Four-home residential development at Dickie Bird, Thwaites Brow Road, Keighley

What was proposed

The application sought outline permission for four homes, with only the access arrangements for consideration; layout, appearance, scale and landscaping were reserved.

“Appraisal: The application seeks outline planning consent for residential development with only the means of access for consideration. The submission includes an indicative layout which shows that four units could be accommodated on site. However, the precise layout, appearance, scale and landscaping proposals would be a matter for a future reserved matters application, should outline planning permission be agreed.”

Officer report

The site and surroundings

The site comprises the pub car park and beer garden, with protected trees, an existing road access, surrounding housing and open fields to the east.

“Site Description: The Dickie Bird public house is a C19 stone built detached property located on the eastern side of Thwaites Brow Road, in the Long Lee area of Keighley. The site comprises the pub car park and beer garden which sits to the north and east of the building. As such, the site comprises a mix of hard surfaced and grassed areas. There are a number of protected trees on the site (TPO 0272).”

Officer report

Earlier applications and linked permission

A previous application for seven homes was refused, while this proposal was linked to a separate application to convert the pub to a home.

“Relevant Site History: 25/01482/FUL Change of use of ground floor pub to residential use. Companion application and a separate item on this agenda. 24/00684/OUT Outline application for residential development of land for seven dwellings requesting consideration of scale, layout, access and appearance REFUSE 13.09.2024.”

Officer report

Consultation responses

Highways, biodiversity, drainage, the Coal Authority and police raised no objection subject to conditions, while the Town Council objected on safety and design grounds.

“Parish Council: Keighley Town Council – Objects due to highway safety, visual impact of the development as it appears to encroach on an area of open land which contributes to the character of Long Lee and a lack of detail as to the proposed design and layout of the planned dwellings.”

“Coal Authority – The site falls within the defined Development High Risk Area. The Coal Authority is aware that there is one recorded mine entry shaft within close proximity of the site boundary, on the neighbouring field to the east. Having had sight of the Coal Mining Stability Risk Assessment (ARP Geotechnical Ltd), they are satisfied that an adequate assessment of the coal mining legacy risks have been carried out.”

Officer report

Objections from residents

Objections concerned the pub’s loss, overdevelopment, traffic, parking, openness, green space, wildlife, protected trees and construction disturbance.

“Summary of Representations Received: Numerous strong objections to loss of the pub. Loss of vital community hub. Closure would damage community. Overdevelopment. No further housing needed. Strain on local facilities. Residential amenity.”

“Loss of openness and views. Loss of green space and play area. Highways and parking concerns. Danger to pedestrians. Planning permission has been granted for over 100 dwellings on the neighbouring field, off Moss Carr Road. Visibility issues due to tight junction, bend in road, and existing on street parking. Increased traffic on a narrow, congested road. Two new access points too close together. Biodiversity net gain report outdated.”

Officer report

Who spoke at the meeting

An objector, a Ward Councillor and the applicants addressed the Panel about the pub, its viability, the ACV process and the proposed development.

What members discussed

Members considered whether the pub had been fairly marketed, the ACV process, alternative community venues, the owners’ financial position and tree issues.

“A Member asked for clarification on whether an offer had been received. Whilst objectors believed bids had been submitted, the applicants did not agree as their Agent had not informed them of any. There was a brief discussion about how the ACV process worked and whether it was viable as a pub was a material consideration. The property had been marketed using an estate agent.”

“The Chair commented that she had mixed feelings in view of the closures of pubs around the country. She also acknowledged that the owners could not be forced to continue and their statement was compelling. It would be difficult to refuse and the owners had invested all of their own money and the building was not…”

Minutes

The committee’s decision

The Panel approved the application, subject to the conditions in the technical report and arrangements linking development to the pub’s closure and conversion.

“The application was recommended for approval, subject to the pub no longer being in operation and confirmation that the application was only outline planning permission for access. A Reserved Matters application would address the positioning of proposed dwellings and tree planting, retention or replacement details.”

“That the application be approved, subject to the conditions set out in the Strategic Director, Growth’s technical report.”

Minutes