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A
You
tell
me
when
we're
live,
debbie,
okay,
so
good
afternoon,
everyone
and
welcome
to
this
meeting
of
the
north
and
east
plans
panel.
My
name
is
councillor
caroline
gruen
and
I'll
be
chairing
today's
meeting.
Could
I
remind
everyone
that
we're
holding
this
meeting
in
a
way
that
is
covered,
secure
and
in
accordance
with
new
social
distancing
guidelines,
which
means
everyone
present,
is
appropriately
spread
out
and
has
been
allocated
a
specific
seat?
A
Today's
meeting
is
being
live
streamed
on
the
lead
city,
council,
youtube
channel,
so
that
the
public
can
observe
the
meeting
without
needing
to
be
present.
The
north
and
east
plans
panel
deals
with
applications
from
the
northeast
and
east
of
the
city.
The
aim
of
the
panel
is
to
hear
all
the
relevant
information
from
applicants.
Members
of
the
public
and
council
officers
to
help
members
of
the
panel
make
their
decision.
A
Before
I
begin.
Could
I
inform
members
that
the
90-minute
rule
has
been
removed,
but
it
would
be
good
practice
that
if
the
room
gets
to
a
temperature
that
makes
stafford
visitors
uncomfortable,
then
a
welfare
break
may
be
needed
to
allow
the
room
to
ventilate.
So
if
anybody
gets
to
the
point
where
they
feel
the
need
that
please
indicate-
and
we
will
just
give
everybody
a
cooling
off
period,
it
is,
could
I
now
invite
members
and
officers
to
introduce
themselves
and
mutual
microphone
when
you
once
introduced
yourself
and
if
we
could
start
from
my
left?
A
B
D
F
Good
afternoon
everybody
councillor
dan
cohen,
from
the
old
woodley
ward,
substituting
for
councillor
ryan
stevenson.
A
A
A
D
B
A
Thank
you.
So
we
move
to
item
six.
The
minutes
of
the
meeting
held
on
the
24th
of
june.
Do
members
accept
these
minutes
are
a
true
and
correct
record.
A
Move
them,
thank
you
very
much
and
so
I'll
assume
correct
as
it
states
here
unless
indicated.
Otherwise,
so
could
we
go
to?
Are
there
any
matters
arising
please
from
the
minutes.
Anybody
would
wish
to
raise-
and
I
see
no
indication
so
we'll
go
straight
to
agenda
item
seven,
the
reserved
matters,
application
for
the
residential
development
and
dwellings
at
leeds
road,
collingham.
B
Thank
you
thank
you,
chair
just
to.
If
I
could
just
draw
a
members
attention
to
a
factual
error
in
the
report,
paragraphs,
12
and
13,
I
just
want
to
double
check
and
clarify
the
numbers,
so
paragraph
12
and
it
should
read
88
percent
detached
and
semi-detached,
not
81,
and
it
should
read:
12
percent
our
tri-terrorist
properties
and
not
19.
B
B
Next
slide,
please
yeah
great
thanks
so
yeah
this
application
seats,
the
determination
of
the
reserve
matters
of
appearance,
landscaping,
layout
and
scale
in
relation
to
an
outline
planning
permission
for
residential
development
of
129
units
at
land
off
leeds
road
in
cullingham
outline
permission
was
granted
in
december
in
2016.
B
Next
I'll
stay
on
this
slide.
Sorry,
so
this
is
a
in
the
slide.
You
can
see
the
aerial
photograph
of
the
site,
so
it's
the
three
three
three
fields
with
the
a58
along
is
the
southern
boundary
to
the
north.
You've
got
harewood
road
and
the
river
wharf
beyond
to
the
east.
You've
got
the
milbeck
green
estate
and
beyond
that,
you've
got
the
village
of
cullingham
the
village
center,
which
is
about
0.8
kilometers
and
to
the
west.
B
You've
got
agricultural
fields
which
are
in
the
green
belt,
and
the
land
to
the
south
of
the
a58
is
also
in
the
green
belt,
along
the
where
it
says
I
don't
know.
If
you
can
see
on
the
bottom
of
the
slide,
it
says
collingham
beck
and
there's
a
tree
line,
and
that's
where
the
beck
follows
that
path
and
the
trees
along
there
are
protected
by
tree
preservation
order.
B
The
site
is
all
parts
of
the
site,
so
we're
also
in
the
flood
zone
two
and
three,
and
so
along
the
back
at
the
southern
part
of
the
site
and
the
wider
area
is
distinctly
rural
in
character.
B
So
this
photo
shows
the
site
from
the
a58
looking
to
the
eastern
corner,
looking
north
sorry
yep,
so
it's
the
eastern
part
of
the
site
and
in
the
bottom
of
the
photograph
you
can
just
see
the
back
in
the
distance.
You
can
see
the
rear
of
the
properties
on
milbeck
green,
on
the
east
there
and
along
the
north.
B
There
you've
got
the
properties
of
highcroft
and
languid
avenue,
and,
and
yet
you
can
just
see
the
back
in
the
bottom
of
the
picture
next
slide,
please
this
photo
shows
the
western
part
of
the
site
is
taken
from
the
access
track
of
hairwood
road.
As
you
can
see,
the
land
falls
away
slightly
to
the
south.
It's
a
relatively
open
agricultural
field.
B
In
the
distance
you
can
see
the
tree.
The
tree
line
boundary
that
I
was
talking
about
that
follows
the
back
and
on
the
the
property
you
can
see
on.
The
left
is
the
side
elevation
of
a
property
on
hastings
way
next
slide,
please.
B
This
photograph
shows
the
a58
so
you're
looking
in
a
towards
in
the
direction
of
leads,
and
you
can
see
the
the
line
of
trees
again
they're
protected
by
tpo
and
beyond
that
boundary,
and
that
fence
line
is
the
back.
You
can
see
the
footpath
on
one
side
of
the
road
next
slide.
Please,
and
this
is
taken
in
the
other
direction.
So,
looking
towards
cullingham
village,
it's
getting
more
domestic
and
rural,
not
rural,
so
it's
getting
more
suburban,
so
you've
got
the
street
lights.
B
You've
got
the
bus,
stop
you've
got
footballs
on
both
sides
and
the
back
again
on
the
other
side
of
the
personal
rail
fence.
Next
slide,
please:
this
is
a
photograph
taken
from
the
a58
where
the
access
would
be
introduced.
So
I
just
want
to
reiterate
that
access
is
a
matter.
That's
already
been
considered
by
the
inspector
and
it's
not
a
matter.
It's
not
a
matter
for
this
application.
B
B
So
this
slide
is
really
useful.
This
shows
the
site
allocation,
the
green
belt
boundary
and
within
context
of
the
wider
village
of
cullingham,
so
the
site
edged
in
brown.
It's
that's
hg1519,
that's
an
allocated
site,
it's
an
identified
site
in
the
site
locations
plan
because
it
has
outlined
planning
permission
and
the
landing
green
is
the
greenbelt
boundary.
B
So
the
the
area
in
brown
is
not
green
belt,
but
parts
of
the
application
site
are
within
the
green
belt,
but
the
main
the
residential
units
will
be
located
on
the
brown
area
that
you
can
see
in
the
slide,
but
I
thought
it
would
just
be
helpful
just
to
clarify
that
and
you
can
see
it
in
contact
with
the
with
the
wired
village.
B
So
this
is
the
indicative
site
layout
plan
that
the
inspector
considered
back
in
2016.
As
you
can
see
you,
you
can
see
the
access
over
the
collingham
back.
You
can
see
the
tree
line
along
the
southern
part
of
the
site.
It's
got
a
circular
link
road,
green
suede
running
through
the
center,
like
a
green
corridor
running
through
the
the
center
of
the
site
along
the
western
boundary.
B
You've
got
a
footpath
and
which
will
link
hairwood
road
to
through
the
site,
and
this
is
just
indicative,
but
this
is
kind
of
what
was
discussed
and
tabled
and
considered
when
the
outline
was
next
slide.
Please.
B
So
this
is
a
photograph
of
where's,
a
section
sorry
of
the
bridge,
so
the
bridge
already
has
permission
and
is
controlled
by
the
outline
application.
B
We're
not
proposing
to
revisit
that
as
part
of
this
application-
and
I
just
wanted
to
reiterate
that
point-
and
just
to
give
you
some
information
about
the
wider
outline
and
today's
meeting
is
about
the
the
detailed
matters
that
are
reserved
so
I'll
get
on
to
those
next
slide.
Please.
B
So
this
is
a
proposed
site
layout,
which
I
think
members
can
see
the
similarity
between
the
indicative
master
plan
and
discuss
to
outline
and
what
we've
managed
to
kind
of
well
negotiated
over
quite
a
long
time
now.
But
this
is
the
the
most
up-to-date
revised
layout
we've
got
and
we've
tried
to
take
on
board
a
number
of
comments
from
consultee's
local
residents,
the
parish
council,
as
well
as
sticking
to
the
the
sort
of
what
was
discussed
at
outline
and
delivering
on
that.
B
So
and
the
bulk
of
the
massing
is
set
back
from
the
beck
and
the
a58
and
it
will
be
screened
by
the
the
tree
belt.
There
we've
got
large
weapons
of
large
areas
of
open
space
to
the
south
and
the
west,
and
it's
considered
a
connected
layout.
It's
still
got
the
circular
road
that
runs
around
the
site.
B
We've
got
two
short
internal
roads
running
in
a
horizontal
direction:
east
to
west
you've
got
another
one
which
adjoins
the
western
boundary
and
all
dwellings
have
driveways
cycle
storage
and
we're
proposing
to
condition
the
electric
vehicle
charging
points
so
that
even
the
dwellings
without
their
garages
will
have
electric
vehicle
car
charging
points,
garage,
location,
garden.
Sorry
locations
are
to
the
north
of
the
garage
sorry
garage
locations
to
the
north
of
the
plots
wherever
possible
and
the
site
layout
has
been
amended
numerous
times
during
the
course.
B
Obviously,
the
application
was
submitted
in
2019
we've
been
working
with
the
developers,
but
also
the
members
of
the
public
and
residents
and
internal
consultants
to
try
and
get
a
layout.
That
is
is
acceptable,
and
this
is
where
we've
got
to
today.
We've
we've.
Overall,
the
number
of
units
has
reduced
to
129,
so
it
came
in
at
139,
so
we've
we've
lost
some
of
the
units
in
order
to
meet
them
in
a
minimum
space
done
at
minimum
distances
to
boundaries.
B
We've
increased
the
landscaping,
we've
increased
the
green
corridors
and
the
site
that
the
layout
that
came
in
originally
had
lots
of
cul-de-sacs
and
we've
we've
moved
away
from
that
in
order
to
get
a
a
well-connected
road
network
so
that
on
delivery
days
bin
days,
there
isn't
there's
a
good
con.
Still
a
good
level
of
connectivity,
all
that
yeah
all
the
wanna
comply
with
the
neighborhoods
for
living
minimum
distances,
detached
properties
make
up
about
65
of
their
development,
semi
detached
about
23
and
try
terrorist
properties
12
within
the
site.
B
We've
got
a
45
affordable
unit,
so
that
does
comply
with
the
council's
policy
to
deliver
35
on
this,
and
also
what
was
agreed
outlined
and
we've
got
pedestrian
and
cycle
connectivity
through
the
site
and
we've
improved
the
footpaths
where
the
green,
where
the
inf,
where
the
formal
green
space
is
within
the
site.
The
smaller
elements
we've
increased,
the
sort
of
pedestrian
links
and
connections,
making
that
you'll
be
able
to
cut
through
the
site
as
well.
So
not
just
the
footwork
that
comes
around
the
site.
B
We've
tried
to
improve
on
that
connectivity
within
the
site
as
well.
Next
slide,
please
this
one
shows
the
public
open
space.
As
you
can
see,
we've
got
two
you've
got
three
areas.
Three
large
areas
really
so
you've
got
g,
which
is
the
west
area
in
the
west.
You've
got
h
and
I
at
the
bottom,
then
you've
got
f,
which
is
more
of
a
formal
laid
out
space
in
yellow
at
the
southern
end
of
the
scheme
and
then
within
the
within
the
development
itself.
B
You've
got
some
smaller
areas
so
discount
in
the
smaller
areas
because
of
their
size.
Well,
if
you
consider
f
area,
f
h-
and
I
that
does
comply
with
the
green
space
requirement
that
was
attached
to
outline
the
area
in
identified
as
j
is
a
large
area
there's
a
significant
over
provision
of
open
space
on
this
site.
That
area
is
in
the
green
belt,
it's
also
in
the
functional
floodplain.
B
So
that's
a
functional
area
of
open
space,
so
it's
quite
it's
even
though
the
the
housing
site
itself
is,
you
know,
there's
a
there's:
a
129
houses
on
that
area.
It
will
be
set
amongst
this
wider
area
of
open
space
which
will
help
give
it
an
attractive
setting
next
slide,
please.
B
So
in
terms
of
landscaping.
This
plan
is
just
to
show
you
some
detail
from
the
landscaping
within
the
site
which
we're
proposing
to
deal
with
that
fire
conditions.
So
the
plot
planting
and
the
what
what
you'll
see
on
the
trees
on
the
road?
Sorry,
the
trees
on
the
road
plot,
planting
general
landscaping,
we're
proposing
to
condition
deal
with
that
by
a
condition
when
we
know
more
more
details,
but
the
wider
landscaping,
and
these
this
has
also
been
enhanced.
B
Following
discussions
with
officers,
so
they've
incorporated
a
wildflower
meadow
ball
planting
a
wetland
meadow,
so
the
the
functional
floodplain
needs
to
remain
open
so
that
it
can
act
as
a
functional
flood
plain,
but
the
wider
benefits
are
that
it
will
help
alleviate
flooding
further
down
in
the
in
cullingham
and
I'll
come
on
to
that
in
in
the
next
slide.
B
So,
within
the
site
we've
got
hedgerows
and
soft
planting
ornamental
planting
up
to
180
new
trees
will
be
planted
and
the
developers
are
confident
they
can
and
have
agreed
to
meet
the
three
for
one
replacement
tree
policy,
so
we
feel
like
it
will
be
quite
an
attractive
development
and
it's
positive
officers
are
also
confident
that
we
can
achieve
a
biodiversity
net
gain
on
the
site,
including
the
enhancements
to
the
back,
the
replacement
planting
and
then
the
wildflower
meadow
and
all
the
benefits
that
that
package
of
landscaping
will
will
achieve
and
also
the
developers
have
been
engaging
with
the
local
wildlife
trust
as
well
about
introducing
local
species
back
into
the
back
and
working
with
natural
management
of
the
wetland
area.
