►
Description
No description was provided for this meeting.
If this is YOUR meeting, an easy way to fix this is to add a description to your video, wherever mtngs.io found it (probably YouTube).
A
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.
A
Could
I
remind
everyone
that
today's
meeting
is
being
live
streamed
on
the
city
council
youtube
channel
so
that
the
public
can
observe
the
meeting
without
needing
to
be
the
present
and
east
plans
panel
deals
with
applications
from
the
north,
east
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
So.
Could
I
now
invite
people
to
introduce
themselves?
I've
already
introduced
myself.
So
if
you
could
go
from
my
left,
please.
G
Good
afternoon,
everyone
counselor
goer.
K
K
A
Having
mastered
the
mic,
thank
you
back
to
the
agenda,
then
debbie.
Could
you
take
us
through
the
first
items,
one
to
five?
Please
thank
you,
chair
under
agenda
item
one.
There
are
no
appeals
against
refusal
of
inspection
of
documents.
Agenda
item
two:
there
are
no
items
which
require
the
exclusion
of
the
press
or
the
public
under
agenda
item
three.
There
are
no
late
items
of
business
that
I'm
aware
of
and
under
agenda
item
four,
could
I
ask
members
to
declare.
M
Yes,
thank
you
chair
on
item
eight,
as
per
my
register
of
interest,
I'm
a
member
of
weatherby
town
council
and
a
member
of
director
and
the
vice
chairman
of
better
weatherby,
but
I've
had
no
involvement
in
the
the
comments
that
either
those
organizations
have
made,
and
so
having
studied
the
the
code
carefully.
I'm
content
to
take
a
full
part
in
the
meeting
today.
J
Under
agenda
item
five,
no
apologies
have
been
received.
Thank
you,
chair.
A
Okay,
thank
you.
So
we
can
now
go
to
agenda
item
six,
which
is
the
minutes
of
the
last
meeting.
I
trust
everybody
has
them
in
front
of
you.
Could
I
take
matters
arising
and
accuracy
together?
Please,
as
we
go
through
the
minutes,
page
nine.
A
D
Right
at
the
top
of
page
13,
it's
a
previous
minute
about
one
of
the
members.
That's
the
fourth
line
down.
One
of
the
members
had
visited
the
site
on
her
own
and
therefore
voting
for
approval.
D
I
I
think
that
should
be
included,
because
the
influence
one
draws
is
that
I'd
seen
it,
but
I
still
voted
against
the
approval
yeah.
D
Could
I
just
take
this
opportunity?
The
the
panel
said
quite
rightly,
that
site
visits
were
an
important
part
of
the
process.
A
And
thank
you
for
clarifying
that
council
nation
and
just
to
augment
that
you
did
visit
with
offices
present
who
were
briefing
you
at
the
same
time.
So
you
had
the
same
experience:
okay,
we'll
move
on
with
the
minutes,
page
14,
which
is
the
final
page
anything
further.
Okay,
thank
you.
I
can
take
those
as
a
correct
record
which
brings
us
on
to
item
seven,
and
this
is
the
development
of
apartment
blocks
providing
371
dwellings.
Could
I
ask
david
please
to
do
the
presentation
on
this
one.
N
N
I
should
also
explain
that
the
pack
of
presentation
material
members
have
already
received
we've
actually
augmented,
that
with
a
few
more
photos
and
things
so
hopefully
it
will
make
it
a
little
bit
clearer
and
legible
in
in
terms
of
the
context.
Of
course,
this
is
as
an
application
for
a
development
of
371
units.
It's
a
obviously
a
very
large
scheme,
as
council
nash
is
referred
to.
This
is
a
site
which
has
been
to
plans
panel
before
came
to
plans
panel.
N
I
think
it
was
probably
in
well,
it
came
as
a
position
statement
and
as
for
determination,
the
determination
was
would
have
been
around
about
december
2016.,
and
that
was
for
a
smaller
scheme
than
we
have
before
us
now.
But
it
was
of
us
a
similar
sort
of
sort
of
ilk.
It
was
a
flatted
development.
N
I
think
it
was
split
into
five
or
six
distinct
blocks
and
they
were
around
about
six
stories
high
and
it
was
a
scheme
for
228
units
members
resolved
to
grant
planning
permission
for
that
scheme,
subject
to
the
prior
completion
of
the
section
106
agreement
that
section
106
agreement
never
got
signed
and
never
got
completed,
and
we
understand
that
was
for
reasons
of
viability.
N
N
So,
in
effect,
what
the
applicant
is
is
doing
now
is
coming
back
with
a
scheme
which
they
think
does
stack
up
financially,
but
it
is
a
much
bigger
scheme
than
the
scheme
that
we
saw
back
in
2015
2016.
N
And
this
issue
of
viability
really
goes
to
to
the
heart
of
the
context
of
this
particular
this
particular
site
and
the
development
of
this
site.
As
I
understand
it,
the
site
hasn't
been
in
beneficial
use,
say
for
a
car
repair
business
which
currently
occupies
a
small
building
or
a
small
part
of
the
site.
The
majority
of
the
site
hasn't
been
in
beneficial
use
since
the
1960s
and
slowly
over
that
passage
of
time
from
then
to
now,
it's
become
fairly
derelict
in
an
up
and
in
a
poor
state
of
repair.
N
So
it's
it's
that
element
about
the
cost
of
redeveloping
that
site
which
in
part
flows
from
the
condition
of
the
buildings,
but
it's
also
a
difficult
site
because
it
it's
a
sloping
site
and
because
this
site
is
located
in
the
conservation
area,
there
are
some
elements
within
the
conservation
area,
namely
the
boundary
wall
and
chimney
which
need
a
lot
of
investment.
But
I'll
come
again
onto
that
in
in
a
little
bit
more
detail.
N
N
N
There's
part
of
the
old
mill
building
with
the
chimney
behind
the
wall
chimney
and
the
mill
building
are
all
important
elements
within
the
conservation
area.
The
conservation
area
was
designated
because
of
the
industrial
heritage
and
the
importance
in
terms
of
this
site
in
this
area
to
the
story
of
the
in
the
history
of
industry.
In
leeds
now,
as
part
of
this
scheme,
there
is
a
another
building,
some
costumes,
which
are
also
considered
to
be
a
heritage
asset,
as
it
were
important
to
the
conservation
area.
N
It
does
also
retain
the
boundary
wall,
but
what
in
doing
so
and
retaining
the
boundary
wall,
it
removes
some
of
the
unsympathetic
additions
to
it,
have
taken
over
place
over
time
and
replace
those
in
the
main
with
with
with
railings
and
some
repair
work
to
the
wall.
N
So
this
is
the
junction
from
a
photo
from
the
junction
scott
hill,
scott
hall,
drive
and
bustling
thought
lane.
You
can
see
the
mill
building
the
chimney
there
and
the
wall
get
a
better
view
of
the
wall
there.
As
you
can
see
it's
a
substantial
wall.
I
think
it's
it's
it's
just
over
five
meters
tall
oops.
Sorry
here
we
go
back.
This
is
a
view
looking
from
west
to
east
along
bustling
thought.
N
N
N
This
is
a
view
from
the
southwest
looking
northeast
across
the
site
bustling.
This
is
where
we
visited
this
morning.
Busting
thought
green.
N
N
N
Then
we
have
block
b,
which
is
ten
stories
in
that
element.
Then
it
steps
down
from
nine
seven
and
six
stories
as
it
progresses
from
west
to
east.
Then
we
have
block
e,
which
is
six
story
element
there
block
c
at
the
bottom
end
of
the
site.
Remember
the
site,
slopes
down,
there's
a
drop
of
about
8.5
meters
from
buzzing
thought
lane
to
the
bottom
end
of
the
site.
That's
eight
stories
and
then
block
d
is
a
mixture
of
eight
and
seven
stories.
N
Two
access
points
of
vehicle
access
points
are
off
puzzling
thought
blame
at
the
eastern
and
western
end
as
the
site
and
car
parking.
The
majority
of
the
car
parking
is
provided
under
croft,
so
you
would
come
in
one
of
these
access
points
and
go
through
to
the
area
under
these
buildings,
where
the
majority
of
the
car
parking
is
provided.
There
is
some
surface
car
parking,
but
the
vast
majority
is
underneath.
N
N
N
It's
referring
to
the
removal
of
the
breeze
block
structures
and
they're
replaced
with
railings
that's
important.
Just
because
when
I
pointed
out
the
height
of
the
wall,
there
will
be
flats
which
are
it
varies
from
around
about
five
to
ten
meters
off
the
back
face
of
that
wall,
so
they'll
be
looking
out
into
the
back
of
that
wall.
N
As
you
go
up
each
floor
and
it's
done
in
done
in
a
lighter,
lighter
brick,
probably
all
should.
I
should
also
mention
that
on
the
top
floors
and
the
highest
bits
of
these
buildings
are
proposing
to
put
photovoltaic
panels
in
and
some
of
those
upper
areas,
for
example,
on
block
b,
there's
communal
immunity
space
on
some
of
these
areas
on
the
roofs
as
those
areas
too.
N
Now,
in
terms
of
the
scale
I
mentioned,
that
the
existing
building
is
around
about
12
meters
high,
when
you
scale
block
a
that
front,
elevation
is
28
meters
high.
So
you
can
see,
there's
there's
an
awful
big
jump
in
in
height,
and
we
do
have
some
images
later
on
for
members
which
will
some
cgi's,
which
show
give
an
impression
of
what
the
scheme
will
look
like
from
various
vantage
points.
N
So
hopefully
they'll
be
quite
helpful
and
here's
some
cross
sections
just
going
down
through
the
site
that
top
one
is
looking
from
the
western
bit
as
it
were,
a
bustling
thought
laying
down
across,
and
you
get
an
idea
of
sort
of
the
proximity
between
the
units
of
the
front
and
the
units
at
the
back
and
that
area.
If
you
remember,
the
site
layout
plan
is
where
the
the
access
road
runs
through
and
the
amenity
space
runs.
N
Is
there
too,
whilst
talking
about
immunity
space?
That's
one
of
the
issues
that
we're
asking
members
for
for
guidance
on.
What
I
would
say
is
that,
when
we're
looking
at
it
back
in
2015,
2015
6
members
came
to
the
view
that
there
were
limitations
in
terms
of
the
open
space
provision
in
terms
of
volume
and
in
terms
of
nature,
because
it
was
a
very
similar
layout
to
the
one
that
we
have
before
us.
N
But
it
was
just
a
compromise
that
needed
to
be
made
to
bring
the
to
bring
that
particular
development
forward.
And
the
other
thing
I
will
also
mention
here
is
that
we
see
the
proximity
of
the
blocks
together.
But
the
applicant
has
undertaken
a
sunlight
daylight
study,
and
that
comes
to
the
conclusion
that
the
public,
open
space
or
the
open
community
areas
that
are
created
will
receive
two
hours
of
daylight
for
89
percent
of
of
the
time,
and
only
well
on
the
21st
march
equinox,
when
the
bre
standard
is
calculated.
N
So
I've
expressed
that
really
badly,
but
basically
the
bre's
standard
says
for
immunity.
Space
to
be
should
have
at
least
two
hours
per
day
of
direct
direct
sunlight,
and
what
this
scheme
actually
does
is
it
sees
that
it
actually
delivers.
89.
N
And
this
is
just
a
floor
plan,
it's
it's
it's!
This
is
block
a,
but
it
just
shows
you
the
mix
of
units,
the
one
beds
and
the
two
bed
units
you've
got
a
three
bed
unit.
There
you
see
the
chimney
and
that's
the
upper
floor.
That's
still
subterranean
of
the
parking
and
there's
a
further
level
of
parking
below
that.
N
So
this
just
just
shows
where
the
the
four
points
are,
as
it
were,
where
they
were
taken
from
first
one
is
serbia
park,
yeah,
sorry,
servia
hill.
N
Now
what
the
applicants
has
actually
done
is
they've
done
a
comparison,
because
when
the
scheme
originally
came
in,
it
was
for
a
much
larger
development
and
during
the
course
of
negotiations
on
the
development,
the
applicant
has
reduced
the
scheme,
so
the
reduced
scheme
and
the
one
that
this
report
relates
to
appears
on
the
bottom
of
the
slides.
It's
the
bottom
image
of
the
slides,
the
the
top
slide
is
as
originally
submitted.
N
N
N
So
that
almost
concludes
the
the
presentation.
I
haven't
gone
into
too
much
detail
in
the
policy
aspects
and
proposals.
The
questions
that
we're
asking,
because
there's
a
lot
of
detail
in
the
report,
I
would
say
we
we
do
have
we've
got
simon
croft
here
from
the
district
valuers
office.
Viability
is
a
central
key
to
this.
This
particular
case.
It
has
two
implications.
N
Typically,
we're
looking
at
there's
parallels
here
to
remember
the
mounts
mary's
scheme.
Typically
developers
are
looking
for
a
15
to
20
profit
return
on
their
development.
Here,
the
developer
on
the
current
scheme
that
we
have
is
proposing
that
they
get
a
seven
percent
return.
N
So
there's
there's
a
there's:
a
big
drop,
a
big
drop
there,
so
viability
is
one
of
the
key
key
aspects
to
this
particular
case,
and
also
you
need
to
bear
in
mind
that
you
know
it's
obviously
a
difficult
site,
because
it's
it's
been
up
for
development
for
some
considerable
time.
N
We've
also
got,
as
you
know,
our
design
officers
stephen
valley
is
here
to
help
on
aspects
and
on
design
and
that
that
goes
obviously
to
the
the
conservation
areas
as
well.
Okay,
thank
you.
Chad.
A
Thank
you
very
much
indeed,
david
now
we've
got
mr
williams
and
mr
jennings,
who
are
going
to
speak
next.
If
you'd
like
to
come
forward,
please.
A
Thank
you
very
much
indeed
for
coming
this
afternoon
and
welcome
to
the
panel.
I
know
that
you've
been
many
times
before,
so
I
don't
need
to
explain
the
ropes.
I
think
you
even
know
how
the
mics
work
and
I
notice
your
time-
has
been
skillfully
divided
between
three
and
a
half
minutes
for
mr
williams,
and
I
believe
it's
30
seconds
for
mr
jennings,
in
your
own
time
and
when
you're
ready.
C
That's
it
thanks,
chair
and
good
afternoon
members,
and
thanks
for
the
opportunity
to
talk
to
you
about
this
scheme.
I
will
be
very
brief.
Before
handing
over
to
my
colleague,
I've
been
involved
with
this
developer
for
a
number
of
years
now
working
on
the
scheme
and
bringing
forward
what
we
believe
will
be
an
acceptable
use
for
a
brownfield
size
which
has
lane
fallow.
C
For
many
decades,
we
have
carried
out
extensive
engagement
and
consultation
with
key
stakeholders,
including
hosting
a
public
exhibition
for
the
local
community
and
those
conversations,
and
that
engagement
together
with
conversations
with
the
planning
team,
have
helped
us
inform
and
improve
and
change,
as
you've
heard
just
a
little
while
ago
change
the
scheme,
and
we
believe
that
is
in
a
position
now,
which
members
hopefully
will
find
acceptable
to
enable
us
to
bring
forward
a
use
for
the
brownfield
size
in
what
I
believe
is
a
very
interesting
part
of
part
of
the
city.
C
O
Thanks
gerald
good
afternoon
councillors,
as
you've
heard
and
seen
for
yourselves
this
morning,
the
former
hilltop
works
a
largely
derelict
brownfield
site.
It's
allocated
in
the
site
allocations
plan
for
residential
development,
as
you'll
have
seen
this
morning,
the
majority
of
the
site
and
its
buildings
are
in
a
very
run-down
and
powerless
condition,
having
been
largely
disused
and
neglected
now
for
in
excess
of
50
years.
O
Redevelopment
of
the
site
therefore
offers
a
significant,
significant
opportunity
to
enhance
and
regenerate
this
under
utilized
site
for
the
considerable
benefits
of
both
the
wider
area
and
the
conservation
area
itself.
As
noted
in
your
offices,
report
helping
to
meet
housing
needs
in
a
highly
sustainable
location
without
resort
to
greenfield
or
greenbelt
sites
elsewhere,
given
the
constraints
of
the
site,
notably
its
topography
and
its
location
with
us
within
a
sustainable
location
where
a
higher
density
of
development
can
be
supported.
A
scheme
comprising
entirely
of
apartments
is
considered
appropriate
in
line
with
the
previously
supported
proposals.
