Report of the Chief Planning Officer PLANS PANEL EAST Date: 11/02/10 Subject: APPLICATION 09/04658/FU - Change of use and alterations of basement to one 2 bedroom flat with lightwell to front. 106 Harehills Avenue Leeds 8 APPLICANT DATE VALID TARGET DATE Mr. J. Cheema 30.10.09 25.12.09

Specific Implications For: Equality and Diversity Community Cohesion Narrowing the Gap

Electoral Wards Affected: Gipton and Harehills

Ward Members consulted (referred to in report)

Originator: Chris Marlow Tel: (0113) 222 44 09

RECOMMENDATION: That permission be GRANTED subject to the conspecified at para. 1.7 below. 1.0 SUMMARY: 1.1 This application was previously recommended by Officers for appro

Panel (East) meeting on 10th December, 2009. At that meeting Memconcerns as to the ability of the property to provide a satisfactory shabitable accommodation for future occupants. Member’s requestemake a detailed assessment of the internal areas of the building anfindings back to a subsequent Panel meeting.

1.2 In response to the above, the case officer and a Senior EnvironmeOfficer from the Council’s Neighbourhoods and Housing Departmethe site to make a detailed internal examination of the property. It wthat the increase in the depth of the window openings and a larger that originally submitted would allow an acceptable level of natural ventilation into the two bedrooms. In addition, the proposed living rthe property is at ground level facing the rear yard and will thereforoutlook. The room is also noted to benefit from a glazed external awould allow greater light penetration into the main living area. Offictherefore maintain that there are no concerns regarding the level oventilation into the proposed basement flat.

1.3 With respect to the floor to ceiling height within the proposed flat, d

Officers were advised that adequate provision would be achieved b

ditions

val at the Plans bers expressed

tandard of d Officer’s to d report their

ntal Health nt recently visited as considered light-well from lighting and oom to the rear of e have some ccess door which ers consider f natural light and

uring the site visit y lowering the

existing ground level. The submitted plans confirm that a minimum floor to ceiling height of 2.4m will be achieved and a condition is recommended to ensure this is the case. It should also be noted that soundproofing is to be provided to the party floor to ensure any noise from above (or vice versa) does not become a problem. This will also be conditioned.

1.4 During the site visit, Officers also examined the upper floors of the property which

revealed a further 3 flats. All of the flats presented a satisfactory standard of accommodation for tenants/occupants.

1.5 Since the application was last heard by Panel a further letter of representation has

been forwarded by Councillor Harington on behalf of a local resident. The member of the public expressed disappointment at the case officers recommendation for approval and disputes that vehicle access to the rear street is acceptable, in that parked vehicles may deter bin collection. In addition, the previous report detailed that there was only one objection, whereas the Council’s web site shows four letters of objection. The resident amplified concerns that the lack of parking on Harehills Avenue has resulted in disputes and threatening behaviour between residents vying for parking spaces.

1.6 In response to the above, Officers are mindful that the application site does provide

off-street parking facilities to the rear, where some neighbouring properties do not. That informal parking on Harehills Avenue is not controllable via the current planning application and that Highway Officer’s have not raised an objection to the proposal. For this reason, it is not considered that a highway reason for refusal is reasonable Officer’s apologise for the discrepancy between the number of objections previously reported to Panel, this was due to a typing error. However, it is considered that all the issues raised by the four objectors were accurately summarised in the original report.

1.7 In light of the above, Officer’s request that Member’s accept the original

recommendation for approval of the application, subject to the revised conditions as detailed below: Conditions:

1. Time limit on full permission (3 years) 2. Approved plans schedule 3. Laying out of parking prior to use 4. Details of light-well treatment, safety railings 5. Submission of boundary details 6. Details for storage and disposal of litter and waste 7. Details of sound insulation to party walls/ceilings 8. Minimum floor to ceiling height to be provided 9. Details of glazed entrance door to be submitted

Reasons for approval: The application is considered to comply with policies BD6, GP5, H18, SGH1, T2, T24 of the UDP (Review 2006), and would not prejudice the principles of visual amenity, residential amenity or highway safety, and having regard to all other material considerations.

2.0 Background Papers: Application 09/04658/FU

Certificate of Ownership: applicant completed Certificate A.

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Scale 1/ 1500EAST PLANS PANEL

09/04658/FU

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