90 affordable homes at Redbeck Cafe And Motel, Crofton, Wakefield

What was proposed

The application sought demolition of the existing motel and up to 90 affordable homes, with only the Doncaster Road access decided now.

“SUBJECT: OUTLINE APPLICATION FOR DEMOLITION OF EXISTING REDBECK MOTEL AND THE ERECTION OF UP TO 90 AFFORDABLE DWELLINGS WITH ALL MATTERS RESERVED EXCEPT FOR MEANS OF ACCESS INTO THE SITE FROM DONCASTER ROAD AT REDBECK CAFE AND MOTEL DONCASTER ROAD CROFTON WAKEFIELD WF4 1RR BY YORKSHIRE CHOICE HOMES CONSTRUCTION C/O MR SAM RUTHVEN”

“THE PROPOSAL The proposed development in its final form is an outline application for the demolition of the existing Redbeck Motel and the erection of up to 90 affordable dwellings with all matters reserved except for means of access into the site from Doncaster Road. There is a single point of access from Doncaster Road in the location of the existing point of access into the site.”

Officer report

The site and surroundings

The 3.5-hectare site is outside the settlement boundary in Green Belt land, with a railway, petrol station and Doncaster Road nearby.

“The site is accessed from Doncaster Road which forms the site’s northern boundary with the motel buildings being roughly L shaped aligning the roadside boundary to the north east of the overall site area. To the immediate rear and west of the buildings are parking areas associated with the business on site. Other land within the south west of the site is used for HGV overnight parking and caravan storage.”

“To the immediate south of the site is a railway line and to the immediate east a petrol filling station that offers local top up shopping provision from the petrol filling station shop on site. As stated, the site fronts onto the A638 Doncaster Road which is a single-carriageway, two- way road which is subject to a 40mph speed limit and runs in a general east / west alignment.”

Officer report

Planning history

No directly relevant planning history was identified for the site, while a separate petrol station redevelopment application was pending.

“PLANNING HISTORY None considered directly relevant on the site itself.”

“The following application relates to the petrol filling station to the immediate east of the site:”

Officer report

What officers recommended

Officers recommended approval because the benefits, including 100% affordable housing and infrastructure improvements, clearly outweighed the identified Green Belt harm.

“- The proposals would make a significant contribution towards addressing the needs in the form of additional housing in Crofton - Would make best use of previously developed land which is currently having a negative impact on the character of the Green Belt.”

“As set out Paragraph 153 of the NPPF states Local Planning Authorities should ensure substantial weight is given to any harm to the Green Belt and that ‘very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations.”

Officer report

Consultees’ views

Most consultees raised no objection subject to conditions, while the Urban Design Officer objected and the Wildlife Trust requested further surveys.

“Arboricultural Officer –No objections raised subject to conditions.”

“Conservation Officer – No objection subject to conditions.”

Officer report

Who spoke

The committee heard representations on behalf of the applicant and from an objector.

The committee’s decision

The application was approved subject to the conditions and reasons in the planning report and additional information circulated at the meeting.

“23/02066/OUT Yorkshire Choice Homes Construction c/o [name withheld] application for demolition of existing Redbeck Motel and the erection of up to 90 affordable dwellings with all matters reserved except for means of access into the site from Doncaster Road at Redbeck Café and Motel, Doncaster Road, Crofton, Wakefield, WF4 1RR Approved – Subject to those conditions and reasons set out in the Service Director, Planning, Transportation and Strategic Highway’s report…”

Minutes

Conditions and legal agreement

The approval was subject to conditions and obligations covering affordable housing, open space, sustainable transport and ecological mitigation.

“Affordable housing To secure 100% of the development as affordable housing. Members will be updated with details of the housing mix/tenure prior to the Committee Meeting.”

“Public Open Space To secure a minimum of 10% of the site area as open space as part of the plans submitted at reserved matters stage; to agree the setting pout of the area(s) and to provide on-site open space management/maintenance plans…”

Officer report