O
O
It's
understood
that
the
123
I
think
square
meters
referred
to
in
the
officers
report
may
only
acknowledge
that
what
we've
proposed
to
children's
play
area,
but
there
will
also
be
areas
of
informal,
open
space,
terrorist
and
landscape
to
ensure
that
they're,
usable
and
attractive
space
and
we've
we've
come
to
a
total
of
in
excess
of
4
000
square
meters
on
that,
in
addition
to
the
communal
roof
terrace
areas
totaling
over
a
thousand
square
meters.
O
O
The
proposed
development
will
also
incorporate
sustainable
design
features
at
its
core.
With
a
fabric-first
approach
to
minimizing
energy
use
and
carbon
emissions,
it
will
include
100
passive
provision
for
ev
charging,
and
the
developer
is
very
happy
to
commit
to
ensuring
the
centralized
heating
and
power
system
would
be
future
proof
for
connection
to
a
district
heating
network
in
the
future.
Should
the
opportunity
arise.
Regrettably,
it's
not
feasible
to
do
so
from
the
outset,
given
the
nearest
existing
network
is
in
excess
of
a
kilometer
away.
O
Turn
is
the
heritage
constraints
that
you'll
have
heard.
It's
acknowledged.
This
is
a
historically
interesting
and
sensitive
site,
and
significant
efforts
have
therefore
been
made
to
retain
and
enhance
the
most
important
heritage
features
and
to
incorporate
the
industrial
heritage
of
the
site
within
the
architecture
of
the
proposed
development.
O
Detailed
assessments
of
the
significance,
condition
and
structural
integrity
of
all
the
existing
buildings
on
site
were
carried
out
and
submitted
the
application.
The
most
notable
features
identified
are
to
be
retained,
repaired
and
enhanced
for
future
posterity,
namely
the
boundary
wall
which
runs
along
the
passing
thought
lane
frontage
and
forms
a
prominent
and
characteristic
feature
of
the
conservation
area
which
to
be
retained
as
its
full
height
at
5.6
metres.
It
had
previously
been
proposed,
it
would
be
reduced
to
2.3
meters.
O
The
chimney
will
be
repaired
and
restored
to
its
original
height
to
remain
a
distinctive,
landmark
feature
of
the
site.
O
As
noted
in
your
office's
report
and
discussed
in
the
presentation,
a
key
pastor
heritage
assessment
is
in
considering
the
optimum,
viable
use
of
the
site.
The
allocation
of
the
site
for
residential
redevelopment
establishes
that
use
the
residential
use
its
optimum
use.
There
are
significant
constraints
and
costs
to
achieving
this,
most,
notably
in
terms
of
the
demolition
and
remediation
necessary
on
a
brownfield
site,
the
challenging
topography
of
the
site,
the
investment
in
heritage
assets,
I've
mentioned,
and
the
section
106
contributions
which
are
substantial.
O
The
scheme
has
been
substantially
reduced
in
size
since
its
original
submission
to
address
issues
raised
by
officers
to
the
quantum
of
development.
It's
clear
from
both
our
own
assessment
and
the
independent
review.
The
dv
has
undertaken
that
the
scheme
is
now
the
breaking
point
in
terms
of
viability,
to
deliver
a
scheme
to
regenerate
this
site
and
realize
its
wider
community
benefits.
A
You
very
much
indeed
thank
you,
okay,
so
this
is
a
position
statement
and
we
do
have
some
questions
that
we
need
to
focus
on
at
the
end
of
our
debate.
A
M
Yeah,
thank
you.
Chad,
I'd
really
like
to
start
with
looking
at
viability
because
understanding
that
is
really
the
key
to
I
mean
it's
been
sat
for
a
long
time.
Getting
some
development
on
on
the
site
seems
absolutely
sensible
and
then
trying
to
make
it.
The
best
it
can
be
is
the
objective.
But
for
me
the
scale
of
it,
the
messing
and
design
makes
me
uncomfortable,
but
before
I
start
going
delving
into
that,
I'd
really
like
to
understand
the
viability
issues,
because
that
come.
M
If
the
choice
is
getting
nothing
at
all,
then
we
have
to
start
looking
at
it
differently.
So
I'd
really
like
to
understand
what,
where
the
viability
issues
are
and
why
it
has
to
be
a
big
mass
of
a
scheme
like
that,
why
there
can't
be
a
mix
of
some
and
there's
no
four
and
five
bedroom
houses
traditionally
on
the
sidelines.
You'd
see
that
would
be
some
of
the
the
balancing
to
help
it
be
a
more
viable
scheme
that
you
put
some
some
higher
value
homes
on,
which
means
you
don't
need
the
same
density.
M
So
I'd
just
like
some
some
help
from
the
gentleman
and
also
from
the
district
value
to
understand
these
issues
before,
because
I
don't
think
we
can
get
into
the
rest
of
it
until
we've
got
our
okay.
A
Can
I
then
first
of
all
ask
simon
to
comment
and
then
we'll
move
to
the
developer's
perspective
on
this
so
simon,
if
you
could
give
us
the
an
explanation,
please.
L
From
the
district
values
point
of
view,
we
have
analyzed
the
scheme
for
371
units.
It's
not
generally
our
role
to
suggest
what
needs
to
be
built
on
a
site.
We
simply
analyze,
what's
put
in
front
of
us.
So
when
we
analyze
that
effectively
what
we
do
is
we
establish
the
gross
development
value,
what
these
units
will
be
sold
for,
we
deduct
the
bill,
costs
the
associated
professional
fees,
interest
and
developers
profit
to
give
it
as
a
residual
value
and
that's
residual
value.
L
A
Thanks
simon,
does
anybody
want
to
go
back
to
simon
before
I
invite
the
speakers
to
answer
that
question
as
well?
Okay,
I
thought
it
was
perhaps
a
little
important
than
tough
for
me
to
ask,
but
as
it's
come
up,
I'm
interested
to
know
why
you
feel
this
scheme
is
that
you're
prepared
to
accept
seven
percent
profit,
that
that
was
an
area
that
interested
me.
It
is
a
challenging
scheme,
but
if
you
could
focus
on
the
questions
that
council
alum
has
raised,
please.
O
Yes,
certainly
so
the
I
guess,
the
the
approach,
the
viability
question
is
different
to
the
viability
questions
that
you
often
see
is
it's
often
used
to
argue
or
justify
a
below
policy
compliant
level
of
provision.
In
this
instance,
we
we
set
out
really
to
demonstrate
the
the
point
at
which
the
quantum
of
development
is
sufficient
to
make
make
the
scheme
viable
to
develop.
O
For
that
reason,
we
looked
at
four
different
scenarios.
One
was
the
the
scheme
that
we
initially
submitted,
which
is
449
units.
O
The
second
was
the
scheme
that
you
see
before
you
say:
371
units
we
looked
at
a
notional
scheme
that
took
it
down
to
350
units
to
sort
of
test,
the
tolerance
and
how
that
impacted
on
the
on
the
viability
of
scheme,
and
we
also
looked
at
a
scheme
again,
a
notional
scheme
that
was
designed
whereby
the
existing
mill
buildings
could
be
retained,
the
mill
buildings
and
the
former
cottages
could
be
retained,
and
that
was
at
about
200
units.
I
can't
remember
the
exact
number
off
top
head.
O
Both
of
those
latter
schemes
fell
below
the
viability,
viability
line.
We
see
this
scheme
at
371
units
really
at
the
as
a
as
I
said
earlier,
the
sort
of
breaking
point
of
where
it
can
be
viable
to
to
develop
this
site,
and
so
that
was
that
was
the
purpose
of
presenting
those
four
different
scenarios
to
see
that
it's
been
considered
in
different
ways.
The
other
thing
you
mentioned
was
the
sort
of
larger
larger
houses.
O
Gerald
may
have
a
a
more
detailed
view
on
that,
but
I
think
that
the
the
difficulty
with
larger
houses
within
a
within
a
scheme
of
this
nature
would
be
the
location.
The
desirability
of
them
in
this
location,
to
our
mind,
is
a
far
more
appropriate
site
for
a
apartment,
a
primarily
apartment
scheme.
C
Thanks
seth
yeah,
I
think
you're
absolutely
right
councillor
to
to
question
the
viability
issue
because
it
does
go
to
the
heart
of
it,
which
is
what
mr
newbury
was
referring
to
earlier
on,
and
I
guess
from
my
experience
I
I
wouldn't
disagree
with
the
the
the
view
that
15
to
20
is
a
normal
developer's
expectation.
C
I
think
this
site
is
different
and
I
think
the
the
the
approach
the
developer
has
brought
to
this
size
and
to
leads
is
is
a
different
one.
We
have
challenged
internally
ourselves
as
to
why
something
sub
10
would
be
acceptable,
and
when
I
first
started
working
on
the
scheme
with
the
team,
we
did
look
at
how
we
could.
What,
in
the
in
the
jargon,
is
called
value
engineer,
I
suppose,
and
one
of
those
aspects
was
well,
do
we
need
to
retain
all
the
heritage
assets.
C
C
The
developers
chosen
not
to
do
that
so
apart,
rather
than
the
chimney
being
taken
down
and
losing
that
historic
asset
together
with
the
the
wall
has
cost
in
the
order
of
an
extra
million
pounds
on
the
budget.
But
the
developer
is
committed
to
doing
that.
I
think
the
site
is
a
challenging
one
and
and
it
could
be
viewed
as
a
challenging
part
of
the
city
as
well.
The
developer
I
know
has,
is
able
to
and
and
has
explored
different
funding
mechanisms
than
perhaps
would
be
normal.
C
The
way
they
the
the
company
can
be
funded
and
they
can
access
finance,
isn't
necessarily
the
standard
approach,
so
there
is
an
ability
there
to
be
rather
innovative
from
the
developer's
point
of
view.
And
finally,
I
suppose,
yes,
it
is
absolutely
at
the
threshold
of
acceptability,
but
it
is
the
scheme.
C
The
developer
is
committed
to
to
bring
forward
to
hear
members
views,
and
I
think,
as
I
said
in
my
introduction
council,
it
is
a
balance
between
the
ability
to
bring
forward
a
a
site
and
deliver
much
needed
housing
for
the
city
in
in
a
location
which
I
believe
requires
it,
because
it
could
be
viewed
to
be
a
pioneering
part
of
of
the
city
and
without
this
scheme
at
this
level
of
viability,
which
I
hope
is
acceptable.
C
I
honestly
don't
believe
this
site
will
be
brought
forward
for
development,
probably
for
decades
ahead,
because
we've
not
seen
anything
for
the
last
50
years
on
this
site.
M
No,
I
I'm
I'll
listen
to
the
rest
of
the
I'm.
I'm
not
100
satisfied,
but
I,
but
I
take
take
the
points
on
boards.
A
So
I've
got
both
the
council
anderson
on
council
and
nash.
I
think
council
and
nashville.
You
are
on
this
same
subject
that
we're
discussing
it
was
your
contribution
to
do
with
the
viability
question
or
was
it
a
difference,
yeah
so
councillor
anderson?
Would
you
mind
if
I
take
councillor
nationally
for
you,
councillor,
nash,.
D
D
But
clearly,
if
you
are
building
blocks
of
flats,
the
outlay
is
going
to
be
greater,
and
I
just
wonder
if
you
have
considered
instead
of
flats,
you
had
an
estate
of
townhouses,
which
would
be
presumably
cheaper
to
build
high
density,
but
a
much
much
more
demand
than
flats
in
what
is
not
really
the
city
center
is
it's
off
center,
and
you
may
well
be
surprised
that
the
attractiveness
as
far
as
the
the
take-up
is
not
as
good
as
as
it
would
be
if
it
were
the
city
center.
O
We
haven't
in
detail
in
the
detail:
viability,
assessments
at
a
high
level
in
terms
of
feasibility
of
a
scheme
of
that
nature
we
have
and-
and
as
I
say,
that's
that
certainly
steered
us
towards
a
100
apartment
scheme
as
the
most
appropriate
solution
for
the
site.
O
The
the
the
challenging
topography,
the
the
need
to
remediate
a
significant
proportion
of
the
site,
all
points
toward
towards
that
in
the
in
the
first
instance
anyway,
and
and
the
as
I
say
that,
although,
although
not
a
detailed
viability
assessment
in
the
same
way
as
we've
done
for
the
four
different
scenarios,
the
high
level
feasibility
of
that
points
towards
that
not
being
via
a
viable
option
for
the
site
as
well.
D
Well,
I'm
I'm
just
surprised,
because
the
cost
of
of
building
flats
is
extremely
high
and
it's
his
reliant
on
many
of
them
and
a
bigger
uptake
of
them.
J
Okay,
right
in
terms
of
the
housing
mix
and
paragraph
41,
can
you
justify
to
me
why
you've
not
gone
for
three
bed
flats,
never
mind
houses.
Why
you've
not
gone
for
three
beds?
That's
because,
certainly
if
councilor
brooks
was
here,
she
would
certainly
be
arguing
for
the
need
for
more
three-bedroom
flats.
Irrespective
of
whether
her
houses
are
flat.
She
would
certainly
be
arguing
for
it
in
terms
of
viability.
J
Would
you
consider
signing
a
condition
or
an
agreement
that
if
you
actually
find
out
that
it's
even
more
viable
than
you
first
thought
that
you'd
be
willing
to
share
the
proceeds
with
the
council
on
some
arrangement?
If
you
actually
are
more
successful,
there
was
mention
that
there
were
going
to
be
photovoltaic
cells.
Now.
Is
that
so
that
the
residents
can
benefit
from
free
electricity?
J
Or
is
this
part
of
you're
going
to
be
getting
some
income
because
you're
putting
it
back
into
the
grid
debt?
Zero?
Yes,
you've
nodded
in
the
direction
of
potentially
going
in
with
the
district
heating.
But
if
that
wasn't
to
proceed,
how
can,
and
by
the
time
you
build
all
of
these
houses
we'll
be
getting
close
to
2025?
Never
mind
so
how
are
we
going
to?
How
are
you
going
to
be
sure
that
these
people
who
are
in
there
are
going
to
have
affordable
energy
and
heating
costs?
J
What
you're
going
to
put
in
there
to
do
that,
because
that's
particular
problems
now
in
terms
of
waika,
have
you
thought
about
housing,
some
e-bikes
there,
because
normally
you've,
not
it's
not
down
in
your
section
106.
one
of
the
things
usually
you've
got
to
you've
got
to
give
free
bus
passes.
Well
personally,
I
don't
think
the
three
bus
passes
are
of
much
use
and
it
might
be
better
to
have
e-bikes
to
get
people
moving
in
and
out.
J
You
said
that
you've
got
some
play
areas
but
who's
going
to
play
in
the
play
areas,
because
you've
only
got
one
in
two-bedroom
houses.
There's
not
many
families
living
in
one
and
two
bedroom
houses
unless
you're
expecting
them
to
be
single
parents,
of
course,
maybe
that's
their
market
that
you're
going
to,
but
if
it's
families
you're
after
there's
not
much
family
housing.
So
I
welcome
a
play
area.
J
E
O
Yeah
I'll
try
and
get
through
some
of
them
anyway.
The
three
pair
of
flats
question:
we
are
providing
some
three
bed
flats,
so
there's
there's
there
are
some
included.
What
do
you
want?
Sorry.
O
Yes,
I
think
I
think
that's
right,
41.
and
and
also
some
the
of
the
two
bed
units
there
will
be
two
bed,
four
persons,
so
larger
two
bed
units
as
it
were
clearly
the
the
number
of
three
bed
flats,
the
the
additional
floor
space
required
for
them
does
feed
into
the
the
viability
equation
as
well
the
question
on
viability
and
a
sort
of
clawback
mechanism.
O
I
mean
the
scheme
that
we're
presenting
wouldn't
be
wouldn't
be
selling
short
on
on
on
affordable,
we're,
proposing
the
full
policy
compliant
level
of
affordable
housing
at
seven
percent.
So
I
don't
suppose
there
would
be
any
objection
to
a
sort
of
clawback
mechanism,
but
I
I
don't
know
what
would
be
sort
to
claw
back
if
you
certainly
mean
so.
O
No
objection
in
principle,
the
the
the
the
pv
sales
and
the
district
heating
question
are
sort
of
tied
up
in
the
in
the
same
thing,
to
an
extent
with
we're
looking
at
a
centralized
heating
and
power
solution
for
the
entire
site,
so
that
that
will
be
that
will
serve
the
entire
development.
