Four dwellings at Lumb Lane Nurseries, Lumb Lane, Almondbury, Huddersfield

What was proposed

The application proposed demolishing the nursery buildings and erecting four two-storey homes, with garages, parking, access from Lumb Lane and landscaping.

“The application proposes to demolish the existing buildings on site to construct the 4 dwellings.”

“Access is proposed to be taken from Lumb Lane, with proposed hardstanding for turning and parking provided.”

Officer report

The site and surroundings

The former nursery lies in a rural Green Belt location, slopes downwards, has open countryside behind it and is near listed terraces and Castle Hill.

“The site is within a rural location to the south-west of Almondbury, with open countryside to the rear of the site. Residential properties are located to the south, east and west of the application site. The site slopes downwards from west to east. To the rear of the site are a number of trees.”

“The application site is not located within a Conservation Area however Grade II listed terraces are located east of the application site and the site is identified as being within a dominant area for the setting of Castle Hill.”

Officer report

Earlier applications

An earlier application for one dwelling was refused, another was withdrawn, and pre-application advice had previously addressed residential development.

“The development fails to satisfy any of the exceptions to permit development listed within Paragraphs 154 and 155 of the National Planning Policy Framework and constitutes inappropriate development within the Green Belt. In addition, the development fails to preserve the openness of the Green Belt and leads to encroachment, conflicting with one of the purposes of including land within it.”

“2021/20709 – Pre-application advice for erection of replacement dwelling - Advice provided within the pre-application letter which stated that the principle of the development was not acceptable as two residential dwellings would result in encroachment contrary to local and national policy at the time of writing the letter.”

Officer report

Main planning issues

The main issues were the Green Belt principle, visual and heritage effects, residential amenity, highway safety and climate change.

“Principle of development (Including impact on the Green Belt) • Impact on visual amenity and heritage assets • Impact on residential amenity • Impact on highway safety • Climate Change…”

“Other Matters • Representations • Conclusion…”

Officer report

Consultees’ views

Ecology, environmental health and highway structures raised no objection subject to conditions, while highways and trees raised no objections.

“KC Environmental Health – No objection subject to conditions.”

“KC Highway Structures – No objection subject to conditions.”

Officer report

Who spoke

Local residents, the applicant and a supporter made representations to the committee.

How members voted

The vote to refuse was tied and failed after the Chair voted against it; a tied vote to approve succeeded after the Chair voted for it.

“In accordance with Council Procedure Rule 42(2), the Chair applied their entitlement to a casting vote and voted against the proposal to refuse the application. The motion was not, therefore, carried.”

“In accordance with Council Procedure Rule 42(2), the Chair applied their entitlement to a casting vote and voted in support of the proposal to approve the application.”

Minutes

The committee’s decision

Authority was delegated to approve the application, issue the decision notice and complete conditions covering design, landscaping, highways, ecology and contamination.

“RESOLVED – That authority be delegated to the Head of Planning and Development to approve the application, issue the decision notice and complete the list of conditions including matters relating to;”

“- standard conditions regarding time scale - in full accordance with plans - sample materials - windows and doors should be timber or metal and recessed by 100 –150mm - remove permitted development rights - soft landscaping scheme - boundary treatment scheme - front boundary wall to be no taller than 900mm - approved vehicle parking areas would need to be surfaced and drained - construction management plan - scheme detailing the location and cross sectional information…”

Minutes