B
Next
slide,
please
I'll
just
talk
about
the
flood
compensation
area
now,
so
the
environment
agency
have
recently
updated
their
guidance
and
they
have
been
carrying
out.
Remodeling
works
in
the
area
and
the
applicant
has
responded
to
these
changes
and
has
submitted
a
technical
note.
So
we
were
due
to
be
at
panel
in
april.
B
I
think-
and
this
note
this
technical
note
was
needed,
so
the
developers
went
away
and
they've
so
hence
some
of
the
delays
in
the
process
has
we've
been
trying
to
answer
all
the
questions
and
all
the
points
and
they've
been
able
to
go
away
and
talk
to
their
and
satisfy
the
environment
agency
now
so
yeah.
So
the
the
so
just
to
reiterate,
paragraph
from
the
officer
report,
22
properties
on
milbeck
green,
will,
would
benefit
from
reduced
flood
risk
and
numbers
68
to
74.
B
Millbeck
green
would
no
longer
be
at
risk
of
their
flooding
in
the
1
in
100
annual
probability
of
flooding
and
the
further
works
that
they've
done
does
take
into
account
the
climate
change
events,
and
so
that
that
was
the
driving
force
with
the
environment
agency's
advice
was
to
make
sure
they
consider
climate
change
eventualities
which
they
have
now
done.
The
environment
agency
are
happy
with
the
information
in
that
technical
note.
B
Next
slide,
please
this.
This
slide
shows
the
materials
layout.
So
we've
got
a
mix
of
materials
proposed
across
the
development
63
of
the
units
above
reconstructed,
stone
and
david's
got
some
material
samples
to
to
hold
up
for
members
yeah
and
that
would
come
with
a
burnt
orange
red
burnt
orange
roof.
Tile
45
of
the
units
would
be
a
gold
buff,
brick
with
a
slight
gray,
roof
tile.
B
Yeah.
Sorry.
B
Yeah
there
are
some
illustrations
of
presentation
which
we'll
learn:
yeah
yeah.
B
So
that
is
this
slight
gray:
roof
tile,
so
it's
slight
in
color
and
so
in
terms
of
the
roof
materials.
There's
almost
a
50
foot,
50
50
split
on
site
between
the
orange
and
the
gray
tile.
The
next
next
slide,
then
please.
B
So
this
is
a
we.
We
have
had
the
app
the
application
in
a
long
time.
We
have
been
going
backwards
and
forwards
over
designed
to
try
and
get
to
something.
That
is
an
acceptable
balance,
and
as
part
of
that
we
did
a
character
assessment
officers
went
out
and
we
looked
at
lots:
various
streets
in
cullingham,
the
ones
immediately
joining
the
site
and
also
the
wider
wider
area,
so
the
mater.
So
on
the
top
left,
we've
got
a
green
lane
which
has
a
red.
B
It's
a
red,
brick
and
cream
render
with
a
slight
roof.
You've
got
the
mock,
tudor
features
and
the
chimneys
and
the
gable
features
top
right.
You've
got
milbeck
green,
which
is
an
attractive
character.
Full
residential
estate
in
to
the
just
to
the
east
of
the
site.
Bottom
left
you've
got
osprey
close,
which
is
of
kingfisher
reach,
which
is
a
later
more
modern
estate,
and
to
the
right
you've
got
hastings
way,
which
is
a
smaller
bungalow
stone
built
with
the
red
tile
and
there's
just
s.
I
think
side
elevations
are
rendered.
B
B
So
yeah
the
top.
The
two
photos
on
the
left
are
from
coverdell
garth
and
again
a
different
house
type,
different
character,
different
materials,
open
frontages
and
the
ones
on
the
right
are
the
croft.
Again
you've
got
like
a
reconstructed
stone
with
dark
heads
and
stone.
Heads
and
stills
are
prominent
with
the
dark
window.
Materials
we've
also
got
elements
of
cladding
and
hedging
is,
is
common
in
that
estate
different
colour
bricks
as
well.
B
Next
slide,
please,
and
here
you've
got
the
garth,
which
is
closer
into
the
centre
of
culling
and
really
attractive.
You've
got
stone-built
properties,
you've
also
got
some
rendered
ones.
Chimneys
are
prominent,
tree-lined
and
grass
verges
so
next
slide.
Please
so
yeah
I'll
just
talk
you
through
the
house
types
then.
So
this
one
is
the
the
affordable.
B
B
So
this
one
is
the
part.
Sternum
part
render-
and
this
is
a
three
bedroom
property
and
we've
got
the
burnt
orange
tile
and
you've
got
a
modest
canopy.
Porch
you've
got
stun
heads
and
sills
and
relatively
simple
features,
and
there
are
six
of
these
in
total
and
house
type
next.
One
next
slide
please.
B
B
The
majority
of
the
units
will
look
like
like
this
one
next
slide,
please
so
this
one
shows
the
part
stone
and
part
gray
rendered
parts
done,
sorry
and
part
rendered
property
with
the
grey
roof
again.
You've
got
the
kind
of
porch,
then
heads
and
sills.
B
That's
a
four
bedroom
version
next
slide.
Please-
and
this
is
the
larger
three
bedrooms
down
property
with
the
integral
garage
you've
got
stoneheads
and
stills
canopy,
porch
and
next
slide.
Please.
B
And
yep
again,
we've
got
the
stone,
heads
and
cells,
so
this
again
is
the
reconstructed
stone
and
the
burnt
orange
tile
roof
and
63
of
the
dwellings
will
be
used
will
be
constructed
using
these
materials.
B
Next
slide,
please.
So
this
is
a
street
scene
that
the
slide
is
is
not
the
best.
This
is
to
give
you
an
indicative
street
scene
of
how
how
the
development
could
look
from
the
out
from
the
outskirts
and
within
the
within
the
development
itself
as
well.
B
Next
slide,
and
here
are
some
photos
of
a
similar
development
in
bram
hub.
I
think
that
the
developers
have
sent
in
this
week
which
have
been
added
to
the
presentation
just
for
members
benefit.
B
It
shows
these
stone,
stone,
heads
and
cells
and
you've
got
the
reconstructed
stone
and
the
slate
and
canopy
porches
and
open
frontages,
and
the
grass
verges
next
slide.
Please-
and
this
is
an
example
of
the
rendered
one,
so
you've
got
the
stone
at
the
bottom
part
rendered
with
some
detailing
and
gable
features,
and
in
the
background
on
this,
one
looks
to
be
a
chimney,
an
integral
single
garage
with
a
bit
of
a
steep
driveway.
B
Next
slide,
please
so
so
yeah
just
in
conclusion,
then
it
is
important
to
note
that
the
outline
is
the
starting
point
for
members
considerations.
The
principle
of
development,
including
the
means
of
access,
has
already
been
established
and
a
lot
of
the
considerations
that
go
to
the
heart
of
the
matter.
B
Part
of
the
development
have
already
been
approved
or
are
controlled
by
section
106
or
by
condition,
and
the
development
will
bring
forward
an
identified
site
in
the
housing
plan
and
it's
a
site
that
the
council
feel
it
feel
is
ready
is
right
for
development.
Now
there
is
still
a
deficit
in
supply
in
terms
of
the
delivery
of
housing,
and
this
site
will
help
contribute
to
that
and
in
the
district,
and
also
really
pressure
on
the
greenbelt
and
the
reserve
matters.
B
35
of
the
35
of
these
will
be
will
be
affordable
units
and
there's
a
significant
over
provision
of
open
space,
which
is
considered
to
be
a
benefit
of
the
development,
and
it
is
acknowledged
that
the
applicant
is
also
going
beyond
what
was
agreed
outline
in
order
to
recognize
current
priorities,
such
as
climate
change.
A
package
of
measures
is
agreed,
minimum
space
standards,
all
the
houses
comply
with
that
policy
and
accessible
housing
as
well.
The
development
doesn't
meet,
doesn't
strictly
meet
all
of
h10,
but
they
are.
B
They
are
meeting
m
of
the
building
rigs
and
they're
doing
a
lot
in
terms
of
accessibility
and
doorways,
but
just
to
reiterate
that
wasn't
controlled
by
the
inspector
at
the
out
loud
at
the
outline.
So
they
they
don't
need
to
do
anything.
So
what
they're?
B
It's
it's
a
positive
that
they're
doing
something
in
that
direction
and
a
significant
wider
benefit
of
the
this
scheme
is
the
the
flood
defenses
and
the
flood
mitigation
that
they're
carrying
out
and
the
wider
impacts
that
we'll
have
for
cullingham
and
also
the
introduction
of
the
wetland
area,
wildflower,
wildflower
meadows
and
their
bulb
planting
along
the
in
that.
B
In
that
area,
so
members
are
asked
to
consider
the
fall
reserve
matters,
so
we've
got
appearance
and
scale,
and
so
the
officers
feel
the
development
will
create
a
visually
attractive
and
interesting
development.
With
the
balance
between
the
residential
units
and
the
the
landscaping
and
the
open
space.
B
We
officers
have
worked
hard
to
try
and
incorporate
the
views
of
local
residents
and
push
for
improved
materials
and
we've
got
the
increased
use
of
stone.
We've
got
gable,
features
have
been
introduced,
much
better
landscaping
scheme
and
green
air
sways
running
through
the
sight
and
green
corridors,
and
the
development
is
considered
to
to
reflect
the
local
character
and
which
the
sort
of
the
gable
features
will
give
a
nod
to
that
vernacular
character.
B
You
see
in
cullingham
and
in
terms
of
landscaping,
we've
talked
about
the
natural
wetland
and
wildflower
meadow
green
corridors,
they're
meeting
the
three
for
one
tree
replacement
policy,
approximately
180
new
trees
will
be
planted
and
they're
engaging
with
the
local
wildlife
group.
Yeah,
the
the
biodiversity
net
game
will
be
controlled
by
a
condition
and
in
terms
of
layout
the
site
is
well
screened
and
relates
well
to
neighbours.
B
It's
a
connected
layout
development
would
have
an
attractive
setting
when
viewed
from
the
west
and
the
south,
and
plots
comply
with
minimum
distances
and
obviously,
you've
got
the
pedestrian
link
as
well,
which
is
an
added
benefit,
linking
harewood
red
with
the
a58
so
with
the
and
just
to
add.
Since
the
report
was
published,
we've
had
four
more
representations
from
the
parish
council
and
three
local
residents
making.
I
can.
B
I
can
quickly
summarize
some
of
these
points,
so
some
of
the
points
are
they're
sort
of
repeating
points
that
they've
already
made
and
yeah
it's
just
so.
The
parish
council,
I'll
just
run
through
it
quickly
and
concerns
about
the
sight
lines
of
the
amended
bridge
design
and
the
ecological
assessment
design
is
more
dense
than
outline
stage.
B
Community
response
is
not
taken
on
board
and
significant
number
of
objections
from
residents
and
the
houses
number
of
houses
has
increased
since
the
outline
bungalows
are
not
proposed,
affordable
house
type
is
the
only
house
type
to
meet
the
accessible
housing
standards,
no
two
beds
for
people
to
calling
them
to
downsize,
and
they
welcomed
a
variety
of
roof
styles
and
stone,
heads
and
sills,
but
would
push
for
a
better
quality
design
and
the
mention
about
the
conditions
listed
in
the
previous
panel
report
and
we've
clarified
the
conditions
that
were
proposed
last
time
and
done
a
comparison
against
section
106
and
we've
just
tidied
those
up
in
this
report.
B
So
they're
they're
they're
all
everything
what
was
proposed
to
be
controlled
last
time
still
is,
but
it
just
doesn't
need
to
be
a
condition
as
part
of
this
application,
because
it's
covered
in
the
outline
neighbor
and
enabled
makes
following
comments
that
previous
comments
still
stand.
B
Density.
The
the
development
is
more
dense
than
neighboring
developments,
flooding
near
liaison
with
existing
residents.
B
Request
a
condition
about
damage
to
the
structural
stability
of
properties,
adjacent
to
hayward,
road
and
the
number
neighbour
at
number.
15
designs
not
been
improved,
only
just
meets
minimum
distances,
landscaping
inadequate,
so
yeah,
I
think,
even
in
taking
on
board
those
comments
and
I've
been
received.
Since
the
report
was
published
on
balance,
officers
feel
that
this
the
benefits
outweigh
the
the
harms
in
this
this
application.
B
So
when
you,
when
you
list
all
the
benefits
up-
and
you
do
that,
planning
balance
officers
feel
like
this,
it's
tipped
now
to
submit,
recommend
approval
and
support
this.
So
yeah
members
are
asked
to
grant
consent
of
the
reserve
matters
subject
to
the
conditions
and
listed
at
the
front
of
the
report.
A
Thank
you
jenna,
as
jenna
has
already
pointed
out,
we're
here
today
only
to
consider
the
appearance,
the
landscaping,
the
layout
and
the
scale.
We
can't
change
anything
other
than
those
things
today
and
in
the
light
of
that
david's,
going
to
update
us
on
some
recent
guidance,
that's
been
provided
on
just
exactly
around
those
issues.
H
Right,
yes,
thank
you,
chair
just
to
make
our
lives
all
that
much
more
interesting.
The
revised
version
of
the
national
planning
policy
framework
has
been
released
and
that
came
forward
on
tuesday
afternoon.
H
The
thrust
of
the
document
very
much
remains
the
same
as
it
was
before.
There's
some
changes
in
emphasis
and
some
changes
in
terms
of
points
of
clarification,
but
in
terms
of
today's
agenda,
as
the
chairs
alluded
to,
there
are
some
pertinent
points
which
I
thought
it
was
probably
appropriate
to
draw
your
attention
to.
H
There
is
now,
within
the
document,
a
very
strong
emphasis
on
the
production
of
local
design
guides
and
local
design
codes.
That's
that's
very
much
coming
forward
and
it
says
the
policy
now
says
that
planning
permission
should
be
refused
where
it
fails
to
reflect
those
local
design
policies.
H
Now,
that
is
probably
that's
not
too
different
to
what
the
previous
document
had
to
say,
but
if
I
put
it
into
some
sort
of
context
previously,
the
the
mppf
had
this
phrase,
which
we
as
officers
use
and
members
use.