The
pv
cells
would
connect
into
into
that
system
too.
O
That
is
what
enables
the
future
proofing
of
the
of
connection
to
a
district
heating
network
as
well,
and,
and
it
also
provides
the
means
of
heat
and
power
for
for
future
residents.
E-Bikes,
I
have
to
confess,
is
not
something
we'd
consider,
but
it
sounds
a
very
sensible
solution.
I
tend
to
agree
on
the
bus
passes,
point
of
point
of
view
we're
looking
to
make
provision,
obviously,
as
I
said
in
for
for
the
eevee
electric
vehicle
charging,
so
there's
no,
no
reason
that
bike
charging
couldn't
be
incorporated
within
that
as
well.
O
We've
we've
set
out
plenty
of
space
for
for
bike
storage
as
well,
so
it
can
be
incorporated.
I
would
suggest
readily
within
that.
The
play
area
question
was
something
that
actually
came
out
of
the
public
consultation
from
the
local
community
to
suggest
that
there
would
be
a
well.
It
was
suggested
that
there
should
be
something
delivered
within
this
site
for
for
that
purpose,
as
a
children's
play
area
provided
for
that
purpose,.
O
And
and
sorry
on,
your
on
your
questions
from
the
historic
england
and
the
civic
trust,
I
think,
they're.
Their
comments
are
obviously
focusing
on
the
the
heritage
assets
of
the
site,
which
we've
discussed
in
brief.
O
Already
that
there's
essentially,
I
guess
four
as
a
as
it's
seen,
four
elements
to
that:
the
chimney
which
we're
looking
to
retain
and
and
restore
and
maintain
the
front
front
boundary
wall
which
again,
we
are
looking
to
retain
and
repair
and
provide
a
sort
of
long-term
purpose
and
maintenance
for
the
two
elements
it's
not
considered
viable
to
retain
on
site
would
be
the
the
mill
building
itself,
which
is,
as
you'll
have
seen
this
morning,
is
a
in
a
very
poor
state
of
repair,
so
significant
cost
to
restore
that
and
reuse
it
in
its
current
form.
O
Certainly
that's
also
I
mean
it
has
a
big
footprint,
so
it
takes
up
a
lot
of
the
site,
so
it
does
limit
what
could
be
done
on
site
if
that
was
to
be
retained
and
the
former
cottages
latterly
site
offices,
basically
which
stand
on
the
corner
of
the
site.
No,
they
they
would.
O
They
would
restrict
the
access
point
in
any
event,
so
a
sort
of
visibility,
issue
and
they're
also
I
mean
fallen
down.
If
essentially
so
again,
there
is
a
that
they're
significantly
sort
of
derelict
and
would
require
additional
investment
in
order
to
repair
and
retain
those
within
within
any
scheme.
O
O
Significance
consideration
as
to
identify
those
ones
that
have
the
most
significance
and
clearly
the
the
boundary
wall
is
a
very
distinctive
feature
of
the
street
scene
of
the
busting
thought
lane
street
scene
and
makes
a
very
significant
contribution
to
the
bustling
thought,
lane
conservation
area
and,
and
likewise
the
chimney
is
a
visible
feature
over
a
greater
distance.
It
is
a
sort
of
landmark
feature
as
it
were,
and
so
retaining
restoring
and
well
restoring
to
its
original
height.
O
It's
a
truncated,
half
sort
of
fallen
down
chimney
at
the
moment,
but
to
restore
that
to
its
original
height,
restore
some
of
the
the
landmark
quality
of
that
of
that
particular
asset.
So
that
was
the
rationale
behind
focusing
on
those
two
particular
heritage
assets.
N
Yes,
thank
you,
chad.
Just
on
the
point
on
the
heritage,
england
consultation,
we
haven't
actually
consulted
with
them
as
yet
we're
waiting
for
the
outcome
of
this
meeting
on
the
viability
issue.
So
it
may
be,
I
think
they
they
may
be
yeah.
They
withdraw
it
or
submit
modified
com
comments,
but
we're
going
to
wait
and
see
how
the
scheme
evolves.
N
Following
following
this
meeting
before
we
carry
out
any
further
further
consultations.
Just
on
the
aspects
of
the
clawback
clause
as
well,
there
might
be
a
discussion
that
we
have
there.
It's
very
helpful
to
have
the
confirmation
from
the
applicant
they're
going
to
deliver
full,
affordable
housing
contribution.
N
There
is
an
issue
as,
as
you
can
see,
there's
a
question
between
us
in
terms
of
how
much
green
space
they're
actually
providing
on
site
our
view
at
the
present
time,
as
officers
is
that
the
scheme
that
they're
presenting
isn't
really
producing
any
publicly
accessible,
green
space,
save
for
the
children's
play
area.
That's
partly
a
product
of
the
nature
of
the
site
that
to
develop
the
site,
you
have
the
units
at
the
front.
N
N
It's
so
to
our
mind,
it
serves
more
as
a
amenity
space
for
the
for
the
occupants
of
the
of
the
proposed
flats,
but
there's
an
ongoing
discussion
that
we
need
to
have
in
that
respect,
but
that
might
mean
that
there'd
be
a
discussion
around
about
whether
there's
going
to
be
or
what
the
extent
that
any
green
space
contribution
would
be
and
therefore
a
viability
review
might
kick
in
as
part
of
as
part
of
that,.
O
Yes,
we
we,
we
will
take
advice
or
have
taken.
Architects,
have
taken
some
advice
on
the
on
the
it
would
be
a
equipped
children's
play
area.
I
think
there's
an
opportunity
around
that
to
develop
a
play
area
that
has
that
has
some
reference
to
the
heritage
of
the
site.
The
industrial
heritage
of
the
heritage
of
the
site
would
be
a
nice
thing
to
do
with
that,
rather
than
just
a
sort
of
bog
standard
set
of
player
equipment,
it
would
be
a
nice
feature
to
reference
that.
O
That
was
actually
yes,
it
very
much
what
we'd
have
in
mind.
It
was
with
a
lean
towards
the
the
industrial
heritage.
Try
and
trying
to
involve
all
of
that.
Certainly.
I
Thank
you
chap
my
list's
considerably
shorter
than
council
and
it
covers
three
three
areas,
but
first
of
all
this
play
area
I
might
have
missed
it,
but
where,
on
the
drawings,
is
it
proposed
to
be.
O
It
is
it
sent
it
centrally
within
the
sort
of
central
courtyard,
if
you
like,
I'm
sure
you'll
be
able
to
highlight
it.
If
the.
I
I
Well,
that
leads
quite
nicely
into
my
next
question,
which
is
going
to
be
the
provision
of
immunity
space
who,
who
is
it
for?
Is
it
and
positionally
it's
for
the
residents
of
this
development
or
is
it
for
the
wider
community
as
well
and
and
if,
if
it
is,
if
it's
the
former,
then
how
do
you
consider
this
will
be
an
asset
to
the
local
community
in
terms
of
immunity?
More
broadly.
C
Thanks
yeah,
I
think
it
can
go
beyond
serving
the
the
residents
that
will
live
in
the
the
apartment
it
can
serve.
The
wider
community
and,
interestingly,
one
of
the
organizations
we
consulted
with
at
the
early
stages,
was
meanwood
valley,
urban
farm,
which
isn't
too
far
away
and
seeing
how
we
could
engage
with
them
and
create
connectivity
between
the
people
who
go
to
meanwood
valley
urban
farm
and
can
walk
to
this
part
of
leeds
which
isn't
too
far
away.
Actually,
so
we
don't
envisage
this
to
be
an
enclosed
or
even
gated
community.
C
O
And
I
would
just
add
to
that.
As
I
mentioned,
the
the
play
space
came
out
of
the
public
consultation.
O
It
was
something
that
the
local
residents
suggested
and
we've
taken
on
board
and
likewise
the
the
we're
proposing
a
sort
of
community
facility
as
well
the
community
space
indoor
space
and
that
likewise
came
out
of
the
public
consultation
that
we
held
in
a
a
local
pub,
because
there
wasn't
a
suitable
community
facility
in
in
in
the
area
and
so
having
both
of
those
the
children's
play
and
the
and
a
community
building.
O
I
So
in
your
opening
summary
earlier,
you
made
reference
to
a
thousand
square
meters
of
communal
space.
Now
I
I
I
guess
others
would
have
interpreted
that
as
communal
space
for
residents.
So
are
you
saying
it's
actually
going
to
be
a
separately
managed
community
center
that
people
could
book
and.
O
So
sorry,
there's
there's
three
different
bits
to
that:
there's
the
the
community,
the
the
internal
there's,
a
multi-purpose
community
space,
which
is
within
the
building
and
within
block
b.
I
don't
have
this
square
footage
to
hand.
Unfortunately
I
don't
know
if
I
can.
I
can
confirm
that,
but
and
that
would
be
seen
as
a
community
facility
yeah
to
be
to
be
used
by
the
local,
not
only
the
residents,
the
development,
the
local
area
there
would
be.
O
We
have
calculated
the
amount
of
green
space
and
open
space
around
the
buildings
at
4
thousand
square
meters,
just
over
which
again
could
can
all
be
publicly
accessible.
It's
all
around
the
the
footprint
of
the
buildings
that
includes
the
children's
play
area,
within
that
the
thousand
square
meters
was
referring
to
the
roof
terrace
spaces,
which
would
clearly
be
a
bit
more
private,
albeit
communal
access
among
the
among
the
residents.
I
Okay,
thank
you.
I
think
that
that
was
my
reservation.
I
I
wouldn't
want
to
be
fooled
into
thinking
that
that
thousand
square
meters
would
be
a
miniature
space
for
the
broader
community
when
it's
effectively
just
for
those
who
can
afford
to
buy
buy
here.
I-
and
that
leads
me
through
to
design
elements,
because
it
might
be
a
personal
view,
but
this
doesn't
look
particularly
welcoming
to
me,
and
I
I
think,
you're
probably
constrained
by
the
civic
trusts
desire
to
retain
that
wall.
I
But
as
I
look
at
that,
I'm
I'm
reminded
of
the
hit
bbc
one
sitcom
porridge,
as
I
look
at
that,
and
I'm
not
sure
if
I
had
a
young
family
I'd,
be
looking
at
this
large
imposing
wall
with
with
a
big
building
behind,
and
I
think
that's
somewhere
where
I'm
going
to
take
my
children
to
play
this
morning
or
utilize
and
and
leading
to
that.
I
The
matting
visually,
I
think
is,
is
a
problem,
and
I
wonder
whether,
for
example,
the
chimney
from
the
the
top
side
we
had
looking
in
behind
the
wall.
You
can't
see
the
chimney
and
I
wonder
whether
you
need
to
consider
or
have
you
considered,
opening
up
from
the
frontage
by
way
of
either
perhaps
an
archway
or
or
actually
separating
that
large
block
a
into
two.
So
we
can
see
the
chimney
from
the
road
through
it
and
trying
to
perhaps
compensate
for
the
flat
somewhere
else.
I
Likewise,
what
is
block
d
visually
from
from
the
graphic
we
were
shown
earlier?
It
almost
looks
like
one
continued
block
throughout.
I
know
it's
set
back,
but
it
just
looked
like
a
continuous
block
and
it
it
just
like
sort
of
a
blob
on
the
landscape.
There
doesn't
appear
too
welcoming.
So
I
have
one
final
comment
on
valuation.
Perhaps
you
might
want
to
comment
on
those
design
features.
First.
Yes,
certainly.
O
A
While
we're
listening
to
the
response,
could
I
ask
for
the
slides
to
be
brought
up,
please
that
compare
the
two
schemes
so
that
we
can
have
some
visual
information
at
the
same
time.
Thank
you.
O
Yeah,
thank
you,
the
the
opening
up
of
the
view
of
the
chimney,
so
the
at
present
that
the
chimney
stands
behind
a
building
at
the
behind
the
mill
building,
as
it
were
so
from
boston
thought
lane.
You
get
very
limited
views
of
of
the
chimney
as
as
it
stands.
Currently,
the
focus
therefore
was
on,
from
our
perspective,
maintaining
the
sort
of
visual
character
of
of
busting
foot
lane.
O
The
the
principal
views
of
the
of
the
chimney
are
from
the
the
wider
viewpoints
to
sort
of
the
the
south
and
southeast
of
of
the
site,
and
so
we've
opened
up.
O
As
you
see
there
between
blocks
c
and
d,
I
think
it
is
the
viewpoint
through
so
the
chimney
can
be
seen
and
that
and
that's
the
view
that
one
would
have
from
I
guess,
from
the
opposite
side
of
the
valley,
as
it
were,
that
there
is
a
one
of
the
viewpoints
on
on
the
slides
where
that
will
be
where,
where
the
chimney
is
currently
seen
most
prominently
from
across
that
that
viewpoint,
so
it's
maintaining
and
enhancing
the
the
current
sort
of
landmark
value
that
has
to
the
to
the
wider
area.
O
Noted
point
about
the
wall
is
a
challenge:
it's
quite
a
challenging
thing
to
try
and
retain
within
the
scheme,
but
I
think
certainly
to
remove.
It
would
significantly
alter
the
street
scene
in
busting
thought
lane
and
therefore
significantly
alter
the
character
of
the
conservation
area.
It
is
a
very
distinctive
feature
of
of
busting
foot
lane
and
therefore
of
the
conservation
area.
O
O
So
there
would
be
a
separation
separation
between
between
the
wall
and
the
and
the
buildings,
and
we
would
be
creating
or
utilizing
former
openings
to
to
to
take
opportunities
to
to
have
visibility
through
the
wall
that
that
doesn't
presently
exist,
they're
sort
of
blocked
up
entrances
and
and
the
like,
so
it
will
be
possible
to
actually
generate
more
permeability
than
presently
exists
without
impacting
on
the
on
the
nature
of
that
heritage
asset.
It's
as
a
as
a
boundary
ward,
essentially.
C
I
Okay,
thank
you.
I
think
I'll
just
repeat
the
point
about
the
chimney
coming
through
onto
will
he
stop
playing
because
I
think,
as
you
go
away
and
look
at
this,
I
think
it
is
something
that
you
could
look
at
worth
doing
so
and
I
think,
looking
at
you
know,
some
sort
of
archway
might
speak
to
its
industrial
heritage
as
well,
and
granted
you'll
be
losing
a
few
apartments,
but
from
a
personal
point
you
could
make
them
up
elsewhere.
I
If
you
had
to.
I
just
think
it
just
looked
too
imposing.
My
final
point:
question
chair
was
on
valuation.
So
earlier
the
district
value
mentioned
that
in
the
assessment
you
were
looking
at
possible
a
value
of
the
sale.
So
could
you
talk
us
through
based
on
that
assessment?
What
the
proposed
market
value
of
a
one,
two
and
three
bed
apartment
would
be.
L
It
wasn't
just
bear
with
me.
Whilst
I
just
checked
my
figures.
L
Sorry
about
this,
okay,
the
I've
got
the
figures
here
from
the
applicant
on
a
rate
per
apartment.
Our
assessment
of
the
applicant's
gross
development
value
and
hence
their
sales
figures,
was
that
they
were
reasonable.
So
we
adopted
these
the
figures
that
they
had
for
a
one
bedroom.
One
personal
apartment,
530
square
feet
was
a
unit
price
of
172
000
pounds
and
another
example
would
be
a
one-bedroom
two-person
apartment
of
548
square
feet
slightly
higher
178
000
pounds.
They.
Those
were
the
figures
for
the.
L
If
you
like,
the
one
bedroom
units
told
me
to
just
continue
to
tell
you
what
they
are
for
the
larger
ones.
Yep
for
the
two-bedroom
three-person
apartment
of
668
square
feet
was
two
hundred
thousand
pounds
a
unit
for
the
two
bedroom
four
person.
A
unit
of
769
square
feet
was
230
000
pounds
a
unit
for
the
three-bedroom
four-person
apartment
of
872
square
feet
was
261
000
and
then
the
largest,
which
was
the
three-bedroom
five
person
unit
of
986
square
feet,
was
296
000
pounds.
A
F
I
guess
it's
more
common.
Some
things
have
been
said,
but
yeah,
I
think,
going
to
the
site
and
looking
at
the
plan
concerned
about
the
the
quality
of
the
green
space
as
much
as
the
provision
there's
an
awful
lot
of
it
in
shade
and
just
wondering
you
know
exactly
what
would
grow
when
it's
so
shaded
and
would
be
so
dark
and
as
well
as
there
not
being
enough
of
it
and
so
the
roof
terrace
that
you
talked
about.
