Extra care housing changes at Land off Kenmore Drive, Cleckheaton

What was proposed

The application sought updated plans for four air source heat pumps, an external plant area, a substation and a relocated, smaller bin store.

“This Section 73 (S73) application seeks to vary the approved plans for an extra care housing development (reference 2020/91746). The application granted approval for the erection of 80 apartments with associated communal facilities and landscaped gardens. The amendments sought are to install four air source heat pumps within a new external enclosure, an external plant area and a sub-station.”

“The proposal is for four air source heat pumps to be sited to the south of the extra care residential building within the communal garden area, adjacent to an area of raised planting beds. The air source heat pumps would be contained within a new enclosure. The enclosure would have a concrete base measuring 6.1 metres wide, 4.5 metres deep and the walls would be constructed of feathered edge timber boards, with a maximum height of 3 metres.”

Officer report

The site and surroundings

The 1.68-hectare site lies north west of Cleckheaton town centre, in a mainly residential area beside homes and a nursing home.

“The application site is 1.68 hectares in size and lies to the north west of Cleckheaton town Centre. The surrounding area is predominately residential and the site is bordered by neighbouring residential properties to all boundaries, including a residential nursing home.”

“The site slopes from approximately 120mAOD in the south west corner, to approximately 103mAOD in the north east corner. Construction works are underway for the erection of an extra care residential development providing 80 apartments (1 and 2 bedroom) with central communal facilities and landscaped gardens, pursuant to planning application ref 2020/91746. The building has been substantially completed on site.”

Officer report

Earlier permissions and work

The approved development provides 80 extra care apartments with communal facilities and gardens, and construction had substantially completed after several condition applications.

“2022/44/93722/E - Discharge of conditions 5 (Construction Management Plan), 8 (CEMP Biodiversity), 9 (BEMP), 10 (drainage), 11 (flood routing) and 13 (temporary drainage) of previous permission 2020/91746 for erection of extra care development providing 80 apartments with associated communal facilities and landscaped gardens. Discharge of conditions approved.”

“2023/44/90995/E - Discharge condition 18 (Phase II Intrusive Site Investigation Report) on previous permission 2020/91746 for erection of extra care development providing 80 apartments with associated communal facilities and landscaped gardens. Discharge of conditions approved.”

Officer report

Why officers recommended approval

Officers considered the proposal acceptable for residential and visual amenity and waste collection, subject to conditions and a supplemental Section 106 agreement.

“CONCLUSION 11.1 This application does not provide an opportunity to revise or reconsider the original grant of planning permission. This application only relates to the consideration of the variation of condition 2 as indicated. The proposed changes are considered acceptable in respect of residential amenity and visual amenity, as well as the operation of waste collection from the site.”

Officer report

Who spoke

The committee received representations from a representative speaking on behalf of the applicant.

The committee vote

Seven councillors voted for the application and none voted against it.

“A recorded vote was taken, in accordance with Council Procedure Rule 42(5), as set out below: For: Councillors Armer, Firth, Homewood, Lee-Richards, Pinnock, Scott and Thompson (7 votes) Against: 0 votes…”

Minutes

The decision

Approval was delegated to the Head of Planning and Development, subject to completing conditions and amending noise conditions 26 and 27.

“RESOLVED – That approval of the application and the issuing of the decision notice be delegated to the Head of Planning and Development, in order to complete the list of conditions including those contained within the report, and subject to the amendment of conditions 26 and 27 as set out in the Planning Update and as set out below:”

“Prior to first occupation of the hereby approved development, but after the works required by condition 26 having been undertaken, a Noise Impact and Mitigation Validation Report, to be undertaken in accordance with BS4142, shall be submitted to, and approved in writing by, the Local Planning Authority. The report shall demonstrate whether that the mitigation measures implemented via condition 26 have been successful.”

Minutes