Frequently,
when
talking
about
these
sorts
of
schemes
and
said,
permission
should
be
refused
for
development
of
poor
design
that
fails
to
take
opportunities
available
for
improving
the
character
and
quality
of
an
area
and
the
way
that
it
functions,
and
that
was
a
key
sentence
that
we
often
refer
to
and
quoted.
H
Conversely,
significant
weight
should
be
given
to
I
don't
I'll.
Just
read
one
of
the
bullet
points
a
relevant
one
development
which
reflects
local
design
policies
and
government
guidance
on
design,
taking
into
account
any
local
design
guidance
and
supplementary
planning
documents
such
as
design
guides
and
codes.
H
So
you
can
see
the
sort
of
the
change
of
emphasis.
There
is
very
much
moving
towards
that
sort
of
policy
base
and
judging
proposals
against
the
policies
that
we
have
and
the
design
guidance
we
have
such
as
neighborhoods
for
living
and
arguably
in
some
ways
you
know
what's
set
out
there,
what
the
government
set
out
and
revised
mppf
is
what
we're
doing.
Anyway.
We've
got
design
policies,
we've
got
our
neighborhoods
for
living
and
we
slavesly
judge
proposals
and
refer
developers
back
to
those
particular
documents.
H
Now
that
doesn't
mean
that
there
aren't
judgments
to
be
made,
because
obviously
it's
elements
of
design,
there's
subjective
analysis
of
what's
good,
what's
bad,
what's
important
locally,
so
there
is
still
you
know,
there's
that
debate
to
have
in
and
around
the
the
application.
H
I'm
sure
members
will
welcome
this.
There
is
also
now
an
increased
emphasis
on
using
trees
in
new
development,
with
paragraph
131
of
the
new
document
stating
that
planning
policies
and
decisions
should
ensure
that
new
streets
are
tree-lined,
the
opportunities
are
taken
to
incorporate
trees
elsewhere
and
developments
and
that
existing
trees
are
retained
where
possible
and
then
they've
also
revised
their
bit
with
regard
to
to
flood
risk.
H
But
it's
set
in
the
context
of
plan
making,
rather
than
decision
making-
and
I
just
mentioned
it
here
just
simply
because
it
reflects
what's
actually
happened
in
this
particular
instance.
When
we've
been
dealing
with
the
outline
application
at
appeal-
and
it
says,
with
regard
to
planning
flood
risk,
local
plans
should
use
opportunities
provided
by
new
development
and
improvements
in
green
and
other
infrastructure
to
reduce
the
causes
and
impacts
of
flooding,
making
as
much
use
as
possible
of
natural
flood
management
techniques
as
part
of
an
integrated
approach
to
flood
risk
management.
H
So
they're
the
changes
which
have
come
forward
and
highlight
those
because
they're
pertinent
to
the
elements
that
we're
considering
today,
as
highlighted
by
councillor
guru
and
as
I
say,
because
we
have
our
policies
such
as
p10
and
the
core
strategy
in
neighborhoods
for
living
to
some
extent
we're
we're
we're
ahead
of
the
the
game
in
that.
In
that
regard,
just
one
of
the
points
I
should
just
mention
very
briefly.
H
If
we
get
to
the
position
where
members
are
minded
to
grant
planning
permission,
there
are
a
couple
of
additional
conditions
to
add
one
about
electric
charging
vehicle
charging
points
to
all
properties,
because
the
appeal
decision
just
related
that
to
garages
some
of
these
properties
don't
have
garages
and
a
technical
thing
on
highways.
Visibility,
displays
and
all
internal
roads
should
be
2.4
meters
by
25
meters.
So
we
just
add
those
two
conditions
to
to
the
list
that
we
have.
Thank
you,
chad,.
A
Okay,
thank
you
very
much
indeed,
so
we
have
some
objectives.
Today.
We've
got
councillor
holmes
and
councillor
stevenson.
If
you're,
both
speaking,
would
you
like
to
come
forward
together
and
take
up
the
available
speaking
seats.
I
You
are
well
no,
we've
never
been
at
this
end
before
julian's
going
to
do
the
full
four
minutes,
then
I'm
going
to
chip
in
with
questions.
If
there
are
any.
J
Thank
you.
I've
been
involved
in
both
this
application,
the
collingham
neighborhood
plan
since
2012..
I
believe
I'm
expertly
pleased
to
judge
whether
the
proposals
are
appropriate
and
I'd
say
they
are
not.
Firstly,
I
would
like
to
consider
what's
changed.
Since
the
outline
application
was
approved,
the
neighborhood
plan
has
been
examined
by
an
experienced
inspector
and
the
amended
plan
made.
It
must
now
be
used
and
given
material
weight
in
the
decision
process.
J
Relevant
policies
include
items
related
to
distinct,
local
character,
height
scale
spacing
and
landscaping.
The
mppf
has
been
updated
and
hey.
It's
been
updated
again
and
includes
more
emphasis
on
good
design
and
responding
proactively
with
the
community.
Engagement
by
miller,
homes
has
been
woeful
and
I
cannot
identify
a
single
change.
That's
been
made
following
requests
by
the
parish
council
or
the
community.
J
The
applicant
is
obliged
to
demonstrate
how
concerns
have
been
addressed
and
incorporated
into
proposals
that
comply
with
local
design
guides.
On
the
neighborhood
plan,
paragraph
130
recognize
the
importance
of
continuous
improvement
and
applications
once
approved
cannot
be
materially
diminished
between
time
of
approval
and
completion.
This
means
the
reserves
matters.
Application
has
to
be
at
least
as
good
quality
as
the
outline
application
approved.
This
test
fails
on
multiple
counts
slide.
J
The
number
of
plots
in
the
northern
boundaries
increased
from
17
to
26,
with
a
loss
of
landscaping,
which
is
essential
to
break
up
the
dense
massing
of
buildings,
they're
also
more
more
tight
to
the
site
boundary
your
office
have
previously
summarized
this
particular
layout
appears
cramped.
The
indicative
layout
needs
improvements
in
a
reduction
in
density
and
design
terms
before
the
scheme
can
be
deemed
acceptable.
None
of
that's
happened.
It's
got
worse,
not
better.
J
My
slide
four
was
from
the
original
design,
and
access
statement
shows
bungalows
located
on
the
eastern
boundary.
Again,
your
office
has
stated
it's
likely.
These
bungalows
would
not
have
a
negative
impact
subject
to
appropriate
levels,
by
implication
the
two-story
buildings
that
have
been
replaced.
There
must
have
a
negative
impact.
This
point
was
acknowledged
by
the
outlying
inspectors
assessment
of
the
site
in
relation
to
bungalows.
The
neighborhood
planned
policy
g
is
categoric,
accommodation
suitable
for
the
older
demographic
is
a
requirement.
J
J
J
Our
concerns
with
regards
landscape
design
and
amenity
space
has
simply
not
been
addressed.
Leeds
landscape
officers
have
shared
these
concerns
and
they've
been
ignored
as
well
put
simply.
The
flood
protection
measures
required
are
exactly
that.
This
is
areas
g
h
and
I,
these
are
vital.
Elements
to
protect.
Existing
new
residents
cannot
be
combined
with
other
functions
such
as
immunity,
space
and
landscape
planting
without
the
express
agreement
of
all
stakeholders.
J
Nowhere
in
wheatwood's
report
does
it
say:
flood
compensation
bases
will
be
wetland
habitats,
they
must
be
free
draining
one
in
four
and
one
and
six
slopes
would
be
very
low.
Quality
unusable
immunity,
spaces
we
have
to
be
certain.
The
buns
are
not
planted
the
space
needed
to
fulfill
the
conditions
needs
to
be
created
imaginatively.
J
This
is
nothing
new.
Your
officer
previously
stated
part
of
the
public.
Open
space
is
proposed
to
be
located
within
the
green
belt.
This
is
considered
to
be
unacceptable
and
could
harm
the
openness
and
character
of
the
green
belt,
including
the
area
of
the
attenuation
tank
green
space,
provided
is
only
35
percent
of
that
required
by
the
conditions.
A
Thank
you
very
much
indeed.
Thank
you.
Members
are
there
any
questions
that
you
would
like
to
ask
our
speakers.
Counselor
anderson,
I've
seen
you.
E
Pro
play
more
because
it's
something
that
council
stevenson
has
said
in
his
objection,
a
couple
of
questions
for
you:
one
is
your
objection,
notes
the
lack
of
bungalows
or
affordable,
smaller
housing
on
the
open
market.
E
I
I'm
trying
to
remember
those
two
points
in
terms
of
in
terms
of
bungalows.
I
think
council
at
home
described
the
the
background
to
it
quite
quite
well.
I
think
members
should
be
aware
that
the
very
outset
of
the
consultation
process
for
this
in
cunningham
village
hall,
we
were
sure
on
indicative
plans,
which
included
bungalows,
which
I
could
only
assume
was
to
get
some
sort
of
community
buy-in.
So
it's
somewhat
disappointing
to
us
that
they've
been
dropped.
That
disappointment
is,
is
confirmed
with
a
policy
backing.
I
I
think
it's
quite
interesting.
The
nppf
update
you've
just
had
from
mr
newbury
in
terms
of
the
which
you
must
now
give
as
decision
makers
to
local
design,
codes
and
neighborhood
planning
policies
and
to
that
end
policy.
G
of
the
neighborhood
plan,
which
council
holmes
mentioned
a
moment
ago,
specifically
mentions
the
changing
needs
of
an
aging
demographic,
and
I
think
most
of
us
here
would
recognize
that
that's
bungalows
and
and
the
like,
but
the
actual
report
that
meant
that
what
the
thing
is
was
it
108?
I
You
said
cancer,
anderson
yeah,
I
I
would
question
the
part
that
says
the
local
planet
authority
has
no
power
to
control
this
aspect
and
cannot
insist.
The
development
meets
the
policy
requirements
of
policy
g
just
because
it
wasn't
conditioned
at
outline
stage,
because
the
outline
stage
and
the
appeal
we
went
through
was
just
that
it
was
outlined.
I
To
that
end,
one
could
argue
that
the
inspector
at
appeal
didn't
argue
that
this
site
shouldn't
have
a
64-storey
tower
block,
but
if
that
was
put
before
you
today,
I'm
sure
you
would
refuse
that,
because
that's
not
in
the
spirit
of
the
local
community
or
indeed
the
neighborhood
plan-
that's
been
approved
at
referenda
and
now
has
significant
weight,
as
was
described
to
you
by
the
mppf.
I
So
if
I
was
a
decision
maker
today,
which
obviously
I
I'm
not
because
I've
recruited
myself
from
it,
I
would
be
questioning
whether
the
plan
that's
before
you
does
accurately
reflect
the
neighborhood
plans,
ambitions
and
the
policies
contained
within
it,
and
I
would
probably
be
looking
to
the
developer
to
go
away
and
try
and
bring
back
some
small
revisions
that
would
make
that
acceptable.
And
you
know,
we
accept
the
principle
that
development
is
now
going
to
happen
on
this
site.
I
I
I
think
the
the
frustration
from
our
part
in
terms
of
why
this
hasn't
come
before
you've
you
yet,
even
though
we've
had
multiple
attempts
to
do
so
is
the
stalling
process.
So,
as
it
says
in
the
report,
you're
being
asked
today
to
make
a
decision
based
on
what's
before
you,
whilst
also
noting
that,
at
a
further
point,
there's
then
going
to
be
an
application
to
change
what's
being
approved
because
the
bridge
access
isn't
sufficient.
I
I
If
you're,
if
you're
widening
the
bridge,
something's
going
to
go,
and
that
would
be
a
part
of
the
landscape
and
the
tree
element
around
that
entry
and
if,
if
panel
today,
decides
that
there
are
slight
revisions
that
you
would
want
to
to
make
on
other
elements,
then
it
would
seem
sensible
to
me
to
ask
officers
to
bring
that
back
when
it's
all
done
together.
I
So
you
can
approve
a
master
plan
if
you
will
for
the
whole
site,
including
every
possible
iteration
of
plans
that
need
to
go
forward
rather
than
asking
you
today
to
approve
this
as
it
stands,
whilst
also
telling
you
that
once
you've
approved
it,
we're
then
going
to
need
to
amend
it
afterwards.
So
I
think
that
will
be
my
response
to
that.
F
You
can
trust
me,
so
we
have
just
been
told
by
mr
newbury
that
we
are
going
to
be
obliged
by
the
revised
mppf
to
take
to
to
give
exceptional
weight
on
slightly
path
rating
david
to
to
local
design
policy
and,
of
course,
for
this
purpose,
and
I'm
now
looking
colleagues
at
pages
23
and
24
of
our
notes
at
the
at
the
neighborhood
plan,
because
there
is
no
better
statements
of
local
design
policy
than
an
approved
neighborhood
plan.
F
Could
you
just
give
me
your
view
of
this
proposal
in
terms
of
the
neighborhood
plan
and
I'm
looking
specifically
because
we
can
only
look
at
specific
aspects
today,
objective
one
which
refers
to
the
density
of
housing
characteristic
of
the
area,
I'm
looking
at
number
two,
which
says
that
new
housing
will
include
a
number
of
smaller
dwellings
and
I'm
particularly
concerned
in
that
regard
about
two
beds.
F
I'm
looking
at
number
three
that
says:
good
design
includes
replica
architectural
features
and
with
that
number
four
new
development
will
be
sensitive
to
cullingham's
history
and
heritage
and
colleagues,
it
may
be
helpful
that
when
you're
looking
at
the
slide,
the
slides,
I
can't
help
but
notice
one
of
the
things
that
was
shown
as
references
locals.
F
Actually
in
my
ward
in
all
woodley,
I'm
not
quite
sure
how
how
far
we're
casting
this
particular
net
but
but
apparently
my
house
can
be
included
now,
I'm
looking
at
number
10,
improving
public
rights
of
way
connectivity
and
I'm
also
looking
at
13,
promoting
walking
and
cycling
to
the
village
center,
so
they're
local
things
that
we
have
to
look
at.
A
F
J
Thank
you,
council
cohen.
I
would
say
that
so
far,
the
neighborhood
plan
has
been
given
very
little
regard,
particularly
with
all
those
points
you
you've
raised
there.
It
contains
sufficient
information
to
allow
a
developer,
to
go
away
and
and
and
produce
a
high
quality
design.