Would
that
have
planting
on
it?
F
Would
that
have
grass
on
it
and
then
sort
of
looking
further
on
page
39
and
the
paragraphs
about
the
proximity
of
block
a
and
b
there's
a
very
little
gap
in
between,
and
is
that
something
that
you're
prepared
to
look
at?
It
feels
like
there's
very
little
space
and
the
flats
overlook
each
other,
and
then
just
the
10
story.
Block
just
seems
incredibly
high
and,
like
I
know
that
area
well,
and
it
would
be
such
a
feature
and
it
would
stand
out
from
so
many
different
areas.
F
I
don't
know,
does
it
need
to
be
that
high?
Is
there
a
way
of
bringing
it
down
changing
the
position
on
the
site,
because
it's
at
the
highest
point
of
the
site
and
the
ten
stories
is
at
the
highest
point
and
council
anderson
had
a
good
question
when
we
were
on
the
site
visit
about
the
using
the
materials
from
the
mill?
Because
there's
you
know
it's
such
a
shame
for
that
building
to
be
gone
and
is
there
a
way
to
kind
of
reuse
those
materials?
F
And
I
guess
I
guess
the
mill
building
can't
be
used.
I
just
like
how
well
was
that
looked
at
to
kind
of
upkeep
the
building,
instead
of
knocking
it
down.
O
Yeah,
certainly,
we
looked
in
detail
at
reusing
the
mill
building,
the
the
main
mill
building
and
it's
well
it's
in
such
a
poor
state
of
repair
that
it
would
be
very
costly
to
refurbish
it
the
in
inside,
it's
unsafe
inside
floors
of
falling
in
and
so
forth.
So
it
would
require
a
substantial
amount
of
work,
just
such
that
it
wouldn't
be
cost
effective
to
do
so
reusing.
O
The
materials,
though,
is
certainly
something
that
that
can
be
considered,
and
particularly
some
of
the
the
heritage
features
that
would
be
really
nice
to
retain
them
in
a
scheme
as
well
and
and
sort
of
make
value
from
them.
Essentially,
in
terms
of
the
new
scheme,
the
separation
distance
is
is
very
much
something
we're
happy
to
look
at
and
there
are
workable
solutions
too.
Very
much
I'll,
be
perfectly
honest.
It's
the
first
week
we'd
seen
of
that
consideration.
Actually,
so
it's
very
happy
to
to
look
at
that.
O
Take
that
away
and
look
at
the
roof
terraces.
The
intention
is
that
they
would
be
planted
landscape,
they're,
quite
large
areas,
so
they
they
look
a
bit
bleak
if
they,
if
they
weren't
and
and
there's,
there's
definitely
scope
to
do
that.
O
You
know
green
roofs
and
or
other
forms
of
planting
on
those
and
the
the
quality
of
the
green
space
surrounding
the
surrounding
the
development
in
in
terms
of
levels,
we're
looking
at
sort
of
terraces
and
and
and
tears,
and
things
like
that
to
address
the
to
the
topography
of
the
site
so
that
that
would
be
necessary,
but
rather
than
having
sort
of
steeply
steeply
sloping
areas
of
land
it
would
be
terraced
and
the
the
light
availability
is
something
we
have
looked
at.
O
As
was
mentioned
in
the
presentation.
We've
we've
done
the
daylight
assessment
to
show
that
there
is
sufficient
light
reaching
reaching
that
area
above
the
the
guideline
amounts.
I
think,
that's,
I
think,
that's
everything.
Apologies,
I've
missed
anything.
F
I
think
that's
it.
I
did
have
one
more
question
about
the
part
like
the
number
of
parking
spaces
and
is
that
adequate
because
buzzing
thought
lane
is
not
a
safe
place
to
park.
If
you
can't
get
a
parking
space.
O
Yeah,
so
the
the
parking
space-
I
forget,
what
ratio
it
is
at,
but
it's
been
agreed
with
the
the
highway
authority
that
that's
an
appropriate
level
based
on
demographics
and
and
cut
of
car
ownership
and
so
forth.
That
would
be
anticipated
in
in
such
development.
O
To
sorry
yeah
gerald's
just
reminded
me,
I
did
miss
a
question
about
the
10
story
height.
I
think
the
design
rationale
is
sort
of
following
the
topography
of
the
site,
so
it's
certainly
shown
in.
O
I
don't
know
if
you're
able
to
bring
the
slide
up
of
the
viewpoint
from
serbia
hills
looking
across,
I
don't
know
how
which
slide
it
was,
but
certainly
that
sort
of
emphasized
it
where
we've
shown
that
the
highest
part
of
the
building
against
the
sort
of
higher
the
highest
part
of
the
backdrop
behind
and
then
stepping
down
as
that
sort
of
spur
of
land
steps
down.
So
it
does
the
previous
one
to
that.
I
think.
O
Sorry,
no
next
one,
that's
it
yeah.
So
I
guess
if
it
would
be
helpful
if
there
was
a
comparison
of
of
with
with
nothing
there.
But
as
you
look
from
that
view
in
particular,
you
do
see
this
sort
of,
I
guess
spur
of
land
with
with
the
tree
line
along
it.
That
represents
the
sort
of
tree
line
along
the
back.
O
The
north
side
of
barcelona
that
that
does
taper
down
and
and
so
the
the
form
of
the
the
form
of
masking
the
development
has
been
designed
to
sort
of
follow
that,
and
that
is
the
rationale
for
the
the
ten
stories
at
the
east
and
then
at
the
western
end,
rather
stepping
down
to
lower
at
the
at
the
eastern
end.
M
Lam
yeah.
Thank
you,
chad,
a
couple
of
things
with
this.
So,
first
of
all,
I'd
like
to
understand
the
relationship
with
the
rest
of
the
allocation,
because
it's
not
lost
of
the
it's
part
of
a
bigger
allocation,
which
was
has
been
through
a
rigorous
process
already
and
assessed
it
as
being
suitable
for
189
units
across
the
whole
allocation,
and
I
make
this
point
any
time.
There's
an
application
like
this.
M
I
think
it's
really
helpful
to
understand
what
the
master
plan
is
for
the
whole
site,
because,
if
we're
about
to
get
more
of
the
same
next
door,
suddenly
you
start
to
look
at
it
differently.
So
I
don't
know
if
officers
can
help
us
with
understanding
what
the
relationship
is
with
the
the
remaining
side,
then
I've
got
another
separate
point.
Please.
A
Okay,
well
on
that
first
point:
david:
are
you
in
a
position
to
comment
about
that.
N
O
Is
separate,
it's
the
different
land
ownership
and
we
have.
We
have
made
my
clients
made
efforts
to
engage
with
and
and
look
to
do
something
more
comprehensive
if
it
were
possible.
But
that's
not
that's
not
been.
That's
not
been
possible.
M
Okay,
so
it
really
comes
back
to
the
viability,
question
and
something
counselor
nash
said
earlier
in
her
comments,
which
was
we
have
to
judge
the
application,
that's
in
front
of
us
and
in
purely
planning
terms
and
policy
terms.
I
think
it's
nowhere
near
what
you
would
want
to
to
give
permission
for
and
I'm
struggling
with
the
viability
which
I
I
totally
understand
what
the
the
district
failure
has
said.
That
makes
sense.
M
If
you
sell
all
of
these
units
on
this
site,
I'm
struggling
to
see
that
you
can't
come
up
with
something
more
imaginative
when
you're
in
that
scale
of
of
development,
and
I
I
I
am
questioning
the
viability
that
not
many
people
with
money
that
I
know
that
would
have
something
of
that
scale
for
seven
percent
and
they
can
stick
it
in
the
stock
market
for
eight
percent
and
not
do
any
great
deal
of
of
work.
M
So,
and
really
that's
the
only
question:
if
it's,
if
it's
owned,
if
we're
being
told
effectively
you
get
this
or
nothing
is
what
I
feel
I'm
hearing,
I
I'm
ready
to
call
that
bluff
and
say.
Actually
I
don't
think
that's
right.
I
think
you
can
do
an
awful
lot
better.
I
don't
think
this
is
a
real
nod
to
the
heritage
of
this
scheme
and
this
site.
I
think
it's
doing
a
disservice
to
the
community
and
to
the
the
conservation
or
it
doesn't.
M
A
O
L
Yeah
our
appraisal
for
option
one,
which
is
the
option
we're
looking
at,
showed
a
gross
revenue
of
75
million
565
000.
So
your
math
is
pretty
good.
It's
impressive.
A
Okay,
before
we
I'm
we're
not
losing
that
point,
councilman
lamb,
but
I
think
councillor
sharp,
has
been
waiting
and
then
we'll
we'll
start
to
think
about
some
summarizing
and
conclude.
E
Thanks
jeff,
my
question
was
about
parking
which
councilman
flynn
touched
upon.
N
Right,
okay,
yeah,
sorry
councillor,
so
we
think
it's
290
94
spaces
for
the
371
flats
and.
O
And
one
one
other
element
that
we've
been
asked
to
contribute
to
would
be
parking
orders
to
ensure
that
that
doesn't
impact
on
I
mean
the
nearest
the
or
the
only
near
neighbor
in
terms
of
residential
uses
is
in
scottsdale
drive,
just
opposite
and
so
parking
restrictions
to
control
sort
of
any
over
spill
going
in
in
that
direction.
So
that
would
be
kind
of
the.
A
So
I
would
actually
like
to
just
think
about
design.
Could
you
bring
the
cgi's
up
please
so
that
we
can
have
a
look
at
those,
and
I'm
just
wondering
if
some
of
these
concerns
could
be
addressed
by
adjusting
the
design
slightly?
I'm
not
sure
I
fully
understand
it
from
looking
at
cjsc.
You
could
perhaps
offer
me
some
explanation.
A
O
That
is
a
that
is
a
full
story
on
on
top
it's,
it
would
be
recessed
it's
it's
to.
I
guess,
reduce
the
the
mass
of
the
building
to
some
extent,
albeit
you're,
getting
additional
floor
space
in
in
that
in
that
roof.
A
You
see,
I
always
think
cgi's
are
difficult
because
you
don't
get
a
perfect
reproduction,
so
it's
not
really
going
to
look
exactly
like
that.
But
from
that
image
I
would
say
that
that
top
gray
layer
is
too
dominant
and
is
giving
the
impression
of
a
much
denser
block
than
there
actually
is
there.
That
would
be
my
view
and
I'm
sure
there
could
be
design
solutions
that
would
would
assist
with
that.
A
The
other
thing
that
I
was
concerned
about
was
the
windows
that
come
behind
the
wall,
you've
sensibly
taken
chunks
out
of
the
wall,
so
that
we
can
see
through
it
and
so
that
some
windows
can
be
fully
exposed
to
the
light,
but
nevertheless
there
are
some
from
what
I
can
see
from
the
drawings
windows
that
will
be
behind
that
very
large
wall
almost
well
completely
concealed.
Have
I
got
that
right
from
the
drawings.
O
There
are,
there
are
windows
that
would
face
towards
the
back
side
of
the
wall
as
it
were,
but
they're
at
a
distance
from
it
they're
not
they're,
not
close
to
it.
I
mean,
I
suppose,
close
as
a
relative
term,
but
they're
they're
set
a
distance
away
from
it.
You
know
noting
it
is
a
5.6
meter
wall
tall
wall
in
places,
albeit
alongside
the
that
largest
section
of
it,
the
the
bulk
of
it.
O
I
don't
know
if
you've
got
the
floor,
plans
that
you
could
refer
back
to
it
might
not
be
shown
on
that
one.
It's
I
I
so
the
the
eastern
end,
as
you
see
it
opposite.
O
The
scott
hall
drive
junction
that
would
actually
be
the
building
would
connect
to
the
back
side
of
the
wall
there
so
there,
and
that
would
be
where
the
partly
where
the
community's
community
space
I
mentioned,
would
be
housed,
and
that
would
be
otherwise
the
tightest
relationship
so
rather
than
trying
to
create
an
offset
we've
just
embraced
it
and
and
the
building
meets
the
wall.
There.
A
G
Well,
as
chair
would
know,
I
have
to
say
to
members
and
thank
you
members
for
inviting
me,
I'm
usually
quite
certain
of
what
I
think
I
have
to
say
now
that
this
chair
would
give
me
leave
if
I
might
muse
a
moment
or
two,
because
there
are
so
many
strands
here.
G
G
G
A
building
will
survive
ish
if
it's
got
a
solid
roof.
This
hasn't
had
a
solid
roof
for
years.
I
wouldn't,
I
do
know
many
positive
counselors
comments,
for
example
about
materials
from
the
mill.
I
doubt
very
much
whether
there's
anything
beyond
the
sweepings,
that's
usable,
the
bricks
will
be
so
damaged.
Now,
they'll
crumble.
The
timber
will
be
as
rotten
as
hell.
G
You
admit,
so
we're
very
much
on
board
with
you
doing
that
if
we
could,
but
you
know
if
to
be
fair,
if
the
gentleman
promised
you
he
was
gonna,
do
it
I'd
say:
well,
good
luck,
but
I'm
skeptical.
G
G
G
And
I'm
sorry,
I'd
have
to
say
from
the
applicant's
point
of
view,
if
you
buy
a
flat
knowing
that
there's
a
wall,
five
meters
away-
it's
not
like,
so
you
bought
the
flat
and
then
they
built
it.
You
knew
when
you
bought
it
and
some
people
might
like
the
enclosure
that
gives
so.
I
think
it's
more
about
the
not
just
the
desert.
The
design
itself
is
a
product
of
what
it
is.
It's
large-scale
mass
in
housing,
as
we
see
many
in
city
centre.
G
Quite
recent,
it
is
mil-like,
as
david
alluded
to
the
solid
void
ratios,
are
taken
down.
It's
very
positive
that
they've
done
recessed
balconies
and
not
just
up
metal
ones
on
the
front
because
they're
awful
the
photo
will
the
energy
and
the
e-bikes
etc
are
all
very
positive.
G
I
agree
with
some
of
the
counselors
comments.
There's
work
to
be
done,
but
I
have
to
say
that
I
think,
and
the
service
has
not
come
to
a
view
of
where
we
are
with
it.
That's
why
we're
here
we
want
to
hear
what
members
think
you
mean.
That's
the
purpose
today
and
I
think,
having
heard
what
members
think
I
think,
there's
a
scheme
there.
Perhaps
we
just
have
more
work
to
do.
G
I'm
sorry
does
that
help
I'm
unusual.
For
me,
I've
got
so
much
growing.
Normally
I
deal
with
designers
council
doing
those
I'll
give
you
a
straight
and
certain
answer
and
shut
up,
but
there's
so
many
other
issues
here.
If
the,
if
we
don't
get
this
dude
the
pure
nature
of
the
site,
it's
been
like
that,
since
I
was
that
high
can
we
afford
another
50
years
of
it
literally
dropping
into
the
street.
G
A
Councillor
stevenson's
waiting
to
come
in,
but
I'm
just
where
my
head
is
on
this
is
that
you
know
I
accept
that
it's
a
difficult
site
to
build
out.
I
accept
that
there
are
a
lot
of
unusual
features
that
make
it
more
more
expensive
to
work.
A
There
have
been
previous
schemes
that
haven't
been
acceptable
or
haven't
happened
for
whatever
reason,
and
we
do
want
this
site
building
out.
I
you
know,
let's
be,
let's
be
absolutely
clear
what
where
we
are
with
this,
and
this
is
really
about
making
the
very
best
that
we
can
out
of
what's
in
front
of
us
viability.
Issues
aside,
we
want
a
workable
scheme
that
we
can
live
with,
and
so,
as
we
come
to
the
questions
that
might
well
give
you
some
of
the
guidance,
it's
not
fully
policy
compliant.
A
There
may
be
ways
in
which
we
can
shove
it
a
bit
closer
to
being
policy
compliant
or
even
completely
in
some
areas,
but
I
think
you
know
you've
got
the
feeling
of
where
panel
is
on
this.
We
we
want
equality,
development
here
and
we
think
there's
probably
the
beginnings
of
something
here.
A
You
are
restricted
by
having
to
maintain
that
wall.
We
welcome
the
fact
that
you're
putting
all
that
money
into
the
chimney
reflecting
the
heritage
as
best
you
can,
as
you
said
at
the
beginning,
gerald
there's
balance
to
be
had
here,
isn't
that
there
are
gains
and
there
are
losses,
but
we
still
want
it
to
be
the
very
best
and
the
very
nearest
to
to
the
perfect
development
that
we
can
on
that
I'll,
bring
ryan
in
and
then
we'll
come
to
the
questions
and
see
if
we
can
gently
shift
it
in
the
right
direction.
