Three dwellings at 17 Green Street, Greasbrough

What was proposed

The application proposed three new dwellings, with a new northern access from Green Street and shared access and parking arrangements.

“The new properties are proposed to be served by a new access from Green Street. The initial proposed access was to be on the southern side of the host property at no. This has since changed to come in from the northern side of the property.”

“Plot 1 will be single storey in height and have its main entrance facing west onto Green Street with pedestrian access coming from Green Street. The plot has a traditional design with a mix of brick and render external materials. A total of two bedrooms are proposed.”

Officer report

The site and surroundings

The site was a sloping rear garden in the Greasbrough Conservation Area, within an established residential area and bordered by homes.

“The site lies within the Greasbrough Conservation Area. The property has a large rear garden that backs onto neighbouring gardens of properties on Booth Street.”

“The site is within a long established residential area and has residential dwellings bordering all sides of the property.”

Officer report

Earlier planning history

A side and rear extension had been granted and implemented, while a proposed change to residential care accommodation was anticipated to be withdrawn.

“RB2022/0133 – Two storey side and single storey rear extension – granted…”

“RB2022/0890 – Change of Use of Dwellinghouse (C3) to Residential Care Accommodation (C2) including two storey side extension and single storey rear extension – anticipated to be withdrawn…”

Officer report

What officers recommended

Officers recommended refusal because the site could not accommodate the proposed scale and type of development acceptably.

“Overall in land use terms, the site is allocated for residential purposes and the principle of a new development is acceptable. However, it is considered that the land available for a development of 3no. units in this instance is of an insufficient size to accommodate the scale and type of development proposed.”

“The proposed development is considered to have a cramped form and appearance on Green Street which would be detrimental to the character of the area and Conservation Area. In addition, there are significant concerns that the higher land levels of the application site are likely to lead to further disturbance from the development and loss of privacy and overbearing impact to rear gardens, and secondary dominance from fencing required to try and mitigate loss of privacy.”

Officer report

Consultation responses

Transportation officers recommended refusal for inadequate visibility, while drainage, ecology and Yorkshire Water raised no objections subject to conditions.

“RMBC Transportation Infrastructure Service – recommend refusal on lack of visibility Drainage – no objections subject to condition Ecologist – no objections subject to condition Tree Officer – no comments…”

“External Yorkshire Water – no objections subject to condition…”

Officer report

What residents said

Residents objected to overdevelopment, access, parking, drainage, overlooking, dominance and impacts on neighbouring properties and services.

“Access to the site cannot be easily achieved by a HGV. • The conclusion that 1 vehicular movement in the peak hour makes no sense. • The owner of the new property on Green Street is more likely to park on the road frontage instead of the parking area to the rear. • Insufficient parking for the development. • Queried that the front wall of the property is Listed. • 4no. plots on this site represents overdevelopment.”

“The revisions do not overcome the fundamental concerns with the development, which is still overdevelopment. • Plot 3 is still too close to the existing plots on Booth Street. • The landowner is waiting for the existing building to collapse in order to re-develop the whole site. • The new access will conflict with an adjacent property which houses elderly residents who require carers. • Concern about increased surface water runoff.”

Officer report

People who wished to speak

Three rights to speak were received.

Highway safety concerns

The proposed access had restricted visibility to the right, requiring vehicles to emerge into the highway before adequate visibility was available.

“I note from the submitted drawing, that the sight line to the left (south) when exiting the site, is annotated on plan at a distance of 25m. The visibility to the right, is shown as 18.8m. You will appreciate that the visibility shown to the right when exiting the site access is severely restricted, such that the driver of a vehicle leaving the access must emerge into the highway before an acceptable degree of visibility is achieved.”

“Visibility at the proposed vehicular access to Green Street is severely restricted to the right, such that the driver of a vehicle leaving the site, must emerge into the highway before an acceptable degree of visibility is available to the detriment of highway safety’.”

Officer report

Design and neighbour impacts

Officers considered the frontage bungalow cramped and the development’s higher levels, parking and fencing harmful to neighbouring privacy and gardens.

“The development shows a large areas of car parking and turning areas in the existing rear garden of the development. This creates a large proportion of hardsurfacing required for the turning area and driveways which also contributes further to the generally car dominated appearance. The development is considered to have a poor relationship with the existing properties along Booth Street to the south, by virtue of being set at significantly higher land levels.”

“Overall, the new development is considered to have an unsatisfactory impact on the neighbouring properties to the south along Booth Street and their already restricted private rear garden areas. The new infill plot on the Green Street frontage is considered to be set in an overly close proximity to the two storey host property which is considered to have a cramped appearance on the street scene.”

Officer report

The committee’s decision

The committee refused the application for the reasons adopted at the meeting and listed in the submitted report.

“(2) That application RB2024/1362 be refused for the reasons adopted by Members at the meeting and as listed in the submitted report.”

Minutes