. Land rear of, Row Street, Crosland Moor, Huddersfield.

Contact officer: Ellie Worth, Planning Services.

Ward(s) affected: Crosland Moor & Netherton.

Refuse (in line with the reasons detailed in the considered report).

The Sub Committee gave consideration to Planning Application 2022/90672 Erection of 19 single storey dwellings, associated access, and hard and soft landscaping, including demolition of no.1 Row Street. Land rear of, Row Street, Crosland Moor, Huddersfield.

RESOLVED –

That the application be refused in line with the following reasons outlined in the considered report:

1. The proposed development layout does not achieve a net density of 35 dwellings per hectare that would be sufficient to use land efficiently for a residential purpose. As such the proposal is contrary to Policy LP7 of the Kirklees Local Plan and Paragraph 124 of the National Planning Policy Framework as it does not seek to maximise housing delivery and is not overridden by mitigating reasons with regard to development viability, compatibility with its surroundings or meeting local housing needs. The lack of a sufficient density would also further undermine the Local Planning Authority’s housing delivery target, which is subject to a Housing Delivery Test Action Plan.

2. The applicant has failed to justify the provision of no affordable housing units on a site which, in total, would require 4. No weight has been afforded to the submitted Viability Assessment as the Independent Review shows that the provision of 2 affordable units could be viable. As such, the proposal would be contrary to Policy LP11 of the Kirklees Local Plan and Paragraph 58 of the National Planning Policy Framework.

3. The proposed development, by reason of its contrived, minimalistic and regimented layout, scale and appearance, would fail to sympathetically relate to existing development within the locality and would fail to provide a housing mix in respect of the character of the area. The development would therefore be contrary to Policies LP11 and LP24 of the Kirklees Local Plan, Principles 2 and 14 of the Kirklees Housebuilder Design Guide SPD and Chapter 12 of the National Planning Policy Framework.

4. The proposed development, by reason of the severely limited amount of useable internal floor space for each dwelling, would provide a poor standard of amenity to future occupiers contrary to paragraph 130(f) of the National Planning Policy Framework, Principle 16 of the Council’s adopted Housebuilders Design Guide Supplementary Planning Document and Policy LP24(b) of the Kirklees Local Plan.

5. The applicant has failed to demonstrate, through the submission of sufficient

drawings and information, that the proposals would: ensure an adequate provision of on-site parking and visitor parking spaces and would take into account access and egress for emergency services and refuse collection. These deficiencies in the application are all to the detriment of highway and pedestrian safety, contrary to Policies LP22 and LP24 of the Kirklees Local Plan, Key Drivers of the Highways Design Guide SPD, Principles 12 and 19 of the Housebuilders SPD and the aims of the National Planning Policy Framework.

6. The application, by lack of information fails to demonstrate any mitigation measures to overcome the ecological harm the development would cause and to provide a 10% net biodiversity gain. Therefore, to grant permission would be contrary to Policy LP30 of the Kirklees Local Plan and Chapter 15 of the National Planning Policy Framework.

7. The application fails to provide green infrastructure and an attractive frontage, as it does not make effective use of tree-lined streets in the site. This would fail to maximise visual amenities, ecological benefits and adaption to climate change. Therefore, to grant this permission would be contrary to Policy LP24(i) of the Kirklees Local Plan, Principle 7 of the Housebuilders Design Guide SPD and Chapter 12 of the NPPF, particularly Paragraph 131.

8. The application, by reason of insufficient information, fails to demonstrate whether adequate space or provisions for surface water, rainwater and foul waste drainage can be provided within the site. As such, there are severe concerns as to whether the site could successfully and safely accommodate suitable drainage systems for the level of waste water and foul waste infrastructure required to meet the demand by the new development. As such, the scheme does not comply with LP28 of the Kirklees Local Plan and Chapter 14 of the National Planning Policy Framework.

9. The application submission fails to demonstrate how meaningful or useable amenity green space or public open space of any typology can be provided on the site. Therefore, it is concluded that the proposal, due to the lack of on-site public open space provision and the inability to secure any off-site contributions, is contrary to Policy LP63 of the Kirklees Local Plan and Open Space Supplementary Planning Document.

A Recorded Vote was taken in accordance with Council Procedure Rule 42 (5) as follows:

For: Councillors: Addy, Anwar, Bellamy, Paola Davies, E Firth, Homewood, Lee-Richards, Marchington, McGrath, McGuin, Safdar, Sokhal and Ullah (13 votes)

Against: (0 votes)