I
Right,
thank
you,
chad.
It's
a
question
for
steve
steve
in
the
politest
possible
way.
You
could
you've
put
me
in
my
place
regarding
the
wall
with
no,
I
wouldn't
expect
anything
less,
but
I
wonder
if
you
could
give
us
of
your
personal
view
on
that
design
from
a
design
element
of
what
I
mentioned,
opening
up
for
the
chimney
in
sort
of
an
arch
or
something
would
you
have
a
view
on
how
that
might
speak
to
the
historic
reference.
G
Sorry,
thank
you,
cats.
I
didn't
mean
to
insult
cancer.
I'm
sorry
if
you
start
to
technically
that
wall
is
so
important
to
the
conservation
and
heritage
assets,
any
suggestion
of
doing
anything
with
it.
We're
very
pleased
they're
going
to
repair
the
rubbish
bits,
but
any
suggestion
that
that
might
be
removed
or
cut
down
is
well.
G
G
G
Another
void
down
that,
can
we
take
that
away
and
discuss
it.
We
know
the
comment
and
we'll
discuss
it
with
the
applicants,
because
that
affects
the
numbers
and
how
we're
going
to
do
it.
They
have
particularly
agreed
to
raise
the
chimney
to
the
original
height
that
makes
it
more
prominent
so
that
you
can
see
the
top
stuck
up.
So
yes,
no
we'll
take
that
away
councillor.
Thank
you
very
much
and
we'll
look
at
that.
Counselor.
M
So
I'm
really
I'm
not
sold
in
any
way
shape
or
form
on
the
viability
and
that
all
we
can
consider
is
blocks
of
flats
on
this
site,
and
I
I
we
haven't
been
given
a
viability
assessment
of
if
a
different
scheme,
a
different
type
of
scheme
and
a
different
type
of
housing
mix
could
work.
We're
just
being
asked
to
consider
this
and
almost
being
told
it's
that
or
nothing,
and
I
just
don't
accept
that.
So
I
I
that
that
will
be
my
my
view.
A
D
D
I
just
do
not
think
it
is
acceptable
in
this
area
and
all
of
us
counsellors
have
constituents
coming
to
us
wanting
a
house
how
many
of
your
constituents
come
to
you
and
say
we'd
like
a
flat
very,
very
few.
They
want
a
house.
They
want
that
if
they
have
a
family,
they
want
a
little
garden
that
they
can.
Their
children
complain
and
I,
having
lived
in
a
block
of
flats
myself.
D
I
know
how
difficult
it
is
for
families
living
in
blocks
of
flats,
so
I
I'm
afraid
I
cannot
vote
for
this
scheme,
but
I
I'm
just
wondering:
do
we
have
a
policy
guideline
which
says
that
certain
types
of
development
are
in
certain
areas?
I
mean,
as
I've
said
before,
as
a
plans
panel.
We
have
to
look
at
what's
in
front
of
us
is:
is
there
a
a
planning
guidance
which
says
that
we
can
decide
what
type
of
development
that
we
want?
D
N
Yes,
thank
you
chair.
I
suppose
the
closest
we've
got
is
a
housing
mix
policy
which
talks
about
mix
of
housing
and
apartments,
but
also
talks
about
the
mix
of
of
of
bedrooms
now
clearly
in
terms
of
the
size
of
sizes
units.
Clearly,
we've
got
a
scheme
which
is
contrary
to
two
elements
of
of
that
policy
meets
elements,
but
it's
it's
contrary
to
some
elements.
N
That's
that's
the
closest
we
we
we've
got
and
quite
often
what
we
find
is
that
developments
tend
to
be
products
as
the
nature
of
the
site
that
they're
at
which
is,
I
think,
probably
the
the
position
that
we're
we're
at
here.
N
A
Yes
I'll
pose
the
question,
and
you
can
summarise
what
you've
got
under
that
under
that
area.
Just
on
the
on
the
areas
in
the
design
council
nash,
you
know
the
the
design
pilot
that
we're
part
of
we
did
try
to
look
didn't
we
through
that
at
whether
we
could
almost
zone
the
city
into
different
areas
for
different
design
criteria
and
the
people
who
were
working
on
that
said
they
found
that
really
difficult,
but
they
we
weren't
successfully
doing
that
where
we
david,
so
it
didn't,
seem
to
work.
But
that's
just
a
comment.
A
N
Thank
you,
chad,
yeah.
I
think,
there's
there's
a
big
question
mark
over
this
there's
been
a
lot
of
concern
expressed
about
the
the
form
of
the
overall
form
of
development
and
been
concentration
departments,
but
I
think
it's
a
question
mark
rather
definitive
view
at
the
moment
because
of
what
council
lamb
said
about
the
issue
about
viability
and
wanting
further
information
on
the
viability
to
understand
whether
there
is
a
suitable
alternative
scheme
that
might
might
come
forward.
N
In
terms
of
a
more
I
was
going
to
say,
traditional
housing
development,
but
a
house
house
development
which
suits
the
needs
of
that
particular
site.
So
I
think
before
members
can
actually
answer
well
to
answer
that
question.
I
think
what
members
are
saying
we
need
this
additional
information
before
coming
to
a
final,
a
final
view
on
on
that.
M
N
Yes,
yes,
see
also,
I
got
that
as
a
counselor
and
asked
the
answers
to
to
that
is.
It
is
a
yes
and
when
it
may
be
influenced
by
what
we
come
back
with
on
one.
But
the
answer
is
a
yes
to
that.
A
M
Yes,
chet.
Well,
I
think,
for
me,
we
haven't
even
got
that
far
in
because
it's
about
the
principle,
but
as
a
principal
when
the
access
officer
is
telling
us
that
effectively
we're
saying
disabled
people
couldn't
live
in
these
houses,
that's
not
acceptable,
so
they
have
to
be
built
to
the
the
right
standard.
So
I
think
one
is
the
number
of
three-bedroom
units
there
needs
to
be
more
and
two.
They
must
be
built
to
the
accessibility
standards.
A
D
N
N
Yes,
just
in
terms
of
the
accessibility,
the
the
standards
there,
what
the
applicant
is
actually
doing
here
is
that
all
of
the
flats
that
they're
building
are
two
accessible
standards,
so
they're
actually
exceeding
the
policy
requirement
where
the
issue
becomes
is
the
higher
level
of
accessibility
where
those
units
are.
We
require
two
percent
of
the
total
number
of
units
to
be
provided
to
meet
that
standard,
they're
providing
2.4
percent,
but
the
other
part
of
policy
is
that
there
should
be
a
pro
rata.
N
A
N
N
Obviously,
it
may
be
influenced
if
the
form
of
the
development
were
to
change
or
whether
that's
relatively
minor
changes
or
significant
changes,
but
I
think
members
really
want
more
information
in
respect
of
demonstrating
the
amount
and
usability
of
of
that
space.
The
applicant
has
provided
some
colored
coded
diagrams
to
demonstrate
how
it
will
be
used,
but
we
can
bring
that
forward
and
maybe
some
sections
through
the
site
to
show
the
levels
also
the
nature
of
the
play
area
as
well.
N
A
N
The
answer
to
that
is
yes
and
the
the
applicant
is
also
answered
in
the
affirmative
that
they
they're
willing
to
do
that.
We're
happy
to
do
that.
A
It's
a
long
question
this
one
and
I'm
sure
you'll
be
able
to
read
it
for
yourselves,
but
for
the
sake
of
the
record,
having
regard
to
the
impact
on
the
character
and
appearance
of
buzzing,
though
conservation
area
members
opinions
requested
with
specific
but
not
exclusive
regard
to,
is
there
sufficient
justification
for
the
demise
of
the
two
historic
assets?
Hilltop
works,
mill,
building
and
the
cottages
to
the
western
end
of
the
site.
D
Well,
all
I'll
say
is
that
they're
not
of
any
great
design
benefit,
but
people
do
like
to
live
in
cottages.
I
happen
to
live
in
one
on
myself
and
they
they,
if,
if
they
are
refurbished,
properly
and
renovated
properly,
then
they
become
very
desirable
residences.
D
As
far
as
the
most
concerned,
I
I
I
I
it
isn't
listed.
It
may
be
historic
because
it's
been
there
always
been
there,
but
I
I
I
could
not
justify
the
the
saving
of
the
of
the
mill,
which
is
in
a
power
state
that
the
cottages,
I
think,
need
to
be
looked
at.
Okay,
thank
you.
A
N
Yeah,
I
don't
think
we
we
really
touched
on
that
aspect,
but
I
think
there's
I've
picked
up
a
general
concern
about
the
the
way
that
the
flats
in
interrelate
with
each
other
in
terms
of
the
boundary
wall,
and
so
I
think
we
can
provide
again
more
information
for
members
once
we've
resolved
and
move
forward
some
of
the
other
issues.
N
If
these
issues
are
reoccurring,
then
we
can
provide
further
information,
for
example,
sections
between
particular
buildings
and
walls,
or
between
building
to
building,
to
show
members
true
relationship
to
help
with
the
consideration
of
those
sort
of
matters.
A
Yeah,
I
agree,
I
don't
think
we're
near
enough
agreeing
this
development
to
be
thinking
about
these
sorts
of
details
and
number
10.
Do
members
have
any
comments
on
the
above
mentioned
summary
of
the
necessary
contributions
as
a
result
of
the
development-
and
I
would
say
the
same
for
that
too-
we're
not
we're
not
at
that
stage
yet
to
be
considering
those
issues.
A
So
that
completes
the
the
ten
questions
and
I
thank
you
very
much
for
your
time
spent
on
that
and
I
I
can
see
from
the
debate
how
much
you
really
do
care
about
the
quality
of
developments
in
our
city.
So
thank
you
for
that
and
thank
you
gerald
and
sid.
A
So
could
we
proceed
now
to
the
second
substantive
item?
Please
item
nine.
E
Can
everyone
hear
me
okay,
this
next
item,
then
it's
a
position
statement
in
relation
to
observed
matters,
application
for
785
dwellings
relating
to
appearance
and
appearance
and
scale,
sorry
layout
and
landscaping,
pursuant
to
an
outline
application
that
went
to
city
plans
and
was
determined
and
has
received
outline
consent,
it's
on
a
site
known
as
land
off
racecourse
approach
on
the
east
of
wetherby
and
the
principle
of
the
development
has
been
approved
by
city
plans.
E
So
a
lot
of
the
matters
that
go
to
the
heart
of
the
development
have
been
approved,
including
the
access,
so
this
application
just
seeks
to
well
it's
a
position
statement.
So
really
we
want
members
input
and
comments
and
feedback
on
the
the
four
reserve
matters
at
this
stage,
so
as
part
of
the
outliner
condition
was
attached,
which
limits
puts
an
upper
limit
on
the
development
for
800
homes,
so
we're
we'll.
We
need
to
we're
looking
at
that
mark
800
as
a
limit
and
so
down
from
that.
E
So
the
current
proposals
are
785
dwellings,
so
the
application
is
brought
to
north
and
east
planet
plans
panel.
Today,
as
a
position
statement-
and
the
first
point
is
to
inform
members
of
the
proposal-
the
second
point
is
to
report
on
the
progress
of
the
application
and,
as
I
mentioned
previously,
to
seek
early
engagement
from
members
on
the
site-wide
matters,
appearance
and
scale
layout
and
landscaping.
E
So
the
application
proposes
a
mix
of
detached
semi-detached
and
terraced
dwellings
as
well
as
apartments.
The
development
will
be
constructed
over
eight
phases
over
a
10-year
period.
It
is
expected
that
the
application
will
come
back
for
full
determination
in
due
course.
So
you
you'll
see
this
application
again
when
we're
further
down
the
line,
and
we
it's
in
a
position
to
come
back
for
a
decision
I'll
just
move
on
a
bit.
E
So
yeah
this
this
next
slide
shows
the
location
site.
As
you
can
see,
it's
a
generous
application
site
will
be
visible
from
whether
we
race
course
york,
road,
racecourse
approach
and
the
a1m.
E
So
it's
worth
highlighting
early
on
in
the
presentation
that
the
developers
done
extensive
consultation,
10
workshops,
public
consultation
in
weatherby
recently,
since
this
report
has
been
published.
Actually
they
went
out
to
consultation.
We
understand
that
was
very
well
attended
and
officers
and
the
developer
have
had
two
workshops
as
well
looking
at
this
specific
application
and
what
has
been
submitted
so
far
so
yeah.
E
In
light
of
that,
it
feels
like
a
good
time
to
bring
the
application
to
plans
panel
to
get
a
steer
and
to
pull
all
the
the
work
that
has
been
done
together
and
to
see
your
input
at
this
stage
and
see
if
we're
going
in
the
right
direction
or
if
we
need
to
revisit
any
of
the
aspects
of
the
application
so
move
on
to
the
aerial
photograph
for
those
who
are
not
familiar
with
the
site.
So
the
aerial
shows
the
the
application
site
itself
is
edged
in
red.
E
You
can
see
the
you
can
see
the
race
course
to
the
south
of
the
site
and
the
young
offenders
institute
also
to
the
south
and
you've
got
the
a1m,
which
is
a
strong,
defining
boundary
to
the
west
of
the
site
to
the
north.
You've
got
a
lot
of
a
lot
of
the
site
is
actually
in
harrogate
neighboring
authority
borough
and
you've
got
the.
E
The
not
the
young
offenders,
sorry,
the
service
station
service
station
that
literally
passed
it
earlier.
Sorry,
sorry,
so,
yeah,
that's
and,
as
you
can
see,
it's
a
generous
site.
You've
got
through
the
middle
of
the
site.
You've
got
the
sandbeck
running
down.
You've
got
cockshot
wood,
which
is
a
ecological
area
of
ancient
woodland.
You've
also
got
the
tree,
lined
avenue,
running
up
the
site
and
there
were
a
number
of
rights
away
as
well.
One
running
up
the
avenue
north
to
south
and
one
across
the
site
from
east
to
west.
E
And
this
site
is
important
because
it
shows
the
the
site
allocations
sort
of
allocation
there.
So
the
the
area
that
you
can
see
edged
in
blue
is
the
full
extent
of
their
sap
allocation
and
it's
that
actually
had
an
upper
limit
of
1
100
units
on
the
site.
The
application
site
is
slightly
smaller
than
that
and
follows
the
the
line
of
the
there's
I'll
try
and
get
my
clicker
to
work
so
kind
of
follows
this
line.
E
But
obviously,
obviously,
as
you
can
see,
the
wider
area
is
distinctly
agricultural
in
nature,
so
you've
got
the
main
settlement
of
weatherby
in
the
west,
but
the
a1m
does
just
separate
the
site
slightly
from
that,
even
though
distance
wise,
it's
not,
you
can
get
from
the
site
into
weather
very
quickly.
The
a1m
does
act
as
a
as
a
natural
boundary
there
for
it
so
yeah,
it's
that's.
The
land
to
the
east
of
the
site
is
distinctly
agricultural
in
nature.
E
You've
got
the
race
course
in
the
background,
on
the
right
hand,
side
of
the
picture-
and
this
is
just
as
you
come
over
the
flyover-
this
one
is
taken
from
the
northeast
corner
of
the
site.
As
you
can
see,
the
site
is
very,
very
level
and
flat
where
that
hedgerow
is
there's
actually
a
ditch
that
follows
that
down
and
in
the
far
in
the
distance
there
you
can
also
see
the
young
offenders
institute.
E
You
can
see
how
attractive
that
that
feature
is
in
terms
of
the
site,
so
the
yeah
the
as
submitted
this,
will
be
retained
and
will
act
as
a
a
strong,
prominent
feature
of
the
site
and
in
terms
of
place
making
as
well.
It's
considered
positive.
E
This
is
taken
from
the
public
right
of
way
this
so
we're
looking
with
west
now
from
the
eastern
part
of
the
site.
As
you
can
see,
the
young
offenders
institute,
the
footpath
runs
right
along
the
back
of
that
and
beyond.
That
would
be
the
location
of
the
school
and
another
picture
from
the
very
top
northeast
corner
of
the
site
there
at
a
different
time
of
year.
So
you
can
see
the
land
is
as
it
is,
agricultural
and-
and
this
is
a
photograph
again
from
last
summer,
which
says
cockshot
wood.
E
It's
a
feature
that
has
been
identified,
an
important
ecological
feature.