J
It
contains
information
about
the
density
of
housing
in
all
the
surrounding
areas,
and
we
expect,
as
in
described
in
in
the
document
here
that
there
to
be
transition
to
the
target
densities
of
30
per
hectare.
That
means
on
milbeck
green,
for
example.
The
density
is
10.9,
which
is
you
know,
a
third
of
the
target
that
we're
looking
at
now.
So
there
has
to
be
some
kind
of
transition
from
that
density
to
a
more
appropriate
one
for
for
not
using
unnecessary
amounts
of
land
for
the
development
of
housing.
J
At
the
moment
that
the
density
is
far
far
too
high
over
the
majority
of
the
site,
and
particularly
on
all
the
site
boundaries
you
mentioned
materials,
it's
they're
listed
out,
it
couldn't
be
easier.
Some
of
them
have
been
incorporated
to
some
extent
it.
Basically
that
is
the
neighborhood
plan,
says
the
buildings
will
be
millstone.
Okay,
we've
got
replica
stone
there,
which
is
a
it,
is
a
compromise
that
might
be
acceptable.
J
It
mentions
forward
gables,
we
have
some
of
those,
it
says,
stepped
kobolds,
none
of
those
round-headed
or
circular
windows
and
radiating
bands
of
stone,
none
of
those
porches
with
roman
arches,
none
of
those
side
entrances
with
roman
archers.
None
of
those
grass
strips
converges.
I
remain
to
be
convinced,
even
though
I
noticed
on
those
new
slides
that
there
were.
There
were
some
some
small
verges
in
in
grass
in
all
woodley,
which
is
interesting.
J
It
also
says
that
we
shouldn't
accept
a
pastiche
design,
which
is
exactly
what
we
have.
In
my
opinion,
this
design
could
be
picked
up
from
birmingham
or
glasgow
or
wherever
and
and
and
and
drop
dropped
in.
Equally,
it's
nothing
related
to
culling.
I
mean
whatsoever
14.7
in
the
in
the
neighborhood
plan.
Talks
about
the
density
transitions
then
going
on
to
to
the
bungalows
it
says,
proposals
should
should
include
small
housing
designed
to
the
latest
accessible
housing
standards.
Considerations
should
be
given
towards
the
provision
of
level
access,
flats,
bungalows
and
sheltered
housing
schemes.
J
That's
describing
how
policy
g
should
should
work
and
it's
just
been
ignored,
and
I
don't
understand
it
what's
the
point
of
having
this
as
a
made
document,
if
it's
not
used,
we
really
do
need
to
need
to
be
considering
the
the
housing
for
the
older
demographic.
It's
even
worse.
Now,
following
covert,
nobody
wants
to
go
into
a
nursing
home,
but
people
want
to
have
their
own
self.
J
I
I
think
it's
probably
worth
just
pointing
out
as
well
in
terms
of
calling
them
as
a
village.
So
in
the
in
the
referral
letter
that
my
colleagues
and
I
sent
to
the
office
at
the
time
referring
this
to
panel
here,
we
laid
out
the
material
planning
reasons,
and
one
of
those
is
that
you
know:
policy
d
of
the
neighborhood
plan
wasn't
conformed
with,
and
the
wording
we
used
was.
I
The
design
of
the
proposed
dwellings
feel
very
much
standard
volume,
health
builder
in
style-
and
I
think
what
we
mean
by
that
is.
This
is
an
identicate
development
and
there
are
actually
very
good
examples
in
column
itself.
When
you
look
to
the
state
next
next
door,
for
example,
milbeck
green,
which
is
on
the
slides.
I
You
know
that
that
symbolizes,
the
architectural
design
in
cologne-
it's
stone,
it's
it's,
it's
it's
got
features
this
hasn't
what's
been
proposed,
majority
is,
is
stone
and
we
don't
particularly
welcome
the
use
of
of
brick
in
this
location.
Just
because
again
it
doesn't
reflect.
What's
in
that
immediate
location
and
on
the
broader
point,
I
think
I'd
say
that
we've
gone
to
some
effort
as
a
community
to
get
a
neighborhood
plan
in
place
that
describes
our
housing
need
and
that's
about
getting
our
market
moving
as
well
and
over.
I
I
think,
six,
seven
years
now,
I've
been
active
in
in
that
area.
I've
knocked
on
a
lot
of
doors
in
that
part
of
conningham,
and
you
knock
on
doors
of
five
bedroom,
very
expensive
houses
where
often
there's
a
single
gentleman
or
lady
into
their
eighties
and
nineties,
and
all
of
their
friends
live
in
collingham
and
they're
sat
in
a
house
that
they
want
to
leave
because
they
want
to
release
the
equity
from
it
and
it's
too
much
for
them.
I
But
there's
nowhere
in
connigan
for
them
to
go
and
all
we're
doing
here
is
delivering
more
cases
like
that.
We're
not
freeing
up
the
market
for
mrs
miggins
to
downsize
to
this
very
nice
new
development
and
allow
a
family
to
move
into
her
home
and
the
house
they're
moving
out
of
a
first-time
buyer
to
buy
and
have
the
market
moving.
We're
not
actually
changing
the
housing
need
by
this
application,
and
that
is
our
appeal.
I
guess
to
the
developers
is
to
say,
look
we'll
work
with
you.
I
We've
we've
tried
to
work
with
you,
and
certainly
julian
has
interestingly
award
counselors
haven't
been
approached
by
the
developer
throughout,
not
since
my
time
as
a
counselor
anyway,
six
years,
but
you
know
we
welcome
it
it's
there.
We
just
want
to
see
some
small
tweaks
now,
which
would
make
this
appropriate
for
the
village
of
cullingham.
A
I
will
bring
councillor
lammon
in
a
moment,
but
I
just
wanted
to
ask
julian:
have
you
had
an
opportunity
to
to
express
these
things
in
conversations
with
the
developer,
particularly
the
housing
mix?
I've.
J
Had
no
no
opportunity
to
talk
to
the
developer,
we've
responded
on
the
on
the
planning
portal
and
to
be
honest,
with
no
no
response
from
lee's
city
council
offices.
Either
it's
been
complete
radio
silence
as
far
as
we're
concerned,
and
it's
been
ridiculous.
J
Not
directly
since
the
last
application,
which
was
with
the
joint
one
with
beltway,
we've
been
waiting
for
them
to
come
back
with
a
proposal
that
would
be
considered
to
be
worthy
of
further
consideration.
The
iteration
on
iteration
g.
But
the
changes
have
been
so
so
minor
that
that
they're,
not
taking
our
comments
on
board
at
all.
A
G
Yeah,
thank
you
chair,
there's
four
points
that
I'd
like
to
explore
a
bit
further
with
with
both
council
homes
and
councillor
stevenson.
So,
first
of
all,
on
the
point
about
bungalows.
As
you
know,
I
chaired
the
weatherby
neighborhood
plan
and
I
can't
remember
the
exact
figures
off
the
top
of
my
head,
but
we
did
a
housing
needs
assessment
for
the
whole
district,
as
part
of
that
which
identified
that
I
recall
somewhere,
between
12
and
15
of
new
bills
needed
to
be
bungalows,
for
the
exact
reason
that
councillor
stevenson
has
just
described.
G
So
I
I've
you've
covered
that
in
quite
detail,
but
I
think
it
is
just
worth
dwelling
on
exactly
those
points
and
why
it
is
so
important
in
in
our
out
of
community
to
to
increase
bungalow
provision.
I
wonder
if
you
talk
you've
just
touched
a
bit
on
engagement
and
performance.
I
don't
know
if
you're
aware
and
have
a
view
on
the
reasons
why
grove
road
in
boston
spa
wasn't
included
in
the
presentation
rather
than
boston's
bar.
G
I
suspect
I
know
why
it
wasn't
included
and
that
might
come
in
my
questions
to
officers
in
a
little
while.
But
it's
not
exactly
an
exemplar
development.
The
community
engagement
was
poor.
It's
been
riddled
with
development
issues.
The
quality
and
design
is
not
great
and
we're
still
having
problems,
despite
the
fact
they've
left
the
sites.
G
But
I
wonder
if
you
have
any
comments
about
that
and
then
finally,
I
would
be
grateful
if
you
could
just
comment
on
how
the
green
space
and
open
space
is
presented
in
the
plan
and
how
you
see
that
actually
being
useful
to
residents
of
the
new
development
and
existing
residents.
I
Yeah,
I
I've
said
I
think
more
than
enough
on
the
need
for
bungalows,
but
I
would
just
say
that
the
way
to
resolve
that
is
as
counselor
homes
describe
the
density
concerns.
We've
got
on
this
iteration,
which
changes
from
the
last
one
a
way
to
resolve.
That,
of
course,
would
be
bungalows.
I
So
I
don't
think
we're
being
unreasonable
in
asking
that
not
just
policies
is
stuck
to,
as
mr
newbury's
described
the
reasons
you've
got
to
now
turn
into
consideration,
but
we're
trying
to
be
proactive
and
not
just
saying
that
this
should
be
refused
to
the
end
of
we're
trying
to
say
how
we
think
this
could
get
to
a
situation
where
it
will
be
appropriate
for
you
as
panel
to
approve
it
and
in
terms
of
the
other
examples.
I
I
think
I'm
not
fully
affair
with
with
grove
rhoden,
but
all
I'll
say
is
that
another
scheme,
church
fields
in
boston,
spa,
is
arguably
the
type
of
scheme
that
we
would
want
in
calling
him,
because
I
think
it
would
have
a
european
reward
for
architecture,
something
because
developers
worked
hard
with
the
ward
members
and
the
community
to
get
a
scheme
that
worked
well
and
crucially,
reflected
both
housing
need
and
design
within
that
part
of
the
city.
J
We're
having
you
know,
one
one-to-one
meetings
with
with
those
guys
and
improving
the
the
design
ahead
of
the
outline
application
being
made,
which
I
believe
has
now
been
submitted.
So
not
none
of
that
happened
happened
with
with
with
miller
homes
relation
to
the
to
the
landscape.
I
think,
let's,
let's,
let's
be
clear,
the
areas
gh
and
I
are
there
for
flood
protection-
the
doubt
that
they're
described
as
wetland
grasslands,
that's
not
going
to
be
appropriate
for
for
general
amenity
use.
J
Gh
and
I
got
steeps
relatively
steep
slopes
slopes
that
are
too
steep
for
for,
for
people
to
safely
walk
up
and
down
without
proper
surface
footways,
and
things
like
that
which
we
we
haven't
got
so
that
then,
basically
just
means
that
there's
areas
within
the
development
where
we
have
existing
hedgerows,
that
will
have
some
some
some
landscaping
adjacent
to
them
and
we'll
have
the
area
for
the
attenuation
tank
to
potentially
use
that
down
as
a
as
a
wildflower
meadow.
J
A
B
Councillor
holmes,
you
said
that
community
engagement
was
woeful.
What
community
engagement
has
there
been.
J
I
I
I
I
think
it's
worth
noting
as
well
that
there
is
not
everybody
understands
the
planning
process
like
like
we
do
and
there
are
effectively
at
the
moment
two
applications
live
or
for
this
site
and
a
lot
of
residents
in
the
area
have
commented
on
the
2017
version
rather
than
2019
version,
and
their
comments
aren't
really
reflected
in
anything.
I
I
Many
of
them
think
this
is
about
the
principle
of
of
houses
being
built
because
we're
now
on
sort
of
three
or
four
different
iterations
of
it,
and
that's
made
the
process
much
harder,
echoed
again
by
the
fact
that
we
haven't
had
any
dialogue
really
with
the
developer
throughout.
I
have
had
dialogue
with
officers
in
fairne
in
my
monthly
meetings
and
and
I've
expressed
those
views
with
them,
for
which
I
thank
them
for
their
for
their
ears.
A
Thank
you.
I've
got
councillor
nash
next,
please.
C
In
view
of
the
fact
that
they
sap
allowed
150
dwellings
and
we
now
have
129
before
us,
could
you
tell
me
how
many
councillor
homes
is
in
your
plan?
How
many
properties
there
would
be.
J
That
the
neighborhood
plan
is
not
allowed
to
allocate
land
for
for
housing,
so
we
had
to
stay
well
well
clear
of
of
doing
that,
because
the
neighborhood
plan
has
to
be
in
conformity
with
the
site
allocations
plan,
which
was
evolving
when
we
were
doing
the
neighborhood
plan.
So
we
we
in
our
neighborhood
plan,
can't
say
any
site
throughout
the
whole
of
column.
J
How
many
houses
that
that
could
have,
but
in
terms
of
in
terms
of
density,
if
it
was
to
be
the
same
as
milbeck
green,
would
be
we'd,
be
looking
at
a
third
of
the
number
of
houses
that
we
have
now.
C
I'm
sorry
counselor
helms
in
your
the
plan
that
you
submitted,
which
I
I've
read
thoroughly,
there's
a
comparison
between
what
is
proposed
and
what
your
proposal
is.
You
say
fewer
plots
larger
gardens,
so
I
haven't
counted
every
property
on
your
plan.
But
how
many
are
there.
J
I
think
there
must
be
some
confusion
between
those
two
drawings.
Sorry,
I
thought
you're
talking
about
the
neighborhood
plan,
so
I
apologize
for
that,
but
the
drawing
on
the
on
the
left
that
you
have
there
is
from
the
outline
planning
application
and
that's
somewhere
between
1210
and
120
plots.
It
was
never
quite
defined.
The
drawing
on
the
right
is
the
current
one.
I
think
that's
what
you're
looking
at
so
we
we
haven't
been
specific
in
terms
of
saying
60
houses.
A
A
Members.
Are
there
any
questions
to
officers?
Please?
Oh
sorry,
we
do
have
the
applicants
who,
once
their
microphones
and
places
are
sanitized
down,
would
like
to
come
forward.
A
A
Thank
you
very
much.
Would
you
like
to
introduce
yourselves
and
just
explain
to
us
how
you're
planning
to
split
the
time
who's
speaking.
K
Good
afternoon
chair,
it's
john
de
mavin
from
id
planning,
I'm
the
planning
consultant
for
miller
homes,
and
I
have
dr
tilford
from
wheatwoods
I'll,
be
speaking
on
in
relation
to
the
planning
matters
and
dr
tilford
will
go
on
to
the
flood
risk
and
the
benefits
associated
with
that.
If
I
may.
K
Yeah
chair
members
good
afternoon,
it's
it's
good
to
be
back
in
person.
Rather
than
virtual.
Can
I
deal
with
a
matter
of
engagement.
