21 homes at Knowl Road, Shaw, Oldham

What was proposed

The application proposed 21 dwellings with landscaping, public open space and separate access arrangements from Lilac View Close and Knowl Road.

“The application site is split into two parcels by Knowl Road, Shaw. The larger of the two parcels which is irregular in shape, lies to the south of Lilac View Close while the smaller parcel which is triangular in shape, lies to the west of Knowl Road. The site is within an area that is undulating in topography and adjoins the Green Belt. To the immediate north of the site are properties in residential use and these properties are predominantly two storey in height.”

“The application proposes the erection of a total of 21 dwellings, 17 of which would be sited on the larger parcel while the remaining four would be on the smaller parcel. The proposal includes extensive landscaping works and the provision of a public open space within the northern section of the larger site. Of the 17 units on the larger parcel, 12 would be semi-detached while 5 would be detached. All four units on the smaller parcel would be semi-detached properties.”

Officer report

The site and its history

The site is a two-parcel housing allocation beside the Green Belt, with trees, a stream and footpath; earlier residential schemes were refused.

“There are some mature trees along the Knowl Road boundaries as well as along the southern site boundary. Close to the northern section of the larger parcel runs a stream as well as a public footpath.”

Officer report

Consultation and objections

consultees generally raised no objection subject to conditions, while 52 representations raised concerns about highways, flooding, wildlife, privacy, noise, drainage, traffic and infrastructure.

“Highways Formal comments received. Raised no objection subject to submission of details relating to the construction and drainage of the access and parking spaces.”

“Highway safety issues due to inadequate road network (addressed under paras 12.1 -12.5); • Impact on public right of way (addressed under paras. 12.6 – 12.7); • Flooding and foul drainage issues (addressed under paras.”

Officer report

Who addressed the committee

An objector, the applicant and ward councillors attended and addressed the committee.

The committee vote

A refusal motion was defeated, then approval with an amendment to condition 15 passed by seven votes to six, with one abstention.

“On being put to the vote 6 VOTES were cast IN FAVOUR OF REFUSAL and 7 VOTES were cast AGAINST with 1 ABSTENTION.”

“On being put to the vote 7 VOTES were cast IN FAVOUR OF APPROVAL and 6 VOTES were cast AGAINST with 1 ABSTENTION.”

Minutes

The final decision

The application was granted subject to a section 106 agreement, report conditions and amended condition 15 covering clearance during bird nesting season.

“DECISION: That the application be GRANTED subject to the prior completion of a section 106 agreement relating to the provision of affordable housing and open space management and subject to the conditions referred to in the report and the amended condition 15 as detailed below and the Assistant Director for Planning, Transport and Housing Delivery be authorised to issue the decision.”

“Condition 15 - No tree or shrub clearance or demolition of any building on site shall occur between the 1st March and 31st August in any year unless a detailed bird nest survey by a suitably experienced ecologist has been carried out immediately prior to works and written confirmation provided that no active bird nests are present on or adjacent to the site boundary, which has been agreed in writing by the Local Planning Authority.”

Minutes