That's
been
identified
as
needed
to
be
retained
as
part
of
the
development,
and
this
is
a
photograph
looking
down
from
the
north
along
the
western
boundary
of
the
site
and
that's
also
a
public
right-of-way.
You
can
just
see
the
a1m
to
the
right
in
that
picture,
and
this
is
taken
from
the
fly
over
and
looking
in
a
north.
Looking
north,
you
can
see
the
southern
carriageway
of
the
a1m
and
that's
the
western
boundary
of
the
site.
E
So
yeah
we've
got
this
this
members,
I'm
not
sure
if
you
will
have
seen
this
one
before,
but
the
application
did
go
to
city
plans,
and
this
is
the
layout
very
similar
to
the
master
plan
that
city
plans
members
will
have
seen
before
and
site
layout
involves
a
community
hub,
so
we've
got
a
school
and
a
community
hub
in
the
center
of
the
site
and
above
that,
you've
got
north
cockshot,
wood,
surrey
and
you've
got
the
sun
back
running
through
the
site
and
obviously
you've
got
the
tree-lined
avenue
and
then
within
that,
you've
got
five
different
character
areas
and
the
combination
of
detached
semi-detached
terrorists
and
departments,
so
you've
got
four
blocks
of
apartments
apartments
there.
E
The
road
layout
is
obviously
highway.
Safety
is
a
local
concern.
A
significant
concern
locally,
due
to
its
separation,
from
whether
it
be
in
the
close
proximity
to
the
a1m
and
york.
Road
and
racecourse
approach
is
quite
a
busy
road
with
fast
traffic,
so
that
that
issue
is
is
an
important
one
locally,
and
that
is
acknowledged
by
officers
and
the
internal
road
network.
That
we're
looking
at
here
is
a
comprehensive
road
network.
E
Officers
have
expressed
concern
at
the
number
of
cul-de-sacs
and
that
it
might
be
more
more
beneficial
to
include
a
more
loop
road
so
that
you
improve
the
the
usability
and
how
vehicles
move
around
the
site
once
it's
developed
and
fully
occupied,
and
so
that's
something
that
we've
we've
highlighted
so
far
and
the
layout
has
been
worked
up
to
retain
important
features
such
as
cockshot
wood
and
the
sambac,
the
treelined
avenue,
and
also
work
with
the
drainage
on-site
and
the
there's.
E
Five
attenuation
drainage
basins
proposed
and
they're
in
a
sort
of
strategic
location,
they're
at
the
lowest
parts
of
the
lowest
land
level
of
the
site
and
they're
supposed
to
work
together
as
green
and
blue
infrastructure
throughout
the
site,
and
also
a
mix
of
napes
and
leap
separators,
which
is
the
play
area.
Equipment
and
these
have
been
spread
out
around
the
site
so
that
all
future
residents
will
have
access
to
to
war
naughty
with
those
sorts
of
play.
E
Areas
and
again
it's
existing
public
rights
away
will
be
retained
and
the
public
the
football
can.
It
will
connect
with
the
public
rights
of
way.
So
connectivity
within
the
site
will
enhance,
be
enhanced
and
will
link
up
with
the
existing
public
rights
away
in
the
area
and
yeah.
E
We,
throughout
the
course
of
the
workshops
we
have
explored
different
car
parking
arrangements
and
the
developers
have
amended
the
plans
and
have
included
two
centralized
car
parking
areas
to
to
try
and
reduce
the
amount
of
car
parking
on
the
site
and
free
up
to
sort
of
have
car
free
areas.
E
So
there
are
now
two
two
of
these
centralized
car
parking
areas
on
site
and
a
dedicated
cycle
football
through
the
site
as
well
I'll
just
cover
some
of
the
the
site-wide
issues
now
in
terms
of
like
housing
mix
and
affordables,
once
we've
got
the
layout
up.
So
the
overall
picture,
with
in
relation
to
housing
mix,
is
that
the
proposal
does
raise
concerns
and
it's
not
fully
compliant
with
policy
h4
and
the
mix
itself
is
set
out
at
paragraph
84,
but
no
one-bedroom
units
are
proposed.
E
The
number
of
two-bedroom
units
is
under
the
target
by
19.
The
three-bedroom
marginally
exceeds
the
target
by
two
percent
and
the
four
bedroom
and
five
bedroom
units
exceed
the
target
in
the
cost
strategy
by
22.
E
So
to
essentially,
the
message
is
to
to
get
closer
to
the
mix
and
one
beds
would
need
to
be
introduced
and
the
number
of
two
beds
increased
and
also
a
reduction
in
the
number
of
the
larger
four
and
five
bedroom
units
in
terms
of
affordable
housing.
The
the
scheme
does
meet
the
35
percent
requirement.
I've
set
out
policy
h5.
However,
it's
not
a
pro
probiotic
mix
in
in
line
with
the
mix
I've
just
run
through
in
terms
of
housing
sizes.
E
E
And
a
letter
has
been
submitted
recently
from
the
developer
from
the
housing,
affordable
housing
provider,
about
the
about
the
mix,
the
not
the
pro
rata
mix
and
the
affordable
housing
proposed,
and
they
they
they're,
confident
that
their
four
beds
will
be
and
that
they
are
forwards
are
in
demand,
sorry
and
that
they
will
be
able
to
yeah
manage
the
two
beds
and
the
location
of
that,
and
that
letter
is
relatively
recently
arrived
with
the
council.
E
So
we're
we're
still
in
the
position
of
reviewing
that
and
we
need
to
come
back
to
them
and
comment
on
that.
But
as
it
stands,
officers
don't
believe
that
that
letter
would
undermine
their
what's
in
their
core
strategy
in
terms
of
policies
and
in
terms
of
space
standards,
all
the
properties
are
fully
compliant
with
the
space
standards.
E
E
These
are
obviously,
as
you
can
see,
these
are
quite
traditional
in
terms
of
the
design.
They've
all
got
chimneys
and
they've
got
their
terracotta
roof
tile
and
simple
openings
and
features
and
cream
you,
pvc
window,
encasements.
E
There
are
two
two
of
these
areas
in
the
in
the
center
of
the
site.
E
And
there
are
five
areas
of
this,
so
there'll
be
quite
a
large
amount
of
this.
This
unit
within
the
site-
and
some
of
these
are
taller.
The
two-story
they've
got
the
front
gable
features
a
mixture
of
semi
and
detached
dwellings
constructed
out
of
a
light
stone
with
a
grey
roof,
and
the
next
one
is
the
paddock
house
type.
This
is
the
largest
character
area.
The
greatest
number
of
houses
overall
will
look
like
this
one
spread
out
across
four
areas
of
the
site.
E
The
varying
size
measuring
two
stories
in
height
tend
to
be
detached.
However,
a
number
are
semi-detached
and
there
are
some
short
rows
of
terraces
as
well
constructed
out
of
red
brick
with
stone,
heads
and
cells.
They
have
a
front
gable
feature
and
buff.
Brick
is
proposed
on
key
points
such
as
gateway
entrances
and
the
dwellings
have
a
great
concrete
roof,
with
a
modest
flat
roof
dormers
offering
accommodation
in
the
roofscape
next
house.
Tight
is
the
parade,
so
these
are
the
house.
E
This
house
type
is
the
one
that
you
would
see
located
up
the
the
avenue
the
tree
tree
lined
avenue
that
we
walked
up
on
the
site
visit.
This
morning,
and
obviously
the
dwellings
have
a
distinct
rural
appearance,
constructed
out
of
a
weathered
stone
again
with
the
chimneys
front.
Gable
features
full
stone,
heads
and
sills
style
windows
with
olive,
green
windows
and
doors
and
again
a
mix
of
semi
detached
and
terraced
properties
are
proposed.
E
So
the
next
side
is
the
innovations,
and
so
this
is
there
are
two
areas.
This
is
in
the
center
of
the
site
and,
as
you
can
see,
they're
more
modern,
contemporary
with
a
white
render
and
a
gray,
contrasting
grey,
brick.
Sorry
with
a
contrasting
white
render,
with
a
black
rainwater
goods.
These,
I
don't
know
if
you
can
see
in
the
bottom
left
picture
of
the
slide.
The
these
houses
feature
a
felix
balcony,
so
it's
it's
essentially
got
two
functions.
E
One
is
a
window
and
two
is
a
balcony
to
allow
more
ventilation
and
immunity
space
and
to
bring
the
outside
inside
when
you're
in
the
upper
floors.
E
Next
slide
is
the
apartments
I
haven't
got
a
coloured
picture
for
you
on
this
one,
but
the
apartments
they're
three
stories-
and
these
are
the
four
blocks
of
these
and
the
these
are
closely
located
to
the
young
offenders
institute
and
the
landscape
buffer
and
the
attenuation
basins.
So
they're,
located
centrally
within
the
site
and
they've
obviously
clearly
got
an
urban
style.
E
They've
got
exposed,
metal
work,
balconies
constructed
out
of
a
gray
brick
with
a
contrasting
white
render,
and
the
next
slide
just
shows
a
typical
section,
elevation
and
floor
plan
of
the
affordable
housing
units
and
the
next
slide
I'll.
Just
take
you
through
these.
This
is
the
I've
got
four
of
these
slides.
These
are
the
landscaping
proposals.
E
And
the
previous
one,
sorry
that
shows
the
attenuation
base
and
just
in
the
center
of
the
site
opposite
that
at
the
bottom
is
cockshot
wood
and
the
buffer.
So
throughout
the
workshops,
the
developer,
with
advisor
developer,
to
enhance
the
planting
along
the
back
there
and
along
the
buffalo,
with
cockshot
wood
and
they've,
that
those
comments
have
been
amended
into
the
have
been
included
incorporated
into
the
latest
set
of
plans.
E
Again,
you've
got
the
top
of
the
avenue
there
with
the
tree-lined
avenue
that
will
all
be
retained
and
enhanced,
and
then
the
public
right-of-way
will
come
across
that
again,
you've
got
more
attenuation
basins
and
then
you
can
see
one
of
the
the
I'm
not
sure
if
that's
a
nip
or
elite
from
here,
but
the
square
in
the
middle
there
with
the
blue
triangular
area.
That's
a
that's.
I've
got
that
on
the
cgi
which
I'll
come
on
to
in
a
minute,
and
this
is
the
western
boundary.
So
this
is
the
area
on
the
flood
wall.
E
Housing
units
are
on
the
left,
they're
running
down
the
left
hand,
side
of
the
boundary
next
to
the
a1m
and
you've
got
the
enhanced
screen
buffer
along
the
along
that
boundary
there.
In
the
center
of
the
site,
you
can
see
the
proposed
location
for
the
school
and
the
community
hub
and
the
retail
unit,
and
just
north
from
that
you've
got
the
cockshot
wood
opposite,
that
you've
got
the
play
area
and
another
attenuation
basin.
So
there's
the
plan
is
that
the
green
and
blue
infrastructure
works
as
together
and
connects
throughout
the
site.
E
And
and
the
next
slide-
and
this
shows
you-
the
public
open
space
and
throughout
the
comments
received
from
the
ecology
officer,
the
we've
encouraged
the
developer
to
incorporate
a
meadow
or
a
wildflower
part
of
the
open
space.
The
western
corner,
they're
nearest
to
young
offenders,
to
work
that
up
into
a
more
natural
area
of
public,
open
space
and
three
out
of
the
five
three
out
of
the
five
attenuation
basins
would
be
wet
all
year
round
and
I'll
just
show
you
the
cgi's.
Now
I
just
need
to
highlight
sorry.
I
just
got
back
from
that.
E
The
some
of
the
flats
see
where
the
four
and
the
four
sort
of
to
your
left
hand
side
in
the
middle.
There
are
four
blocks
above
the
attenuation
base
and
an
opposite
the
park
and
that
the
officers
are
concerned
that
there
isn't
there's
a
lack
of
private
immunity
space
serving
these
the
four
flats
there.
However,
they
are
opposite
the
the
attenuation
basins
and
cockshot
wood
and
the
beck.
So
there's
we're
not
entirely
sure
that
we're
happy
with
that
arrangement
at
the
as
it
stands.
E
This
is
another
one.
I've
got,
I've
got
the
the
last
slide
actually
shows
you
where
these
pictures
are
taken
from
these,
hopefully
show
you
the
bring
their
elevations
to
life
a
bit
more
and
you'd,
see
the
materials
and
the
design
and
the
traditional
design
of
the
house
types
and
that's
the
innovations,
and
so
that's
the
the
park
that
I
just
highlighted
on
the
the
layout
of
the
landscape
plan.
E
Sorry,
that's
the
that's
the
park
area,
the
largest
more
formalized
park
area
that
you'd
see
around
the
innovation
zone
in
the
centre
of
the
site
and
that's
when
looking
down
from
the
avenue.
So
if
you
were,
if
you'd
walked
up
the
avenue-
and
you
were
looking
back
down-
that's
the
sort
of
more
traditional
house
types
that
you'd
see
and
that's
the
red
arrows
are
showing
you
where
those
pictures
were
taken,
and
they
also
show
the
the
layout
there.
So
I
think
just
I'll
try
and
pull
all
of
that
together.
E
So
yeah
in
terms
of
the
the
conclusion
and
the
proposal
does
represent
a
significant
residential
development
in
weatherby
significantly
interesting
and
to
the
local
community,
and
it's
one
of
the
largest
sites
in
the
sap.
The
success
on
the
development
will
rely
heavily
on
achieving
appropriate
appearance
and
scale
layout
and
landscaping.
E
Benefits
of
the
proposal
include
delivery
of
housing
in
line
with
the
sap
35
of
the
unions
of
the
units
will
be
affordable.
The
proposal
also
meets
the
space
standards.
Important
habitats
and
important
habitats
would
create
new
retains
important
habitats
so
and
creates
new
opportunities
for
wildlife
and
by
the
provision
of
green
and
blue
infrastructure
on
the
site.
Also
positives
of
the
scheme
and
the
public
right
of
way
will
be
enhanced.
E
So
discussions
are
ongoing
at
the
minute
with
the
developer
about
the
innovation
zone
and
how
this
site
could
be
more
innovative
and
exemplar
and
we've
the
developer
will
cover
their
where
we've
got
to
with
that.
E
Innovation
can
be,
you
know
in
various
in
various
forms,
but
it's
expected
that
on
this
site
will
be
it'll,
introduce
modern
technologies
to
reduce
carbon
and
address
the
wider
climate
change
objectives
and
officers
remain
un
unconvinced
that
the
current
proposals
would
push
the
boundaries
in
terms
of
innovation
or
would
result
in
a
development
of
very
high
quality
in
terms
of
architectural
design.
E
E
A
A
Welcome
to
the
panel-
and
thank
you
very
much
indeed
for
joining
us
this
afternoon-
you're
very
welcome
in
your
own
time.
You
you
can
address
us
on
the
scheme.
Please.
H
Thank
you
chair.
My
name
is
roger
owen:
I'm
the
chair
of
better
weatherby
partnership,
who
have
been
actively
involved
in
the
design
workshops,
which
jenna
has
mentioned
I'd
just
like
to
put
on
record
our
appreciation
of
officers,
attempts
at
those
workshops
and,
more
importantly,
the
attention
that
taylor
wimpey
have
paid
to
it.
H
I
have
a
number
of
points
before
I
really
get
into
it
of
errors
on
the
officers
report,
criticisms,
omissions
and
corrections,
but
if
I
speak
to
those
now
I'll
be
here
for
a
while,
so
I'm
open
to
your
suggestion,
chair
as
to
how
that
should
be
dealt
with
in
terms
of
the
scheme
as
it
currently
exists,
I'm
just
not
going
to
talk
to
about
mix,
but
I'm
probably
the
oldest
surviving
person
in
this
room
of
previous
recessions,
which
I
work
through,
and
we
are
heading
to
a
recession,
a
fuel
crisis,
possibly
three
day
weeks.
H
I
was
advised
this
morning
accompanied
by
power
cuts
and
the
innovation
which
gemma
has
addressed
jenner's
address.
Sorry
comes
to
part
of
that.
There
are
a
number
of
issues,
and
I
know
it's
a
moot
issue
of
things
like
chimney
pots
on
buildings,
but
all
these
materials
take
and
create
emissions
to
atmosphere,
and
are
they
really
needed?
Equally,
there
is
an
over
alliance
in
our
opinion
on
brick.