There
has
been
two
meetings
with
the
parish
council
in
relation
to
the
design
aspects
of
this
scheme
and
the
neighborhood
plan,
and
the
scheme
has
evolved
through
that
process.
K
L
On
thank
you,
john.
Firstly,
may
I
say
that
the
applicant
has
consulted
extensively
with
the
relative
with
the
relevant
statutory
consultants
in
respect
of
flood
risk
and
drainage,
and
that
neither
the
environment
agency,
the
local
flood
authority
nor
new
york
should
water
object
to
the
proposals.
L
The
principal
source
of
flood
risk
to
the
site
is
calling
them
back.
According
to
the
environment
agency,
flood
map
for
planning
the
majority
of
the
site
and
approximately
75
of
the
development
platform,
the
part
of
the
site
that
houses
will
actually
be
built
on
is
in
flood
zone,
one
that
is
it's
at
a
low
risk
of
river
flooding
and
would
not
flood
even
during
an
extreme
one.
L
In
1
000
event
to
mitigate
flood
risk
for
the
remaining
25
of
the
development
platform,
ground
levels
will
be
raised
so
that
the
entire
development
platform,
and
hence
all
houses,
will
be
located
in
flood
zone
one
and
at
a
low
risk
of
river
flooding
to
ensure
that
development
will
not
increase
flood
risk
elsewhere,
compensatory
flood
storage
will
be
provided
on
land
adjacent
to
the
development
platform.
The
storage
area
will
temporarily
store
flood
water
during
large
flood
events.
L
However,
the
storage
area
will
only
activate
when
floods
when
flows
exceed
a
predefined
threshold
equivalent
to
the
one
in
100
plus
climate
change
event.
The
flow
is
below
this
threshold.
No
water
from
cooling
and
back
would
enter
the
storage
facility
most
of
the
time.
The
storage
area
will
not
contain
flood
water.
L
The
design
of
the
flood
storage
area
takes
into
account
the
projected
impact
of
climate
change,
thereby
ensuring
that
the
development
will
not
increase
flood
risk
elsewhere
in
its
lifetime.
Indeed,
detailed
modelling
indicates
that
the
proposals
will
actually
reduce
the
risk
of
flooding
to
over
20
properties.
On
milbeck,
green
and
crabtree
green.
L
The
climate
change
allowance
used
in
the
original
design
of
the
flood
storage
area
was
superseded
in
2016.
However,
I
can
confirm
that
the
flood
storage
area
will
prevent
an
increase
in
downstream
flood
risk.
Even
for
the
current
climate
change
projections,
the
environment
agency
recently
highlighted
that
a
new
hydraulic
model
of
colling
and
beck
had
been
developed
as
part
of
a
wider
modelling
study
of
the
river
wharf
catchment.
A
detailed
review
confirms
that
this
model
does
not
affect
the
submitted
information.
L
L
In
addition,
the
proposed
drainage
scheme
includes
a
below
ground
storage
tank
to
temporarily
store
runoff,
to
ensure
that
the
development
does
not
flood
during
large
storm
events.
All
the
flood
risk
mitigation
measures
and
the
approach
to
surface
water
drainage
were
approved
at
outline
stage.
In
conclusion,
I
can
confirm
that
the
development
will
be
safe
from
flooding
and
will
not
increase
the
flood
risk
for
its
lifetime.
I
can
also
confirm
that
the
environment
agency
agrees
this
to
be
the
case.
A
G
K
G
I
think
the
question's
been
clearly
answered
there,
and
can
you
comment
on
how
much
of
the
green
and
open
space
will
actually
be
usefully
accessible?
So,
for
example,
where
could
you
kick
a
ball
around?
Where
could
you
where
could
you
walk,
run
et
cetera,
et
cetera,.
K
E
K
Afternoon,
council,
I
understand.
Yes,
we
have
cross
swords
many
a
time,
but
always
in
a
very
amicable
manner.
I've
discussed
this
with
my
clients.
We
have
a
scheme
which
is
fully
policy
compliant
with
the
neighborhood
plan,
the
core
strategy
the
outline
enables
for
living
and
our
view
is.
We
have
gone
as
far
as
we
can
and
we
would
ask
members
to
determine
this
application.
K
A
I
would
like
to
ask
a
question
now,
if
I
may,
I
believe
in
the
presentation
that
we
had
jenna
pointed
out
some
examples
that
you'd
given
visually
from
bram
hope.
A
I
found
it
difficult
when
I
first
looked
at
this
paper
to
understand
what
this
development
would
look
like
built
out
as
a
street
scene,
because
all
I've
seen
are
flat,
drawings
and
plans.
I
understand
you
were
asked
for
some
cgi's
and
I
recognize
that
that
may
have
been
too
late
to
produce
them,
but
I
find
it
extremely
difficult
to
understand
what
this
will
actually
do
visually
without
something
like
a
cgi
to
help
me
from
various
different
angles.
A
K
Interesting
question:
no,
not
exactly,
but
there
are
similarities.
I
acted
on
the
brown
hope
scheme
in
relation
to
both
the
outline
and
the
reserve
matters,
so
you
do
have
open
space
and
a
balancing
pond
at
the
front.
The
brown
map
scheme
is
different
in
that
it
has
a
a
large
roundabout
and
a
convenience
store
at
the
corner.
But
when
you
go
into
the
site,
you've
got
spring
woods
on
the
right
hand,
side,
but
you
do
have
tree-lined
streets
and
so
on.
K
I'd
need
to
take
client
instructions
on
the
cgi
point,
I
I
you
know.
I
understand
why
you'd
want
to
see
it.
The
request
came
too
late.
The
industry
is
very
busy
at
the
moment
and
trying
to
produce
that
sort
of
thing
in
a
short
time
frame
is
very,
very
difficult
in
terms
of
amendments.
You
know
my
instructions
are
clear.
We
have
a
policy
compliance
scheme
and
on
that
basis
we
don't
think
there
is
any
scope
to
make
further
amendments,
but
I
can,
if
you
would
like
to
take
some
instructions
on
cgi.
C
C
L
Occur,
yes,
I
I
appreciate
the
the
issues
related
to
flooding
in
collingham.
I've
been
working
on
this
site
for
the
best
part
of
seven
years
now,
so
I'm
very
familiar
with
the
with
fairly
recent
flood
events
actually
and
the
issues
that
that
has
caused
in
the
past
in
respect
of
this
development.
L
First
of
all,
as
I
said
in
my
presentation,
almost
three
quarters
of
the
development
platform
is
not
a
risk
of
flooding
from
calling
back
already.
Okay
about
25
of
it
will
be
raised
because
it
is
at
risk
during
an
extreme
flood
event.
So
the
entire
development
platform
will
be
in
what's
known
as
flood
zone
1,
it
will
be
at
a
low
risk
of
flooding
from
calling
them
back.
That's
this
development.
In
addition
to
that
finnish
floor
levels
will
be
raised
to
provide
another
layer
of
mitigation.
L
If,
if
you
will
okay,
so
that's
the
first
thing,
but
raising
ground
levels
has
consequences
because
flood
water
that
previously
occupied
that
space
will
be
displaced
elsewhere
during
a
large
flood
event.
Okay-
and
it's
not
acceptable
for
obvious
reasons
to
displace
flood
water
and
increase
flood
risk
elsewhere.
L
Okay,
now
that's
the
purpose
of
what's
been
called
the
compensatory
flood
storage
area
that
that
storage
area
to
the
is
it
the
the
west
or
the
left
of
the
development
platform.
Okay,
that
storage
area.
Thank
you.
It's
on
the
screen
now
that
storage
area
is
designed
to
store
a
large
volume
of
water,
okay
and
in
doing
so
that
will
prevent
any
increase
in
flood
risk
down
downstream
okay,
but
it
will
actually
do
more
than
that
it
will
reduce
flood
risk
downstream.
L
L
It
has
a
belt
and
braces
approach
to
mitigating
flood
risk
to
the
new
properties
that
will
be
constructed,
but
it
will
also
reduce
flood
risk
downstream
tangibly.
L
C
Would
you
like
to
come
back
here?
Yes,
briefly,
that
is
quite
reassuring,
but
to
to
achieve
water
conservation?
Would
you
provide
water
bots
to
each
property.
L
So
as
far
as
surface
water
runoff
goes
okay
and
surface
water
runoff
is,
is
it
comes
from
two
sources
from
roofs
and
from
hard
standing
and
access
roads
that
runoff
will
be
restricted,
so
ultimately,
that
runoff
will
enter
the
calling
and
back
okay
in
accordance
with
building
regulations
and
so
on
and
various
priorities
for
the
disposal
of
surface
water.
L
The
key
point
there
is
that
the
peak
rate
at
which
surface
water
runoff
can
enter
the
back
will
be
restricted.
Okay,
so
that
actually
it
will
be
significantly
lower
than
it
currently
is.
At
the
very
least,
a
development
may
not
increase
runoff
rates
compared
to
existing
rates.
This
development
will
reduce
rates
significantly
so
and
that's
without
the
use
of
water
butts.
Okay,
that's
simply
by
controlling
the
rate
at
which
runoff
enters
into
the
bag.
L
Now
I
I
don't
know
the
position
on
mortar
butts
that
by
it
seems
like
a
sensible
idea
to
me,
but
in
terms
of
compliance
with
technical
guidance
planning
policy
and
the
like
surface
runoff
rates
will
be
significantly
reduced
without
the
use
of
water.
But
I'm
sure
it
would
be
a
great
idea
to
encourage
householders
to
actually
employ
water
butts
as
well,
and
that
will
provide
further.
A
Councilman
we
do
have
tom
bevis
from
our
council
flood
risk
team.
Would
you
like
to
have
any
confirmation
from
tom
on
this
issue.
C
Actually,
I
was
quite
satisfied
with
the
arrangements
which
have
been
made
regarding
flooding,
but
I,
the
second
part,
was
on
water
conservation
and
people
do
use
a
lot
of
water
and,
of
course,
all
these
houses
will
have
water
meters,
so
the
more
they
use
the
more
it's
going
to
cost
them.
So
if,
if
there
were
water
bots
which
they
could
use
for
garden
use
and
and
for
washing
cars
or
whatever
it
would.
K
E
It
wasn't,
I
was
going
to
ask
jenna
the
question
as
to
who
brought
up
the
bramble,
but
if
it
was
you
that
brought
up
brown
open
fine,
I
can
now
say
what
I
was
going
to
say.
That
was
not
the
greatest
example,
because
elected
members
on
that
site,
not
necessarily
people
present
here
today,
have
made
a
lot
of
negative
comments
to
me
about
what
I'm
going
to
do,
to
try
and
improve
the
bramhawk,
layout,
etc
and
also
late
bram
hope
in
the
way
that
the
flood
remediation
has
taken
place
at
that
location
as
well.
E
Are
you
really
saying
who
came
forward
with
the
idea,
because
it
doesn't
look?
I
get
a
lot
of
complaints
about
the
way
that
the
site
at
brown
hope
looks
and
that's
from
across
the
political
spectrum,
and
I
get
a
lot
of
complaints
about
the
way
that
the
flood
alleviation
has
been
dealt
with,
not
all
down
to
miller
homes.
I
must
admit,
because
part
of
it
was
due
to
yorkshire,
yorkshire,
water,
not
getting
things
right
as
well,
so
I'll
concede
that.
E
But
would
you
like
to
clarify
the
lessons
that
may
have
been
learned
from
br
from
the
bramble
one
that
you
would
hope
would
not
be
repeated
at
this
site
if
this
permission
was
to
be
granted.
K
E
E
E
Yeah
anyway
I
mean
okay,
then
if
you
oh
yes,
you
are
because
you
promised
to
give
us
money
for
the
daily
arms.
Didn't
you
yeah,
which
never
you
were
never
asked
for
by
the
inspector.
So
that's
not
your
fault,
but
no,
so
do
you
in
retrospect,
when
you
now
see
the
site,
do
you
think
it
looks
aesthetically
pleasing
from
the
road?
E
Do
you
think
it
looks
good
from
the
road
or
the
way
that
local
residents
would
have
preferred
a
scheme
that
was
more
in
keeping
with
the
context
of
what
already
was
in
gram,
hope
would,
in
retrospect,
have
been
a
better
way
forward
and
where
I'm
coming
up
from
that
is,
would
it
not
then
be
better
to
come
up
with
a
design
that
meets
the
needs
of
the
local
community?
So
we
don't
run
into
this
again.
K
If
I'm
perfectly
candid,
with
the
council
anderson,
I
haven't
seen
the
site
since
it's
been
under
construction.
I've
had
no
need
over
the
past
18
months
to
travel
into
leads,
I've
been
doing
everything
by
zoom
or
teams.
So
I
can't
answer
that
question
for
you.
A
Thank
you,
councillor
anderson.
I
I
have
reason
to
drive
past
it
weekly
and
hence
my
request
for
cgi's.
Okay,
are
there
any
further
questions
from
anyone?
Well,
thank
you
very
much
indeed.
We
appreciate
the
fact
that
you've
come
and
answered
those
questions.
Honestly.
Thank
you
very
much
indeed,
and
are
there.
E
E
C
Well,
I've
just
got
one
question
and
that
the
outline
plan,
as
we
are
now
informed,
it
looks
rather
different
from
what
is
now
before
us
today.
C
So
what
I'd
like
to
know
is
how
many
properties
are
there
in
this
development
and
if
outline
permission
was
given
on
the
basis
that
there
were
going
to
be
bungalows,
why
have
we
not
insisted
that
bungalows
be
built?
C
B
Best
yeah
so
yeah
the
the
the
the
plan
that
you
refer
to
with
the
smaller
amount
of
units
on
it
is
the
indicative
site
layout
plan.
So
it
was
purely
indicative
for
the
purposes
of
the
appeal
for
the
outline
and
the
appeal,
and
so
the
outline
granted
outline
permission
for
the
development
and
the
detailed
consideration
of
access.
B
Those
were
the
only
two,
so
it
was
the
principle
and
the
access
and
then
the
detail
in
terms
of
appearance
layout
scale
and
that's
what
we're
considering
now
so
and
there
wasn't
a
requirement
there
was
there's
no
condition
or
in
the
legal
agreement
that
they
need
to
deliver
bungalows
on
the
site,
there's
no
specific
wording
in
the
neighborhood
plan
that
refers
to
bungalows.
Nor
is
there
in
the
core
strategy.
