71-home development at Land East Of Cobblers Lane, Pontefract

What was proposed

The application sought 71 homes, landscaping, open space, highways, drainage infrastructure, pedestrian links and temporary sales access.

“SUBJECT: DEVELOPMENT OF 71 RESIDENTIAL DWELLINGS, LANDSCAPING, OPEN SPACE AND ASSOCIATED HIGHWAYS AND DRAINAGE INFRASTRUCTURE AT LAND EAST OF COBBLERS LANE PONTEFRACT BY BARRATT HOMES C/O MR PAUL BUTLER”

“Vehicular access into the site would be taken from the existing estate roads to the south of the application site (Parker Avenue and Hartley Way) and a pedestrian link would be provided from Cobblers Lane to the west of the site to a connection point on the southern boundary adjacent to Coleman Street. Further pedestrian access would be provided onto the existing field footpaths located to the east of the site.”

Officer report

The site and surroundings

The 2.73-hectare triangular agricultural site lies east of Cobblers Lane, with housing nearby, a railway to the north and open land to the east.

“THE SITE The application site comprises approximately 2.73 hectares of agricultural land to the east of Cobblers Lane, Pontefract. It is triangular in shape and was formerly used for grazing. Open agricultural land is located to the east of the site boundary and a railway line and steep embankment runs along the northern boundary with housing beyond.”

“The town centre of Pontefract is located approximately 1.2 miles from the site and Monkhill Train Station is approximately 1 mile from the site. The M62 and A1(M) motorways are located approximately 0.5 miles to the east across open agricultural land. The closest schools are Holy Family & St Michaels and Cherry Tree Academy which are located south of the application site off Cobblers Lane.”

Officer report

Planning history and allocation

An earlier affordable-housing outline application was not determined, while surrounding housing permissions were approved; most of the site is allocated for housing.

“Application 19/00595/OUT Outline application for up to 52 affordable dwellings, was submitted but was not determined and has been treated as finally disposed of.”

“The application site is located within the Pontefract Urban Area and the majority of the site is allocated for housing (HS15, Land East of Cobblers Lane, Pontefract) in the Council’s adopted Local Plan. The eastern section of the site which contains the pumping station and tank is designated as green belt. The site is also designated as lying within a Coal Authority Standing Advice Area, in a bat and badger alert zone and an area affected by radon gas.”

Officer report

What officers recommended

Officers recommended approval because the housing was acceptable and very special circumstances outweighed the Green Belt harm from drainage infrastructure.

“As stated above, the proposed drainage works would be located outside the housing allocation on land designated as Green Belt in the Local Plan. The proposed works are considered to be inappropriate development; however, the material considerations discussed throughout this report and summarised in the planning balance section are considered to amount to the very special circumstances required to clearly outweigh the identified harm to openness and encroachment into the…”

Officer report

What consultees said

Highways, ecology, drainage, water, police, land quality, environmental health and other consultees raised no objections subject to conditions or legal obligations.

“Transportation Planning and highways Initial comments raised a number of issues and amendments were requested. Following submission of revisions to the plans, no objections were raised subject to conditions.”

“Environmental Health (noise and air quality) No objections raised on noise grounds, subject to condition to ensure that the approved design is in accordance with the Cobblers Lane, Acoustics Assessment, in terms of External Amenity Areas, Ventilation Strategy & Façade Sound Insulation.”

Officer report

What local people said

Fourteen objections raised traffic, safety, construction, services, open land and wildlife concerns, while three supporting letters welcomed the homes and affordable housing.

“In total 14 letters of objection to the development have been received, including objections from Councillors Appleyard and Tennant. Summarised, the following concerns were raised:”

“- Section 3.4.3 in the TS says construction access will be provided through the adjacent residential estate and not via a temporary access. Construction is expected to take up to 3 years so this proposal is to the detriment of existing residents along Monckton Road and will devastate daily life.”

Officer report

Who spoke

Representations were heard on behalf of the applicant.

The committee’s decision

The committee approved the application subject to the report’s conditions, an additional information sheet and a section 106 obligation.

“Approved – (1) Subject to those conditions and reasons set out in Service Director, Planning, Transportation and Strategic Highway’s report and the…”

“(2) Subject to the completion of an Obligation under S106 of the Town and Country Planning Act 1990 to secure the matters set out in the report; with authority to agree the final wording of the conditions, complete the Obligation and to issue the final decision being delegated to the Service Director, Planning, Transportation and Strategic Highways in conjunction with the Chief Legal Officer.”

Minutes