H
We've
raised
this
previously
with
taylor
wimpey
we're
more
in
favor
of
more
timber
framed
development
as
giving
a
better
mix
to
the
architectural
merit
of
the
site
equally,
and
I
wonder
if
I
could
ask
jenna
to
put
up
the
slide
which
had
the
site
shown
in
a
light
brown
color.
H
It
was
one
of
the
early
ones,
I'll
I'll
talk
along
while
that's
going
on
we're
concerned
and
have
been
for
some
time
about
pollution,
both
atmospheric
and
noise
arising
principally
out
of
the
a1m.
H
The
report
notifies
that
most
of
the
affordable
housing
on
this
site
is
located.
Thank
you
located
around
the
face
to
the
a1
and
the
rest
of
the
perimeter,
the
site
on
the
west
of
the
a1m
colored
brown
is
a
developed
site
by
david
wilson
holmes,
which
has,
as
our
world
counselors
know,
significant
noise
problems
from
the
a1m
and
in
our
view
there
could
be
more
done
to
mitigate
noise
than
it
is
currently
suggested.
H
I
have
the
report
from
tim
summers
who
seems
to
think
that,
having
raised
this
with
the
city
council
and
taylor
wimpey
and
suggested
in
a
letter
that
we
wrote
to
ryan
platten
on
the
15th
of
february,
suggesting
better
mitigation,
he
seems
to
think,
mr
summers,
that
this
is
a
matter.
That's
been
addressed
and
it
hasn't,
and
I
would
invite
members
to
look
at
that
again.
Equally
on
the
atmospheric
pollution
side
of
things,
there
is
no
report
yet
on
the
plans
planning
portal.
H
The
previous
reports
that
were
on
there
were
based
on
technical
information
that
is
now
out
of
date.
We've
been
told
that
that's
going
to
be
updated
and
we
would
appreciate
if
we
could,
particularly
given
that
affordable
housing
is
going
to
suffer
both
from
noise
and
also
potential
particulate
pollution.
H
H
That's
that's
the
point
on
pollution
in
terms
of
highways,
we
agree.
We
know
that
the
access
points
are
fixed
to
the
site,
but
york
road
has
been
a
moot
point
for
some
time.
York
road
has
been
declassified
from
the
roundabout,
where
it
now
four
minutes
check.
Oh
right,
slow,
speaker.
H
Do
yeah
york
road
from
the
roundabout
next
to
the
racecourse
entrance
racecourse
approach
into
the
centre
of
whether
it
be
has
been
unclassified.
There
have
been
two
fatal
accidents
on
there.
The
last
two
and
a
half
months
ago,
with
the
advent
of
school
children
traveling
by
bus
from
this
site
to
harrogate
for
particularly
up
to
a
level
standard,
there's
going
to
be
more
traffic
and
we
really
do
feel
that
traffic
management
needs.
Looking
at
on
that
section
of
road.
A
Thank
you
for
that.
Thank
you
very
much
indeed,
members
do
you
have
any
questions
for
the
speakers.
I
H
It's
not
better.
I
can
do
with
pleasure.
I
can
go
through
the
report
page
by
page
paragraph
35
page
8
refers
to.
H
The
contractors
plans
for
carrying
out
the
works
and
a
statement
is
required
in
terms
of
construction
management.
Can
I
just
stress
that,
having
having
a
house
directly
opposite
the
beltway
scheme
on
in
wetherby
the
the
construction
management
program,
there
was
not
adhered
to.
It
was
lacking
in
a
number
of
areas,
and
I
would
just
request
the
panel
that
when
the
time
comes
for
this,
it
is
a
thorough
investigation
of
how
the
scheme
is
going
to
be
serviced
by
the
construction
industry.
H
The
next
one
is
paragraph
44
on
page
11,
minor
issue.
The
public
consultation
event
was
on
the
10th
of
february,
not
the
6th,
as
noted
paragraph
45
tends
to
suggest
the
items
that
were
discussed
by
better
weatherby.
We
did
actually
write
and
covered
at
that
meeting
on
the
10th
of
february.
Various
issues
on
the
various
reserve
matters
applications
which
have
been
made
where
consultations
were
either
incomplete
or
not
received
at
all,
and
one
or
two
of
those
were
going
to
feature
in
a
minute.
H
That
letter
is
not
mentioned
in
the
report.
It
was
a
letter
that
we
sent
to
mr
platten
on
the
15th
of
february
and
detailed.
The
various
aspects
of
the
various
reserve
matters
applications
that
have
been
made
where
consultations
have
not
been
received
or
not
dealt
with
to
date.
H
H
Which
relates
to
flood
risk
management,
who
have
no
objections.
The
actual
reply
from
them
is
incorrect
in
terms
of
its
ultimate
goal.
The
report
says
they
will
support
the
application,
but
they
want
more
details.
The
clear
inference
from
that
is
if
the
details
are
not
satisfactory,
they
cannot
support
it,
and
I
believe
that
should
have
been
clarified
in
in
the
report.
H
Equally
on
the
paragraph
49,
the
yorkshire,
water
objection,
you'll
be
aware,
I'm
sure
from
press
coverage
today
that
yorkshire
water
are
one
of
a
number
of
water
authorities
who
are
the
subject
of
investigation
by
of
what,
in
terms
of
discharge
to
rivers
arising
out
of
inadequate
capacity
in
local
water
treatment
plants.
H
We
have
spoken
to
yorkshire
water
some
time
ago,
some
weeks
ago
and
have
had
an
indication
from
them
that
this
scheme
was
red,
flagged
to
use
their
words.
That's
in
terms
of
capacity.
I
know
that
doesn't
necessarily
affect
taylor
wimpy's
construction,
but
it
will
affect
weatherby
if
there
is
a
problem
due
to
lack
of
capacity,
which
seems
to
be
a
possibility,
I'll
put
it
no
stronger
than
that.
H
I've
already
mentioned
under
paragraph
50
the
fact
that
the
air
pollution
report
is
not
to
hand,
and
we
would
prefer
to
see
an
updated
version
based
on
more
current
statistics
on
the
public
rights
of
way.
On
paragraph
55,
I
think,
with
respect
I'd,
ask
jenna
to
re-look
at
which
footpath
numbers
relate.
We
we
believe
you've
got
them
the
wrong
way
around.
That
paragraph
that
put
footpath
seven
on
this
report
should
be
actually
footpath
eight
and
vice
versa,
minor
point,
but
when
it
comes
to
committee
later,
it
needs
to
be
right.
H
Paragraph
60
is
a
repeat
really
of
what
I
said
earlier.
We
did
write
a
very
comprehensive
letter
in
support
of
the
various
issues
we
put
forward
at
our
meeting
with
taylor
wimpey
on
the
10th
of
february.
That
letter
is
not
noted
on
here,
although
it
is
on
the
planning
portal
site.
H
Next,
on
page
14,
again
to
repeat
the
issues
on
the
slide,
that's
now
being
taken
down
the
conditions
relating
to
condition,
31
and
32..
H
H
The
dutch,
as
was
included
in
our
letter
to
mr
platten,
the
dutch,
have
a
very
inventive
method
of
curved
barriers:
curved
roofs
to
barriers
on
motorways
which
traps
the
pollution,
both
atmospheric
and
noise,
and
rather
than
timber
fencing,
which
deteriorates
and
needs
maintenance.
And,
as
we
all
know
yourselves
more
than
us
money
is
an
issue,
and
sometimes
those
barriers
don't
get
maintained.
A
You
for
that
all
noted,
and
I
can
assure
you
we
will
have
been
very
accurately
and
in
detail
minuted,
so
we'll
be
able
to
refer
to
those
points
as
the
discussions
go
forward.
Thank
you
any
more
questions
please
for
mr
owen.
Yes,
councillor
lam.
M
Yeah,
thank
you
chair
and
there's
four
points.
I
should
just
give
us
a
bit
of
expansion
on
so
one
is
issue
around
chimneys,
which
you
alluded
to.
If
you
could
perhaps
expand
a
little
bit
on
the
views
about
that
two
around
the
noise
from
the
from
the
motorway.
I
I'd
I'd
be
grateful
for
a
bit
more
detail
about
what
you
think
the
appropriate
mediation
is
for.
M
That
three
is
your
view
on
the
position
of
the
affordable
housing
and
if
it's
right,
that
it's
located
as
it
is,
or
should
that
be
moved
throughout
the
site
and
the
fourth
one
is
just
if
you
could
expand
on
the
york
road
issues
we'll
argue
about
it
outside,
but
I
I
my
recollections,
have
been
three
fatalities
recently
in
the
last
few
years
on
york.
Road
and
again,
I
just
wonder
what
what
your
view
would
be
of
the
the
appropriate
mitigations
on
your
approach.
H
Can
I
deal
with
the
affordable
housing?
First,
it
doesn't
really
matter
directly.
H
There
is
going
to
be
housing
along
the
boundary
of
the
a1m
at
the
moment
it's
cast
as
affordable
and
the
point
I'm
making
is
that
in
terms
of
protection
from
pollution,
either
noise,
but
more
in
particular,
airborne
pollution.
H
The
scheme
should
be
better
than
it
is,
and
that's
irrelevant
as
to
whether
it's
affordable
or
the
top
of
the
range
to
be
built
on
this
site
in
terms
of
york.
Road
I've
got
to
accept
your
greater
knowledge
in
terms
of
fatalities.
H
The
latest
one
I'm
aware
of
it
was
around
the
17th
of
december
last
year
and
and
the
point
I'm
making
is.
This
is
an
unclassified
road
now,
so
the
responsibilities
all
along
come
back
to
the
city
council.
H
I
know
that
the
civic
society
have
been
in
correspondence
with
council
and
nash
about
this,
and
it
is
a
worrying
feature.
It
will
become
more
worrying
as
in
when
houses
are
occupied
and
the
children
from
there
are
going
to
weather
bay
high
school.
Those
have
not
been
bused
to
harrogate.
H
The
primary
school
is
planned
in
the
center
of
the
site,
so
that's
not
as
big
a
issue,
but
it
is
important
that
this
is.
This
is
properly
dealt
with,
I'm
currently,
as
an
aside
sitting
on
a
panel
with
weatherby
high
school
redevelopment,
and
I've
made
the
same
point
there
to
your
colleagues
in
education
and
property
that
we
need
proper
connectivity
between
this
site
and
the
rest
of
the
town,
the
route
to
the
school.
Even
when
it's
rebuilt,
it
will
be
on
the
same
site.
H
The
route
to
the
school
will
involve
people
crossing
whole
field
at
sorry,
york,
road,
and
there
is
no
distinct
provision
for
that.
At
the
current
time
we
accept
the
access
points
to
the
site
are
fixed,
but
you
know
there
needs
to
be
more
done.
Otherwise,
I
believe,
there's
a
very
strong
possibility
that
fatality
numbers
will
go
up.
H
People
speed
on
there
there's
a
it's
a
30
mile
limit
going
into
weatherby,
but
it's
40
along
the
side
of
the
race
course,
and
you
see
people
racing
your
other
two
points,
the
the
chimney
pots
chair.
Is
it
all
right
without
him
spending
half
an
hour
on
it,
because
I
know
he
will?
Is
it
alright?
My
my
colleague
mr
captain
talks
to
the
chimney
pots.
A
J
I'm
looking
for
more
than
that,
can
I
just
emphasize
that,
like
a
lack
of
safe
crossing,
can
I
disagree
slightly
with
my
colleague
from
better
weatherby
until
the
school
is
built
which
correct
me:
if
I'm
wrong,
we'll
be
after
300
houses
of
built,
the
children
will
be
children.
Infant
children
will
be
crossing
that
york
road
to
go
to
across
the
street,
no
not
to
crossley
street
to
the
school
just
to
cro.
Along
from
there.
They
will
have
to
cross
that
busy
road.
J
As
you
as
you've
heard,
there
have
been
two
fatalities
to
me.
It
is
the
biggest
problem
with
this
application:
the
lack
of
a
safe
crossing
for
children
to
cross
and
similarly
cyclists.
Turning
right
people
walking
into
either
me
chimneys.
The
point
of
making
about
chimneys
is
the
point
is
they're
redundant.
There's
no
existing
houses
to
build
in
with
there
can
be
no
reason
for
having
them
this
state's
meant
to
be
an
example
and
we're
looking
we're
hearing.
J
J
Sorry,
those
chimney
pots
will
be
made
of
bricks
and
bricks
are
very
energy
intensive.
So
there
is
no
reason
to
have
false
chimneys.
H
M
H
I've
put
those
draw
attention.
It's
on
the
plan
planning
portal
draw
attention
to
better
weatherby's
letter
dated
the
15th
of
february
to
ryan
platten,
in
which
I've
suggested
a
mitigation
rather
than
waste.
Time
now,.
D
Right,
as
mr
carter
knows,
the
issue
of
of
a
crossing
of
some
sort
has
been
raised
three
times
at
the
city
plans
panel,
and
I
raised
it
and
thought
it
was
very
important.
However,
I'm
not
quite
sure
what
you
mean
by
the
york
road,
because
I
originally
thought
it
was
race
course
approach,
which
is
at
the
on
the
plan.
We
have
in
front
of
us
at
the
bottom
that
runs
in
between
the
race
cars.
Sorry
that
is
york,
road
right.
D
Okay,
now
the
I
have
raised
this
and
it
was
a
vaguely
promised
it
wasn't
minuted,
and
I
raised
it
the
last
time
and
I
asked
why
it
hadn't
been
minuted
and
it
was
going
to
be
sorted
words
to
that
effect.
D
I
I
think
it
is
absolutely
essential
that
there
is
a
pedestrian
crossing
there
and
when
it
comes
to
the
general
debate,
I
will
speak
on
that.
But
could
I
just
point
out
that
in
the
bottom
left
it
looks
as
though
there's
a
road
into
the
estate?
D
There
isn't
a
road,
it's
a
footpath,
so
that
that
could
impinge
on
people's
decision
later,
but
that
is
round
about.
There
is
where
the
pedestrian
crossing
is
needed.
J
J
The
obvious
thing
for
people
to
want
to
do
is
to
cross
the
road.
There
is
no
crossing
place,
there's
a
drop
down.
You
can
walk
out
straight
across,
but
there
is
no
provision.
The
nearest
provision
is,
you
walk
a
lot
further
down
york
road
towards
wetherby
past
the
turning
you'd
take
to
go
to
sorry,
I
remember
saint
james's
infant
school
and
a
lot
further
down
there.
There's
a
drop
pavement,
no
traffic
lights,
no
pedestrian
crossing,
no
you're
encouraged
to
walk
there.
Other
than
that.
J
A
That
was
crystal
clear
and
it's
been
noted.
Thank
you
very
much
any
further
questions.
Would
you
like
to
come
back
on
that
council
dash?
No
any
further
questions
in
that
case?
Can
I
thank
you
both
very
much
indeed
for
coming
this
afternoon
and
for
sharing
those
views
and
thoughts
with
us.
Thank
you.
A
So
we've
now
got
speakers
in
support
of
the
application
mark
johnson
and
john
heatherton.
If
you'd
like
to
come
to
the
table,
please.
K
Thank
you,
chair,
just
just
bear
with
me.
I
have
got
a
note
actually,
but
I've
just
shuffled
my
papers
and
managed
to
misplace
it
as
you
would
expect.
Just
before
I
go
into
my
four
minutes.
K
There
is
a
series
of
technical
submissions
which
are
the
discharge
of
conditions,
and
there
are
five
discharges
of
conditions,
because
there's
quite
a
few
planning
conditions
that
require
to
be
details
to
be
submitted
up
from
and
in
advance.
So
you
can
understand
the
technical
details
that
sit
behind
the
reserve
matters
and
those
matters
that
relate
to
air
quality
and
noise
are
sat
within
the
discharge
of
conditions
and
because
there
are
so
many
documents
and
so
many
submissions.
K
It
may
be
that
not
everybody
from
the
member
members
of
the
public
side
get
to
see
when
those
technical
documents
are
actually
submitted
and
when
what
we
would
say
is
that
those
documents
have
been
submitted.
They
may
not
always
appear
at
the
right
time
on
the
planning
portal,
but
there's
also
a
series
of
updates
to
be
made
via
ongoing
responses
on
drain
agent
and
noise,
which
is
still
to
be
made,
but
they
won't
necessarily
be
made
into
the
reserve
matters.
Application
they'll
be
made
into
the
discharge
of
conditions
and
sheriff
just
thought.