So
it's
a
it's
an
aspiration
and
we
don't
have
any
mechanism
to
to
make
them
do
this
on
this
site.
B
So
yeah,
I
think
when
the
inspector
did
look
at
in
a
housing
mix,
they
were
happy
or
satisfied
that
most
of
the
one
and
two
bedroom
units
would
be
delivered
in
the
city
centre
and
that's
in
the
appeal
in
the
officer.
Well,
the
inspector's
report
attached
to
the
appeal
decision.
B
So
that's
the
that's
the
count,
well,
our
officers
assessment
of
where
things
are
and
why
there
aren't
bungalows
on
this
site
and
it's
the
same
with
other
sites
in
in
leeds
that
we
don't
actually
have
that
policy
that
ties
it
down
to
bungalows.
So
that's
why
there
aren't
any
on
this
site
and
we've.
I
think
we
have
asked
the
developer
and
they
haven't
been
willing
to
to
do
that,
and
there
is
no
reason
there's.
No.
We
don't
have
the
tools
to
make
them
do
that
either.
B
A
I'm
going
to
bring
david
in
on
this
one,
because
I
I
was
particularly
interested
in
in
the
points
that
have
already
been
made
about
density
in
terms
of
bungalows
and
where,
where
we
sit
there
and
whether
we
could
make
any
reasonable
requests
in
that
in
that
area,
david.
H
Yes,
thank
you
chair,
and
I
I
totally
understand
the
point
that
is
being
made
in
respect.
If
you
see
something
on
an
illustrative
plan
and
then
when
something
comes
forward,
it's
it's
not
what
you
get
and
I
I
understand
the
frustration
that
that
can
that
that
can
that
can
cause.
H
But
jenna
is
a
100
right
in
the
way
that
she's
described.
We
don't
have
a
policy
impetus
to
actually
insist
on
these
things.
The
way
that
we
deal
with
it
in
terms
of
where
we
do
have
the
policy
is
policy
h10,
which
deals
with
accessible
housing
in
terms
of
delivering
housing
for
the
life
for
people's
life
times,
and
that
it's
a
adaptable
in
in
terms
of
the
point
about
density,
the
inspector
in
in
dealing
with
the
appeal
addressed
this
in
in
some
detail
and
our
quote
from
the
inspector's
decision.
H
So
please
just
bear
with
me.
He
says
he
said
unusually
the
illustrative
master
plan
and
that's
the
plan
that
we've
been
shown
of
the
outline
shows
110
to
120
dwellings
on
on
the
site.
Whilst
the
proposal
is
for
up
to
150,
however,
the
proposal
is
in
outline
with
layout
and
design
reserved
matters.
That's
what's
before
us.
H
The
scheme
would
generally
follow
the
existing
built
form
and
be
largely
self-contained,
and
the
council
would
retain
control
over
the
details
when
submitted,
and
obviously
that's
where
we're
at
and
that's
what
we're
considering
at
this
present
time,
then
he
moves
on
and
it's
it's.
This
is
pertinent
to
the
point
that
was
raised
by
councillor
by
councillor
holmes,
and
he
said
the
density
of
the
proposal
would
be
35
dwellings
per
hectare,
and
this
is
in
the
context
of
150
dwellings.
So
in
that
context
the
density
of
the
proposal
would
be
100.
H
H
H
H
However,
there's
nothing
in
the
thrust
or
detail
of
the
policy
which
would
alleviate
us
of
any
difficulty
with
that
paragraph
if
we
were
at
appeal
so
that
that's
that's
that
context.
So
that's
why,
as
officers
when
we've
got
policies
which
encourage
the
efficient
use
of
land,
we
come
forward
with
a
scheme
which
is
more
dense
than
some
of
the
the
the
neighboring
the
neighboring
streets.
H
So
there
is
there's
there's
a
context
there
to.
You
know
your
consideration,
members
in
terms
of
the
impact,
this
development
in
terms
of
the
layout
scale
of
the
housing,
whether
it's,
whether
it's
appropriate
or
not
in
terms
of
the
public
open
space,
you
can
just
touch
on
that
as
well.
H
That
was
the
inspector
in
effect
fixed
that
at
being
at
the
inquiry,
the
inspector
came
to
the
views
at
the
4.4
hectares,
which
was
shown
on
the
outline
plan,
which
is,
to
all
intents
and
purposes,
the
same
as
we
have
now
was
acceptable,
maybe
with
a
regard
the
exception
being
maybe
plot
f
on
that
plan,
but
g
h
and
I
the
inspector
came
to
the
view
that
that
was
acceptable
as
as
public
open
space
to
meet
and
exceed
our
exceed
our
policies.
H
However,
having
said
all
of
that,
having
listened
to
councillor
stevenson
and
councillor
stevenson
said
we're
very
close
in
his
eyes,
there's
a
local
community.
Quite
close
to
proposal
with
only
small
changes,
there's.
Obviously
the
issue
of
the
cgi
and
there's
appears
to
be
an
issue
of
discomfort
in
terms
of
being
able
to
judge
this
scheme,
because
all
we've
got
so
far
is
the
brown
hope
scheme
and
we're
told
we're
not
can't
compare
that.
H
I
would
thought
if
small
changes,
we
stand
a
reasonable
prospect
of
negotiating
an
acceptable
scheme
with
the
the
applicants
as
well
and
with
the
prospect
of
bringing
back
some
illustrative
material
to
hopefully
put
my
members
minds
at
rest
that
we're
delivering
a
quality
development.
But,
having
said
that,
you
know
I'd
also
say:
you've
got
to
manage
expectations,
and
this
is
really
to
the
local
residents,
because
we're
working
in
a
policy
context
and
a
context
of
an
appeal
decision
which
has
fixed
a
number
of
a
number
of
points.
So
it
won't
be
massive.
H
A
Very
helpful
david,
very
helpful
clarification,
so,
council
anderson,
could
I
ask
you
to
be
reasonably.
E
Succinct
you've
put
me
in
a
bit
of
a
quandary
now,
because
if
we
were
to
go
down
that
route
route,
I
wouldn't
need
to
go
into
as
much
detail
if
we
were
going
down
that
result.
Trying
so
paraphrase
paraphrase
housing
needs
assessment.
What
does
the
housing
needs
assessment
save
for
this
area
in
terms
of
bungalows
and
in
terms
of
older
people?
What
does
the
housing
needs
assessment
say
not
what
the
ma,
what
other
people
say?
E
What
is
the
demand
when
you
actually
did
it,
because,
certainly
most
of
the
major
sites
we
have
that
information
available
to
us
when
one
of
the
things
during
the
development
plans
panel
discussions
we
had
on
the
site
allocations
plan,
we
talked
about
developing
master
planning.
So
why
was
the
concept
of
master
planning
not
looked
at
for
this
site,
because
you
could
have
then
incorporated
a
greenway
connectivity?
You
could
have
looked
at
the
best
way
of
laying
the
area
out
by
working
with
local
ward
members
and
with
the
parish
councils.
E
E
E
E
I'm
trying,
to
paraphrase
a
bit
more
and
apart
from
the
in
the
enforcement
action
being
taken
out
at
bram,
hope
what
other
outstanding
enforcement
actions
are
there
against
the
developer
city-wide
in
terms
of
how
difficult
it
is
to
get
things
done,
even
though
there's
conditions
there
actually
getting
it
done
to
meet
the
conditions,
because
we
can
put
a
whole
lot
of
conditions
on
today.
E
But
if
we're
not
going
to
be
met
and
enforcement
are
going
to
find
it
difficult
either
because
they're
not
written
correctly,
because
that
often
legal
will
often
say
well,
I
wouldn't
have
worded
it
that
way.
So
that's
fine!
So
that's
why
I'm
asking
those
questions
I've
paraphrased
down,
but
there
are
others,
but
if
you
can
answer
those
ones,
it
probably
be
yeah.
There's
a
lot.
A
Of
questions
there
are
you:
do
you
feel
you're
able
to
tackle
them
all,
because
there
could
be
the
opportunity
of
bringing
them
back
depending
where
we
go
anyway?
So
if
you
want
to
have
a
stab
at
those
that
you
have
information
about,
and
we
may
be
able
to
look
at
those
outside
the
meeting.
B
Thanks
chair
I'll,
come
back
to
you
on
the
housing,
needs
assessment
and
yeah
I'll
come
back
to
you
on
that
one
in
terms
of
the
sap,
so
we
design
briefs
and
master
planning.
That
was
they
were
mainly
for
the
hg2
site,
so
they
proposed
sites
that
were
going
to
come
forward
and
potentially
phase
and
there
were
the
bigger
sites
and
they
were
in
the
green
belt
and
it
was.
There
was
a
lot
more
harm
and
that
balance
there
was.
B
There
was
a
bit
more
work
to
be
done
on
those
sites,
and
so
with
this
one
having
it
identified,
it
was
an
identified
site
because
it
had
a
permission
so
that
work,
those
that
those
attaching
site
requirements
and
things
like
that
wasn't
necessary
to
an
identified
site
and
it
was
just
the
capacity,
was
carried
forward.
The
permission,
the
numbers
and
that
was
instantaneously,
moved
forward
into
the
sap
and
counted
in
terms
of
housing
mix,
waste
mana.
B
In
terms
of
the
neighborhood
plan,
I
have
looked
at
the
neighborhood
plan,
a
lot
and
I've
gone
through
the
various
objectives
and
the
various
policies,
and
I
do
feel
like
this
design
this
this
game
does
does
deliver
on
those.
So
we
have
in
terms
of
the
design,
then
it
says
development
will
maintain
substantial
separation
from
our
neighboring
villages.
I
think
this
this
one
does
it
it
rounds
off
the
village
of
cullingham
and
minimizes
the
quantity
of
land
required.
B
It
does
we're
just
it's
it'll
bring
forward
the
not
the
greenback
land
it'll
stick
within
the
remit
of
the
allocation,
the
hg1519
site
and
the
density
as
we've
discussed,
is
in
keeping
with
the
characteristic
of
the
area
and
good
design
will
enhance
the
appearance
of
any
new
development
we've
pushed
for
and
the
use
of
stone.
Heads
and
sills
we've
gone
back
numerous
times
and
just
trying
to
tweak
the
design
that
detail
to
get
it
right.
B
Development
is
designed
to
sit
sensitively
within
the
existing
environment,
so
we're
using
a
different,
a
variety
of
house
types,
variety
of
materials,
we're
trying
to
break
that
up,
so
that
when
you're
on
on
neighboring
developments
and
when,
if
you've
got
a
slight
roof,
you
would
look
out
and
you'd
see
the
grace
like
coloured
roofs
and
pepper.
B
Putting
the
affordables
within
the
site-
and
I
do
feel
like
the
the
scheme-
has
listened
to
the
neighborhood
plan
and
he's
doing
it
he's
doing
enough
architectural
features
that
will
add
positive
to
the
village
and
a
large
number
of
the
units
have
the
gable
features
with
a
bit
of
a
vernacular
style
and
the
landscaping.
I'm
I'm
confident
that
the
plot
planting
and
what
will
happen
within
the
site
will
be
of
a
decent
quality
and
that'll
be
controlled
by
condition
and
then,
in
terms
of
the
what's
around
the
site.
B
I
think
that
is
quite
a
spacious
setting
for
a
new
volume
house
builder
style
development.
I
think
that
is
quite
unique
and
it
is
advantageous
and
I'm
not
sure,
be
able
to
get
that
elsewhere
on
other
sites
and
in
other
areas
in
leeds.
To
be
honest
and
yeah,
a
number
of
the
plunders
list,
a
number
of
objectives,
one
of
them
is
promo,
promoting
walking
and
cycling.
We've
got
us
the
footpath
connection
running
through
the
public
rights
way.
Team
have
been
consulted
there.
B
There
aren't
any
public
rights
away
in
the
area,
but
they'll
be
willing
to
it's
a
positive
that
this
would
then
be
introduced.
They'd
like
to
see
that
adopted.
So
I
think
there
are
quite
a
few
wins
in
terms
of
the
neighborhood
plan,
but
I
do
take
involved
that
design
is
subjective
and
some
residents
and
world
members
may
feel
like
it's
not
gone
far
enough.
B
I
feel
like
after
all,
these
years
of
negotiating
and
we've
we've
got
to
a
point
in
the
sun,
which
is
why
we're
here-
and
that's
probably
why
we're
at
panel
is
to
open
it
up
now
for
a
discussion,
waste
management
and
layout,
I
think
with
it
being
an
unsustainable.
Well,
it's
a
rural
location,
so
it
is
quite
card
dependent
calling
them
it's
in
the
outer
areas.
B
It's
a
small
settlement
in
the
core
strategy,
so
I
think
it
would
be
the
usual
traditional
waste
management
and
we've
worked
with
highways
to
ensure
that
the
bends
are
widened
so
that
they
can
fit
the
refuse
vehicles
around
in
the
candy
deterning,
also
deliveries
with
the
whole
working
from
home
thing
and
lots
more
deliveries
and
amazon
and
home
shopping.
So
that
and
we've
got
the
circular
link
road
now
so
that
there
won't
be
dead
ends
and
caldi
sacks
where
there
would
be
congestion.
B
So
we
have
tried,
as
officers
tried
very
hard
to
get
to
this
point
and
biodiversity
that
to
get
a
net
gain
on
the
site,
yeah,
that's
controlled
by.
I
think
it's
condition
six.
So
there's
there's
no
reason
why
that
can't
be
achieved
and
that's
a
condition
on
the
outline.
So
they'd
have
to
submit
the
detail
to
discharge
condition.
B
Six
of
the
outline,
and
as
part
of
that
we
would
nature
conservation
and
ecology
offices
would
advise
and
assist,
and
and
and
do
that
calculation
with
the
metric
and
get
to
get
us
to
get
that
to
a
point
that
the
council
were
happy
with
and
in
terms
of
a
net
game
and
obviously
there's
the
local
group
wants
to
be
involved
with
that
as
well.
So
that's
something
that
the
council
could
encourage
and
I'm
not
entirely
sure
about
the
city-wide
miller,
stuff.
I've
dealt
with
the
grover
site
and
yeah.
E
Just
click
on
two
small
points
and
then
I
will
be
quite
a
productive
one.
Thank
you
in
terms
of
biodiversity,
a
number
of
applications
that
have
come
both
before
this
panel
and
south
and
west
recently
richard
marsh
has
come
along
with
a
table
explaining
what
the
biodiversity
gain
has
been,
what
the
number
of
units
are
etcetera,
etcetera.
E
This
doesn't
appear
to
be
here
now.
Is
there
a
reason
why
you've
not
been
able
to
get
that
brought
forward?
Because
those
of
us
who
are
on
the
climate
emergency
group,
we
are
being
advised
to
try
and
push
more
and
more
to
get
that
taken
in.
Although
these
policies
haven't
yet
been
approved,
we
have
been
advised
to
keep
pushing,
pushing
and
pushing,
and
that's
why
I'm
doing
that,
I'm
doing
the
job.
I've
been
asked
by
c
act
to
do
so.
E
That's
where
I'm
coming
from
on
that
one
and
then
the
other
one
you're
talking
about
in
terms
of
the
master
planning,
but
it
won't
take
away
from
the
need
for
bungalows
and
houses
to
downsize.
You
know,
if
you
stick
to
what
you've
got.
You
know
that
there
will
still
be
unmet
need
of
bungalows.
H
G
You
and
you'll
be
pleased
to
know
that
council
anderson
covered
a
number
of
my
my
questions,
so
the
issue
of
complaints
and
I'll
touch
on
it
in
comments
around
my
experience
with
grove
road
which
jenna
will
be
shared
I'll
touch
on
that,
then
the
housing
mix
has
been
covered.
G
I
would
like
some
more
comment
on
and
I
think
one
of
the
issues
is
I'm
struggling
to
say
I
have
enough
information
here
to
be
able
to
make
a
decision,
so
I'm
still
haven't
received
a
satisfactory
answer
about
how
the
green
space
will
be
accessed
and
actually
useful
to
people.
So
I'd
appreciate
some
clarification
on
that.
I'm
assuming
permitted
development
rights
will
apply
to
this
site
and
given
we,
a
number
of
us,
I
suspect,
have
concerns
about
density.
I'm
foreseeing
conservatories
sheds,
more
paraphernalia
extensions
and
think.
G
Well,
it's
only
going
to
get
denser
from
from
here.
So
if
you
could
confirm
that
and
then
in
terms
of
coming
back
to
the
demographics,
there
is
policies,
am
I
not
correct
that
say
we
should
be.
Development
should
be
meeting
the
changing
needs
of
an
aging
demographic
and
I'm
struggling
to
see
how
this
development,
as
it
is
now
does.
G
B
Yes,
I'll
just
take
your
point
about
the
the
green
space,
so
if
I
could
could
have
that
slide
with
the
it's
got,
the
purple,
it's
got
the
purple
or
pink
and
the
yellow
on
it.
Please
tell
me.
B
Yeah,
so
the
so
the
areas
f
h
and
I
would
be-
would
equate
to
11
337
square
meters
and,
as
part
of
the
outline,
they
were
required
to
deliver
10
320
square
meters
so
that,
even
if
you,
if
you
discount
the
yellow
bits
within
the
site,
because
they're
too
small
and
they
don't
function
they're
too
small-
to
be
considered
as
a
as
an
open
green
space.
B
And
you
you
take
the
the
bits
at
the
three
elements
at
the
bottom
there
and
that
that
does
comply
with
the
condition
on
the
outline
that
the
inspector
assessed
it
on
last
time.
So,
if
you,
the
the
bit
in
to
the
west
in
referred
to
as
g,
that's
an
additional,
that's
and
that's,
and
as
well
as
so
it'd,
be
difficult
to
say
that
this
scheme
is
not
delivering
on
its
open
space
provision
when
it's
it
meets
the
it
meets
the
requirement
and
there's
the
area
to
the
west
as
well.
G
B
Yeah
yeah
that
would
be
informal,
so
that
would
be
of
a
more
natural
typology.
We
have
following
shares
brief.
B
We
have
chatted
to
the
developer
and
talked
about
informal
footpaths
or
boulders
or
more
natural
type
to
to
open
that
up
and
to
have
it
as
a
informal
space,
but
to
have
something
that
that
would
be
not
formal
and
not
a
play
area
as
such,
but
some
sort
of
added
visual
interest
to
engage
with
the
community
and
you'd
even
see
you've
got
the
footpath,
so
you'd
come
down
the
footpath
and
you
could
venture
out
into
those
areas
that
would
be
the
wildflower
meadow
and
the
bulb
planting.
B
So
at
certain
times
of
the
year,
that
will
look
really
attractive
and
be
of
interest.
In
other
times
it
will
be
like
in
the
winter
it'll
be
more
open
and
there's
no
reason
why
you
couldn't
then
kick
a
ball
around
in
those
areas,
I'm
not
sure.
If
the
developers,
our
agent
has
anything
else
to
add
in
terms
of
their
that
space.
D
That's
going
to
say:
can
I
just
come
in
there
as
well?
If
that's
okay,
chair
and
just
on
that
point,
because
there
is,
there
is
a
comparable
scheme
which
counselor
anderson
will
be
aware
of,
and
yourself
are
aware
of,
as
well
at
at
cook
ridge,
where
we've
got
a
very
similar
mix
in
terms
of
a
housing
development
which
has
got
relatively
smaller
areas
of
more
formalized
immunity
areas.
D
In
my
mind,
in
terms
of,
we
are
quite
comfortably
over
the
the
requirement
from
the
outline
consent
in
terms
of
the
just
over
ten
thousand
square
meters,
and
indeed,
when
you
conclude
the
space
known
as
as
g
on
the
plan,
I
think
we
are
at
so
the
10
over
the
10
000
requirements.
We've
got
just
under
24
000
square
meters,
so
we're
over
double
when
we
take
that
into
account.
D
What
we
have
done
in
terms
of
the
coverage
scheme
is
that
we've
opened
those
spaces
up
with
more
formal
and
informal
footpaths
through
those
particularly
looking
at
the
the
multi-functionality
of
those
spaces,
and
I
take
fully
understand
and
appreciate
where
council
homes
was
coming
from
in
terms
of
he
was
saying
they
were
very
much
for
a
flood
purpose
and
shouldn't
serve
another
purpose.
But
that's
not
the
experience
at
cockroach
and
it
wouldn't
be
the
experience
in
my
view
here
either.
D
If
we're
looking
at
a
wider
biodiversity
function
in
terms
of
wildlife
or
wildflower
planting,
for
example,
we
could
have
information
boards
for
local
residents,
so
we
could
serve
an
educational
purpose
as
well
something
else
we
looked
at
cockroach.
So
I
think
it's
helpful
for
members,
perhaps
to
bear
in
mind
that
that
is
a
similar
situation
that
we've
got
at
the
cockroach
site,
and
here
we
could
use
the
similar
opportunities
that
gives
us
to
try
and
use
those
spaces
a
little
bit
more
creatively
for
multi-functional
purposes.
K
Yeah,
but
thanks
jeff,
I
was
just
going
to
confirm
that
we've
had
discussions
with
jenna
and
you
know
I
think
we
will
be
agreeable
to
informal
play
equipment.
You
know,
rocks
boulders
logs
and
so
on
and
informal
foot
pass
through
and
that
can
be
designed
up
as
part
of
the
landscape
works
that
are
conditioned.
A
For
me,
where
am
I
up
to
councillor
cohen?
Please.
F
Thanks
chair,
I
have
to
say
my
11
year
old
son
would
entirely
agree
with
you
about
the
informal
play
area.
Anything
you
can
jump
off
come
back
anyway.
I
went
off
peace.
I
I
could
you
just.
Why
is
it
that
the
affordables
are
only
two
bed
have
a
real
issue
when
we
create
affordables,
and
so
you
can
only
have
two,
but
really
it's
not
acceptable.
There
should
be
a
proper
mix
of
affordable
elected
members
across
the
city.
F
I
am
going
to
take
a
wild
stab
get
one
of
their
biggest
complaints
of
we've
got
two
bedrooms.
We
desperately
need
a
third
bedroom,
we're
oversized,
so
we're
overcrowded
and
we're
saying
no,
no
you've
got
to
leave
where
you've
set
down
your
routes
where
children
will
be
at
school.
It's
just
not
acceptable.
Why
on
earth
have
we
accepted
just
two
bedrooms?
For
me,
I'd
be
absolutely
more
than
anything
else
for
me
chair,
that's
a
deal
breaker.
A
B
It's
going
to
clarify
I've
got
six
three-bedroom
semi-detached
so
on
the.
A
B
B
Oh
no,
hang
on
that's
yeah.
Sorry,.
B
Yeah
13,
I
did
do
an
update
which
sorry
yeah
I've
lost
it
in
the
middle.
D
Sorry,
if
I
can
assist
chairs,
I've
got
the
figures
in
front
of
me,
so
so
the
breakdown
is,
that
is,
as
jenna
just
said,
actually
39
two
beds
and
six
three
beds
up
with
a
breakdown
of
the
affordable
housing.
But
I
think
I
certainly
take
counsellor
cohen's
point
in
terms
of
the
mix
and
that
we
would
normally
look
for
a
more
pro-rata
mix
of
units.
In
that
respect,
so
I
mean
certainly
something
that
members
feel
strongly
on.
We
can
take
back
and
have
a
discussion
with
the
developer.
G
Just
one
quick
one
chair,
I
wonder
if
it's
possible-
and
I'm
saying
this
from
a
current
experience-
and
I
suspect
many
members
will
have
some
sympathy.
We
with
our
sports
pictures
in
weatherby,
are
currently
unusable
and
hundreds
and
hundreds
of
people
have
to
have
their
events
cancelled
because
we
we
have
travelers
visiting
the
site.
If
we
don't
do
it
now,
it'll
have
to
be
done
at
some
point.
G
A
F
Just
to
pick
up
ryan's
point,
he
is
entirely
correct
on
that
basis.
We're
moving
towards
something.
But
it's
not
it's
still,
not
there.
It's
my
new
question,
but
I
don't
need
an
answer
this
minute.
I'll
pick
it
up
in
about
20
seconds.
C
Yes,
this
has
occurred
to
me
after
what's
been
said
about
two-bedroom,
affordable
housing
looking
at
the
front
elevation,
and
it
seems
to
me
that
there
is
quite
a
steep
slope
on
the
roof.
C
Would
you
consider
converting
these
two-bedroom
properties
to
a
three-bedroom
house
with
the
the
third
bedroom
being
on
a
a
on
a
second
floor,
I.e
within
the
roof?
It
seems
that
there
are
blank
gable
ends
to
the
walls.
The
window
could
quite
easily
be
in
the
side
wall
so
that
that
I
think,
would
be
helpful.
A
K
I
I
think,
that's
unlikely
the
the
affordable
housing
mix
we
have
has
been
agreed
with
the
registered
provider,
and
that
is
our
starting
point.
What
do
the
registers
providers
want?
What
do
they
recognize
as
the
need
in
the
area
and
it's
two
principally
two
beds,
but
also
three
beds,
and
that
offer
has
been
out
there
for
some
time?
It's
been
discussed
and
agreed
with
officers,
so
I
think
it's
unlikely
chair.
Thank
you.
D
My
question
is
around
aesthetics
that
is
obviously
mentioned
by
some
of
the
colleagues
in
terms
of
the
trees.
Did
you
mention
130
trees,
new
trees
that
were
proposed,
139
or
130
trees.
D
Yeah
but
I
would
be
really
interested
to
find
out
if
we
are,
you
know
you
know
about
the
proposed
development.
Are
we
losing
any
mature
trees
as
well,
because,
obviously
the
plans
are
such
that
you
know
you're
bound
to
lease
lose
some.
D
And
if,
if
these
trees,
that
we
are
planting,
they're
not
like
little
saplings,
either
they're
like
good-sized
trees,
for
them
to
for
them
to
have
the
the
chance
of
survival,
and
I
totally
echo
what
councillor
cohen's
just
said
about
the
affordable
housing
as
well.
Thank
you.
H
Yeah
sorry
chair,
it
was
just
I
can
recall
the
detail.
It
was,
I
think
it's
59
trees
to
come
out,
so
we
get
three
forms
replacement,
so
it
just
takes
us
up
just
shy
of
180
replacement
trees,
three
for
one
yeah
in
in
terms
of
the
actual
detail
of
those
those
trees.
H
We
haven't
got
to
that
that
discussion
as
as
yet
we're
only
looking
at
the
sort
of
the
structural
landscaping.
We
would
pick
that
up
through
a
planning
condition
attached
on
the
out
attached
to
the
outline
which
will
enable
us
to
look
at
the
nature
of
the
trees,
the
size
of
the
trees,
the
species
of
the
trees,
the
density
of
planting,
all
of
those
all
those
sort
of
matters
that
wasn't
sorry.
There
was
another
question
which
I
probably
don't.
A
D
A
Are
you
happy
with
that
jenna?
Can
we
proceed?
Okay.
I've
got
a
question.
If
I
may,
to
steve
barley,
please
steve:
could
the
design
of
these
houses
be
any
better
in
this
context,
do
you
think,
and
if
so,
how.
D
I
think
the
first
thing
is
mind
you
I
I
have
reflected
and
I'm
sure
the
applicants
will
say
it's
a
drawing
error
but
such
as
I'm
trying
to
find
the
right
page
for
them.
There
are
the
odd
house
here
that
show
oh
yeah.
The
pushkin
25
is
an
example.
D
We've
got
nice
heads
and
seals
on
the
fronts,
but
they're
missing
off
all
the
rest
of
the
elevation
and
I'm
sure
such
a
minor
thing
can
be
dealt
with
by
the
developer.
The
the
heads
and
sills
on
on
the
others
appear
on
some
the
rendered
ones.
I'm
sure
we
can
go
through
it
with
the
developer
conditioning
the
materials,
for
example
the
brick
colors
and
things
like
that.
I'm
sure
we
can
pick
him
up
and
as
you've
asked
for
images,
we
can
see
how
those
images
are
rendered
to
show
it
better.
D
A
F
Thank
you
very
much
chair
colleagues
will
know
it's
not
sound
bit
like
a
former
councillor,
peter
greene
colleagues
will
know
that
it
is
not
easy
to
get
a
neighborhood
plan.
F
The
process
with
officers
is
incredibly
difficult
before
they
will
sign
off
on
it
the
process
of
then
getting
residents
to
accept.
It
is
also
not
easy,
and
it's
that
reason
that
it
is
given
exceptional
weight,
and
I
say
that
chair
because
mr
newbury
said
there's
nothing
exceptional
well.
Actually
something
exceptional
has
happened
here
in
2018,
a
local
neighborhood
plan
came
into
effect
and
indeed
mppf
in
its
current
iteration
requires
us
to
give
that
overriding
weight.
F
It
is
the
ultimate
statement
of
what
the
local
community
want
in
terms
of
their
design,
and
it
would
seem
to
me,
having
listened
incredibly
carefully
to
the
developer,
that
in
terms
of
the
density
characteristic
of
this
area,
this
is
too
dense
and
I
would
urge
I
really
hope
we
will
tell
the
developer.
You
need
to
go
away
and
look
at
that
aspect.
Number
one
we're
actually
asked
today
to
approve
reserved
matters,
appearance,
landscaping
and
layout.
F
Well,
as
the
chair
has
quite
rightly
said,
we
actually
can't
do
that,
because
the
developer
has
failed
to
give
us
actual
visuals
of
what
the
appearance,
appearance
landscaping
actually
going
to
really
look
like
in
terms
of
we've
got
some
plans,
but
that
doesn't
allow
us
to
do
our
duty
as
planning
counsellors
today,
to
approve
something
because
we
can't
see
it.
F
We've
had
other
local
and
in
some
cases,
not
so
local
estates,
with
an
acceptance
that
they
might
sort
of.
Look
like
that,
but
certainly
I
don't
feel
we're
in
any
kind
of
position
today
to
to
approve
on
that
regard.
We
are,
though,
also
asked
to
look
at
the
scale
of
the
site,
because
that
is
one
of
the
reserved
matters
and
again
for
me,
the
scale
of
this
development,
particularly
taking
into
account
the
local
neighborhood
plan,
is
in
excess
of
what
we
ought
to
be
accepting.
F
This
development
is
not
sensitive
to
collingham's
heritage
and
history.
It
just
isn't
and
for
me
there
is
a
huge
amount
of
not
a
huge
amount
of
work.
There
is
a
piece
of
work
to
do.
Actually,
I
don't
think
it's
a
huge
amount
of
work.
I
don't
think
it's
helpful
if
I'm
honest
when
the
developer
says
we're
not
going
to
move
on
that
point.
Well,
we've
agreed
it
with
officers.
Well,
there's
a
reason:
it's
a
plans
panel,
it's
not
going
to
be
determined
by
officers.
F
Absolutely
there
needs
to
be
the
development
here.
It
is
a
site,
that's
where
the
principle
of
development
is
being
given
permission.
I
don't
think
anyone's
trying
to
recycle
from
that,
but
we
need
to
have
the
best
possible
development
on
every
site
that
comes
forward
in
this
city,
certainly
of
this
scale,
and
I
frankly
don't
care
where
it
is,
whether
it's
in
beeston
or
hunslet
or
collingham.
F
We
want
the
best
possible
development
for
every
resident
of
this
city,
and
this
doesn't
get
to
that
threshold.
It's
not
far.
It's
going
to
take
a
little
bit
more
work,
but
for
me,
there's
still
work
to
do
that.
Finally,
and
I
really
appreciate
the
indulgence
at
the
affordables-
is
a
real
issue
for
me:
six
three
bedroom
properties
out
of
45
isn't
enough.
F
G
G
My
instinct
is
no.
The
truth
is,
I
don't
think
we
have
enough
information
to
answer
the
question
because
we
can't
see
visually
what
the
design
and
layout
looks
like
what
the
materials
are
going
to
look
like
how
the
roof
escapes
are
going
to
be
what
the
street
scenes
will
be
like
how
people
will
actually
live
and
feel
as
they
they
move
among
it.
So
I
just
don't
feel
there's
enough
here
to
be
able
to
say
my
instinct.
G
Is
it's
not
there
and
there's
work
to
do,
but
how
can
we
answer
based
on
what
we've
got
in
front
of
us?
So
my
second
point
is:
I
have
a
strong
view
which
I'm
really
working
hard
on
my
own
ward
to
to
ensure
is
exercise
that
planning
should
be
done
with
the
community
not
to
it,
and
I
do
not
accept
that
two
parish
council
meetings,
two
and
a
half
to
three
years
ago
in
any
way
represents
any
kind
of
meaningful
engagement
with
the
community
on
this
application.
G
It
clearly
doesn't
and
I'm
disappointed
that
you
tried
to
pull
the
wool
over
our
eyes
on
that
one.
So
I
would
be
asking
that
the
developers
are
instructed
by
this
panel
to
go
back
and
properly
engage
with
the
community,
and
I
can
give
recent
examples
in
my
own
board
of
the
level
scheme
at
home,
the
homes
england
site
in
thorpe
arch,
similar
size
and
scale
similar
community,
similar
parts
of
the
city
very
controversial
site,
similar
sap
sites,
strong
arguments
against
once
it
got
to
the
reverse
reserve
mata
stage.
G
Despite
the
fact
it
took
a
lot
of
arm
twisting
and
the
threat
of
bringing
it
to
plans
panel,
the
developer
did
come
and
engage
with
the
community
did
resolve.
The
issues
did
work
with
the
parish
council
and
ultimately,
it
was
able
to
be
approved,
not
a
plans
panel,
but
under
delegated
powers
it
can
work.
G
It
gives
better
development
and
if
you
ask
the
developers
in
both
of
those
circumstances,
they
would
say
actually
they're
glad
they've
done
it
and
it's
better
for
them
they're
getting
better
development
at
the
end
of
it,
and
so
I
I
would
urge
that
we
we
ask
that
that
this
is
done
with
the
community,
not
to
it
and
the
key
points
for
me
that
need
to
be
addressed
in
addition
to
the
ones
that
councillor
cohen
has
mentioned.
We
need
to
see
what
the
design
is
going
to
be.
Like.
G
I
know
from
my
experience
with
miller
homes
in
boston's
bar
at
grove
road.
They
were
not
easy
to
work
with.
It
was
like
dragging
teeth
to
get
things
done
that
were
conditioned,
and
I
hope
that
we
reflect
on
those
things
and
make
sure
we're
really
robust
in
the
language
in
the
agreements.
The
density's
too
high
bungalows
across
the
city
are
crucial
and
on
this
site
it
has
to
happen.
They
have
to
find
a
way
to
make
it
work.
G
Councillor
nash
has
suggested
a
possible
way
of
dealing
with
that
by
actually
making
putting
some
three-story
properties.
I
think
that's
a
sensible
possibility
and
then
I
would
like
to
see
more
detail
of
how
the
green
space
can
be
made
accessible
and
usable
to
the
community.
E
Quick
because
I
I
endorse
everything's
being
said,
the
only
additional
comments
I'd
make
is
mr
platten,
the
reference
to
cooking
site
that
came
about
because
of
us
working
together.
Everybody
knows
how
awkward
I
am
ryan
and
I
worked
tirelessly
to
get
a
solution
to
that
and
we
did
at
the
end
of
the
day
so
much
so
that
I
asked
if
it
didn't
even
have
to
come
to
plans
panel
for
approval,
because
I
was
satisfied
that
everybody
had
done
everything
they
could
and
the
community
had
got
something
planning
conditions
a
lot
being
referred
today.
E
This
is
going
to
be
covered
by
planning
conditions.
Experience
tells
me
that's
the
most
painful
thing
in
trying
to
satisfy
the
planning
conditions
and
unless
we
maybe
get
a
bit
more
detail,
leaving
it
to
chance
that
the
planning
conditions
is
just
a
stage
too
far.
I'd
like
to
see
more.
So
on
that
basis,
I'd
like
to
move
that
we
just
defer
this
for
furthering
the
information.
F
Sorry,
chad,
I
wrote
something
great
big
capital
letters
and
I
got
so
carried
away.
I
didn't
say
it,
but
it
just
it
very
much
ties
in
actually
to
the
slides.
We
were
shown
something
the
officer
said,
and
indeed
one
of
the
issues
about
trying
to
reflect,
calling
them,
and
I
feel
ridiculous,
almost
saying
this
because
I'm
about
to
channel
my
inner
counselor
latte,
we
need
chip.
We
do.
We
need
chimneys
this
side.
F
A
May
I
just
comment
on
that
final
point:
you've
made
about
knowing
councillor
latte
as
you
do.
Actually
his
point
isn't
isn't
so
much
about
chimneys.
It
is
more
about
the
form
and
substance
of
the
roofline
and
chimneys
haven't
been
used
in
domestic
houses
for
quite
some
time
for
the
purposes
of
emitting
smoke.
So
perhaps
we
could
think
about
something
in
broader
terms,
but
I
totally
get
your
point.
C
Yes,
I've
served
on
plans
panels
for
quite
some
while
now
and
of
course
I
do
know
if
we
get
a
planning
application,
you
have
to
decide
on
what
is
in
front
of
you.
You
can't
say:
oh,
we
don't
want
this
four-bedroomed
house,
we
want
a
two-bedroom
bungalow.
Of
course
you
can't
do
that,
but
I
do
take
exception
to
an
outline
application
which
shows
that
bungalows,
which
raises
everybody's
expectation
that
bungalows
are
going
to
be
built
and
then
we're
told
oh
well,
although
it
was
a
in
the
plans
for
the
outline
permission.
C
That
was
not
a
condition
of
the
outline
permission.
I
don't
think
that
is
good
enough,
because
it's
it's
may
have
persuaded
the
inspector,
even
though
he
may
not
have
considered
bungalows.
Yes,
this
looks
like
a
nice
scheme
and
therefore
I
haven't
got
that
problem.
C
A
Well,
I've
had
a
proposal
and
a
seconder,
and
would
anybody
else
like
to
contribute
at
this
point
in
terms
of
what
you'd
like
to
see
coming
back?
Yes,
nicole
councillor
shah
thanks.
A
H
Yes,
thank
you,
chad,
the
things
that
I've
got
on
my
notes
for
further
negotiations
in
respect
of
the
layout
in
terms
of
density
and
housing
for
the
elderly,
particularly
in
respect
of
provision
of
bungalows,
more
illustrative
material,
including
cgi's,
and
maybe
more
information
in
respect
and
well
we'll
get
that
through
cgi's
to
help
members
better
understand
the
the
proposal
to
look
at
the
neighborhood
plan
and
whether
further
changes
can
be
made
to
reflect
the
the
local
character
and
as
part
of
that,
we
would
look
at
the
the
general
roof
scape
as
as
as
well
in
terms
of
public
open
space.
H
There's
information
in
terms
of
a
concept
plan
for
access
into
the
open
space,
how
it's
going
to
be
usable
and
also
in
respect
of
provision
for
informal
play
more
information
in
terms
of
affordable
housing.
Have
we
got
the
correct,
correct
mix
on
that
information?
Also,
sorry,
going
back
to
the
public
open
space
about
how
we
prevent
unauthorized
access
onto
that
space,
and
the
final
point
that
I've
got
noted
down
here
is
in
respect
of
engagement
with
the
with
the
local
community.
H
I'm
bound
to
ask
this
question
because
a
couple
of
members
have
mentioned
it
and
the
developer
will
no
doubt
would
have
pricked
up
their
ears
when
this
was
mentioned,
but
it
was
mentioned
a
couple
times
by
councillors
that
that
actually
managed
to
defer
and
delegate
as
it
were
once
they
got
ward
member
agreement
to
a
particular
scheme.
A
H
Rather
than
bringing
it
back
to
plans
panel
and
the
way
that
I
think
we
would
normally
work,
that
is
if
the
ward
members
contend
with
the
changes
that
have
been
made.
We'd
normally
discuss
that
with
the
chair
and
make
a
decision
whether
it's
to
come
back
to
plans
panel
or
not,
but
I
did
note
that
councillor
nash
has
also
asked
for
it
to
come
back
to
plans
panel.
So
I
just
like
some
clarity
on
that
point
from
them.
That's,
okay,.
A
C
I'm
quite
happy
if
world
members
are
satisfied
with
the
final
scheme
not
to
have
to
sit
here
for
two
and
a
half
hours
discussing
the
matter
again.
So
I'm
quite
happy
if
it
is
ward
member
approval,
there
was
just
one
further
point
that
a
consideration
be
made
to
increasing
the
size
of
the
affordable
housing.
F
Thanks
chad,
so
just
if
I,
if
I
may
miss
newbury,
I
think
that
the
point
around
the
affordables
wasn't
to
say
a
question
as
to
whether
it
was
the
right
mix.
I
think
our
view
myself
and
miss
cancer
almost
view
was
that
it
wasn't
the
right
mix
there
weren't
sufficient
three
beds.
F
So
I
would
like
that
slightly
stronger
with
respect
than
we're
asking
the
question.
I
think
the
view
of
this
panel
is
it's
not
a
sufficient
mix.
Thank
you.
G
Thank
you,
chad.
I
think
the
key
to
it
is
going
to
come
down
to
what
form
the
community
engagement
takes
like
counselor
nash.
I
have
no
issue
at
all
in
saying
we
defer
and
delegate
effectively
to
war
members
and
the
parish
council,
but
I've
fallen
foul
of
this
before,
where
there's
been
an
agreement
that
the
developers
to
go
away
and
consult,
but
that
consultation
doesn't
become
anything
meaningful.
So
I
don't
know
if
there's
a
way
we
can
capture
that.
Actually
there
needs
to
be.
G
What
we've
found
is
where
you
get
some
serious
design
workshops
where
you
have
the
planners,
the
community
board
members
parish,
council
developers
sat
around
the
table
and
try
and
thresh
out
the
issues.
That's
how
you
make
real
progress
with
it
and
frank
if
they,
if
the
developers
aren't
willing,
then
it's
going
to
come
back
here
anyway,
and
I
don't
think
we'd.
D
A
H
Yes,
thank
you
chair,
so
I
think
we're
in
a
position
that
members
are
defer
and
delegating
approval
of
the
application
subject
to
consultation
with
ward
members
with
ward
members
having
the
right
to
ask
the
application
to
come
back
to
plans
panel.
If
they're
not
satisfied,
and
we
will
look
at
more
illustrative
material
in
terms
of
and
cgi's
look
at
the
neighborhood
plan.
H
There's
a
further
changes
that
we
can
make
there,
including
runescape,
look
at
the
open
spaces
concept
plan
access
into
those
for
info
and
use
of
informal
play,
affordable
housing,
more
three
bed
units
proposals
to
prevent
unauthorized
access
to
public,
open
space,
engagement
with
local
community
and
we'll
pick
up
in
terms
of
the
more
three
beds
the
department
council
nash
has
raised
in
respect
to
increasing
high
to
the
affordable
housing.
Explore
that
as
an
option.