K
I'd
make
that
point,
because
it's
it's
wonderfully
complicated
when
you
get
to
this
stage
in
the
number
of
documents,
but
we
have
produced
a
tracker
document
that
we
will
keep
providing
to
the
better,
whether
the
organization
or
toward
members,
and
to
the
planning
officers
to
track
exactly
where
all
of
those
different
planning
submissions
are.
Thank.
K
Thank
you
chair,
and,
if
I
may,
then
I've
got
a
few
notes
that
I
want
to
go
through
and
it
takes
me
somewhere
in
the
order
of
three
to
four
minutes.
But
basically
I
don't
need
to
go
over
the
history
of
the
site,
because
you're
actually
fully
aware
of
the
history
of
this
site,
and
I
know
it
went
through
city
plans
panel,
but
members
of
this
panel
will
have
been
aware
of
it
and
clearly
it's
a
very
important
site
in
terms
of
delivering
housing
to
the
outer
northeast
area.
K
In
terms
of
timing-
and
obviously
we've
been
here
since
2017
looking
at
this
this
this
particular
site
in
detail
and
taylor.
We
are
particularly
keen
to
get
this
one
now
through
the
reserve
matters
and
not
out
and
into
production,
and
what
sits
behind
all
of
the
design
documents
that
you
can
see
is
that
there
is
a
very
detailed
design,
brief
document
running
to
something
in
the
136
pages,
which
actually
documents
all
of
the
changes
that
we've
been
making
over
the
last
18
months.
K
Since
we
got
the
outline
and
as
a
result
of
those
ongoing
workshops-
and
what
I
would
say
is,
I
think
those
workshops
have
been
extremely
important
and
incredibly
useful,
because
it's
allowed
everybody
involved
in
the
workshop
process
to
understand
the
technical
natures
that
sit
behind
some
of
those
topics,
whether
it's
ecology,
drainage,
housing
mix
and
construction
management,
and,
more
so,
and
more
so
recently,
things
such
as
carbon
reduction
and
energy
saving.
So
we're
always
open
up
to
take
questions
on
those
matters,
and
we,
those
matters,
remain
very
fluid.
K
Almost
the
taylor
wimpy
scheme,
which
is
the
church
field
site
at
boston,
spa,
which
again
was
a
design
award-winning
proposal
has
built,
and
the
design
on
this
particular
scheme
has
also
been
through
a
design
review
at
taylor
wimpy
recently
and
of
all
the
23
divisions.
This
layout
actually
won
the
top
award
of
design
now
again
you're
the
decision
maker
on
this,
but
so
far
we
seem
to
be
getting
a
relatively
high
level
of
support
for
the
layout
and
a
relatively
high
support
for
the
the
the
house
types
and
character
areas
that
have
been
selected.
K
But
the
second
element
of
innovation
is
the
stuff
that
sits
behind
the
scenes
and
that's
what
you
can
see
on
the
screen
right
now
is
that
we
are
being
pushed
on
matters
other
than
design,
and
those
are
elements
that
you
will
see
in
the
form
of
how
we
treat
green
and
blue
infrastructure,
how
we
work
with
the
public
open
spaces,
how
we
address
energy
saving-
and
I
know
the
reference
would
be
made
by
the
better
weatherby
partnership
and
we're
very
happy
to
take
questions
on
carbon
reduction,
but,
most
importantly,
right
now
how
carbon
reduction
relates
to
energy
savings
and
energy
bills.
K
So
we're
very
happy
to
take
questions
on
that,
because
what
we
would
say
is
that
we
are
pushing
the
boundaries
as
far
as
we
can
currently
with
technology.
That's
available.
We've
gone
significantly
further
than
the
council's
planning
policy
on
carbon
reduction.
To
date,
every
house
will
have
pvs.
Every
house
will
be
triple
glazed.
K
K
Is
the
mix
policy
for
sites
over
250
dwellings?
Is
that
you
justify
the
mix
that
you've
got
rather
than
working
to
the
district-wide
tables
that
you'll
see
within
the
reports
and
those
district-wide
tables
have
got
quite
a
wide
range,
and
what
we've
got
on
this
site
is
that
we've
got
a
third
two
bed,
a
third
three
bed
and
a
third
four
five
bed,
so
the
mix
is
actually
almost
identical
to
the
remainder
of
the
mix,
that's
within
the
weatherby
town.
K
So
what
we've
sought
is
that
we've
sought
to
replicate
what
you
would
expect
in
this
outer
area
and
in
the
conversations
with
the
groups,
we've
had
no
kickback
on
the
mix,
but
we're
clearly
very
mindful
is
that
it
doesn't
meet
the
one-size-fits-all
tables
that
you've
got.
That's
it
in
the
text
above
policy
h4.
But
it's
not
within
the
h4.
We've
submitted
a
mixed
report
as
part
of
one
of
the
discharged
conditions,
and
we
will
come
back
to
that
now.
We
are
into
full
dialogue
with
the
housing
association
so
chair.
At
that
point.
K
My
only
final
point
is:
we've
done
a
lot
of
consultation
over
the
last
18
months
and
it's
like
we
pick
up
on
the
fact
that
we've
been
commended
for
that,
but
we're
here
now
to
answer
questions
on
every
element
of
the
scheme.
Perhaps
apart
from
that,
one
final
point
is
access,
which
was
in
the
outline
we're
very
comfortable
in
answering
questions
on
access,
but
they
are
not
part
of
the
reserve
matter.
Submission.
A
D
K
Chair
is
that
counselor
nash
is
right.
Is
that
what
we're
not
dealing
with
here
is
something
from
a
major
chain.
In
effect,
what
we
see
this
to
be
is
a
convenience
store,
something
in
the
order
of
285
square
meters.
It's
essentially
a
village
shop,
and
the
reason
why
it's
located
in
the
location
that's
shown
is
that
within
the
central
area
within
the
drawing
that
you
see
on
the
screen,
is
that
we've
got
it
located
next
to
the
school,
the
primary
school
and
next
to
the
playgrounds.
In
effect.
K
There's
a
youth
playground
on
a
junior
playground
play
areas,
and
what
would
what
we're
seeking
to
do
here
is
to
create
a
central
hub
to
the
site,
rather
than
to
create
a
shop
on
the
edge
of
the
site
to
pick
up
on
passing
trade?
D
Right,
the
description
of
the
word
hub
implies
that
it
has
to
be
in
this
center,
and
you
mentioned
the
school
next
door
to
the
school.
Also
in
the
report
it
mentions
about.
If
there's
an
over
fill
of
schools
in
weatherbay,
children
will
come
into
this
site.
D
D
D
If
it
is
the
entrance
to
the
estate,
it
isn't
just
passing
road
traffic,
it's
traffic
from
residents
of
the
estate
coming
in
and
out,
and
I
really
would
like
to
know
why
my
comments
previously
have
been
disregarded.
A
Could
you
come
back
again
please
on
that,
and
I,
I
think
particularly
a
frustration
for
plans.
Panels
is
often
that
they
will
make
a
strong
point
like
this
and
then
not
receive
any
further
feedback
on
that
issue
until
it's
represented
you've,
given
an
explanation
of
the
reasons
you've
you've
kept
it
where
it
is,
which
we
may
or
may
not
agree
with.
K
Well,
thank
you
chair.
I
mean
first
of
all,
the
the
we've
located
the
shop
next
to
the
school,
but
the
school
is
located
central
because
that's
what
the
education
department
your
education
department,
have
asked
for.
When
we,
when
we
came
up
in
a
series
of
different
design
options,
we
we
showed
that
we
could
show
it
to
the
north
east,
the
south
west
or
in
the
center.
So
the
location
of
the
school
being
central
is
is
a
request
of
the
council
and
we
don't.
We
don't
actually
disagree
with
that.
K
K
Because
of
the
pupil
numbers.
It
may
be
that
this
school
starts
off
at
a
one-form
entry
and
then
we're
not
dragging
children
in
from
outer
areas.
But
we
still
maintain
the
fact
that
the
central
location
of
the
shop
is.
If
we
put
the
shop
at
the
edge,
then
somebody
on
the
site
is
going
to
have
even
much
further
to
walk,
because
essentially,
if
you're,
by
putting
the
shop
in
the
center,
the
walking
distances
from
all
of
the
edges.
Whilst
it
may
be
considered
quite
a
walk.
The
site's.
Not
that
big
and
then
certainly
that
shop.
K
I
Thank
you
chair.
It's
not
often
a
plans
panel.
I
get
to
speak
in
warm
terms
about
the
actions
of
a
mass
house
builder.
So,
but
I
will
say
your
your
church
feels
development
in
boston,
spa
which
you
referred
to
was
indeed
both
overwhelming
and
record-beating,
as
you've
described.
I
Do
you
think
this
development
reaches
the
same
standard.
K
Sorry,
council,
yes,
we
do,
but
what
we
recognize
is
that
the
scale
of
this
development
being
significantly
larger
than
the
boston
spa
one
requires
character
areas
and,
as
a
result
of
that
part
of
it
will
look
like
boston
spa.
The
rural
edges
will
remain
low
density,
but
it
has
to
have
a
slightly
different
appearance.
It's
rather
like
when
you
go
to
boston.
Spa
you'll
see
that
the
urban,
a
at
center
of
boston
spa,
will
be
three-story
on
the
outskirts
of
boston.
K
Safari
will
be
two-story
and
that's
what
we've
sought
to
we're,
not
seeing
to
replicate
boston
spa.
We
recognize
we're
an
extension
to
weatherby,
but
we
think
there's
enough
diversity
in
the
character
areas
to
make
it
not
appear,
as
if
one
house
builder
has
built
the
whole
thing,
but
also
bearing
in
mind
is
that
there
are
two
other
developments
to
be
bolted
on
to
this
site,
to
complete
the
wider
allocation.
I
Yeah
thanks
I'll
revert
to
type
then
because
I
think
this
is
rather
underwhelming
actually
in
terms
of
specifically
the
the
innovation
sections
and
some
of
the
drawings
we
saw.
You
use
the
phrase
invisible
in
innovation,
and
I
agree
it
is
invisible.
It's
not
doesn't
appear
very
innovative
in
in
in
terms
of
its
visual
element.
I
I
think
there's
a
real
opportunity
here
and
more
so
because
it
it
sounds
to
me
what
we
heard
earlier
from
the
better
weatherby
partnership
that
which
is
quite
unusual
for
a
plans.
Panel.
You've
got
a
local
community
organisation
that
are
very
keen
to
work
with
the
developer
rather
than
against
them,
and
it's
very
unusual
to
have
a
local
community
group
pushing
for
more
environmentally
friendly
schemes
in
its
design
and
and
I,
as
a
harewood
world
member,
spend
my
days
arguing
for
chimneys
because
that's
the
character
feature
of
the
villages
I
represent.
I
I
I
commend
you
for
that
in
those
places,
but
then
sort
of
saying
well,
we'll
we'll
tick,
a
box
there
and
say
it's
going
to
be
innovative,
but
but
it's
not
it's
just
it's
white
render
and
gray
slate,
so
it
looks
nice
and
friendly
and
and
for
liberal
folk
to
move
into.
But
what
is
it
actually
in
it?
That
is
innovative,
and
how
does
it
look
innovative
to
the
to
the
eye,
and
I
think,
when
this
comes
back,
I'd
probably
want
to
have
seen
some
greater
progress
working
with
a
better
weatherby
around
those
those
features.
K
Yes,
chair,
I
mean
obviously
what
we've
got
within
those
innovative
house.
Styles
is
a
number
of
design,
new
design
features
in
effect,
and
it
may
be
whether
it's
porches,
whether
it's
the
way
in
which
those
balconies
open
up
there's
a
reference
there
to
materials.
Materials
are
always
something
that
we
can
look
at,
but
one
of
the
one
of
the
points
raised
in
the
workshop
is
I'll.
Just
call
it
momentarily
modern
design,
a
modern
appearance.
Does
the
modern
appearance?
Look
modern
enough?
Is
it
large
enough
and
these?
K
These
are
all
questions
that
we've
posted
the
various
workshops
and
every
time
we
pose.
The
question
is
that
we
do
tend
to
get
half
the
audience
will
say
it's
too
big
and
half
will
say
it's
too
small
and
then
the
point
about
subjectiveness
is
exactly
this
and
no
doubt
the
council
design
officer
will
have
an
opinion
as
to
whether
or
not
he
thinks
that
they're
too
modern
or
too
great
in
their
coverage.
K
If
this
committee,
this
panel
is
asking
us
to
put
more
modern
design
in
then
we'd
like
a
little
bit
more
guidance,
perhaps
because
it
is,
it
is
a
traditional
area,
and
it
may
be
that
members
of
the
panel
might
think.
Well.
Actually
I
prefer
it
all
to
be
traditional,
and
this
is
this
is
the
difficulty
that
we've
got
here
is
that
everybody
seems
to
have
a
slightly
different
opinion
on
modern
design.
But
what
I
would
ask
chair
and
again
not
extending
these
conversations,
we'd
like
to
first
of
all
get
an
understanding
from
the
panel.
A
Thank
you.
Well,
I
will
start
the
response
to
the
points
you've
made
and
I'm
sure
colleagues
will
join
and
I
certainly
wouldn't
want
to
in
any
way
go
against
the
collaboration
that
you
have
had
with
the
local
community,
which
I
I
think
is
commendable.
The
number
of
workshops
and
the
number
of
conversations
that
you've
had.
But,
from
my
perspective,
the
plans
panel
is
here
to
get
the
very
very
best
it
can,
and
you
have
one
of
the
best
sites
in
the
city
that
we
have
to
offer
it's
it's
in
the
countryside.
A
Now,
at
the
end
of
the
day,
specific
details
of
design
are
often
a
matter
of
personal
taste
and
we've
heard
that
in
the
chimney
debate.
But
my
point
of
view
is
that
you
have
taken
a
taylor,
wimpy
type
of
house,
that
you've
out
of
a
pattern
book
or
whatever
you
call
them,
and
you
may
have
taken
a
little
bit
more
care
about
it
and
done
a
different
finish
or
a
different
window
type
or
different.
What
porches
you
mentioned.
A
I
feel
that
you
should
have
started
again
that
you
should
have
looked
at
the
site
and
designed
for
that
site.
My
own
personal
view
and
taste
would
be
really
contemporary
design,
cantilevers
glass
walls,
bringing
that
countryside
inside
creating
views
and
making
the
characteristic
of
the
area
in
reflected
in
the
architecture.
A
A
Counselor
sharp
thanks
chair.
I
had
two
points
on
affordable
housing,
but
you've
covered
one
of
them
on
housing
mix.
But
what
was
your
thinking.
K
Yes,
councillor
we've
got,
we've
got,
I
think
five
areas
of
affordable
housing
across
the
site,
so
there
is
within
every
phase.
There
is
a
zone
of
affordable
housing
and
where
those
affordable,
housing
and
reference
was
made.
Well,
it's
there's,
there's
a
past
look
towards
the
young
offenders.
K
As
I
say,
we've
got
five
distinct
zones
of
affordable
housing
and
the
reason
for
them
having
in
clusters
is
in
effect
the
housing
association
prefer
to
manage
them
in
clusters.
But
we've
got
some
very
large
clusters
and
I
have
to
say
it's
275,
affordable
houses
in
total,
so
when
we're
dealing
with
785
houses
in
overall
is
that
it's
very
difficult
to
actually
pepper
pop
them
in
in
a
fashion
that
would
be
absolutely
on
every
zone.
K
A
M
Yeah,
thank
you,
chair,
I'm
in
danger
of
doing
a
berry,
but
I'll
stick
I'll
stick
to
design
points
to
start
with,
so
I
I'd
concur
with
a
lot
of
what
you'd
what
you've
said.
The
way
I
would
put
it
is,
I,
I
think
church
fields
raise
the
bar
in
terms
of
design.
M
This
scheme
should
be
raising
it
again
significantly
and
I
think
it's
at
best
keeping
it
where,
where
it
was
and
the
additional
point
to
europe
about
bringing
the
countryside
in.
Actually,
I
think,
there's
a
nod
to
the
climate
emergency
in
design
terms,
but
we
need
more
than
a
knot.
It's
an
emergency
and
it
needs
to
be
more
much
more
significant
and,
and
that
comes
to
materials
and,
for
example,
why
can
timber
frames
not
be
an
option
within
the
scheme
and
thinking
that
this,
the
build-out
is
period,
is
significant?
M
A
Could
I
bring
steve
in
at
this
point
with
any
perceptions
you
have
about
the
design,
steve.
G
You
chair
sound
like
parrot
again
again,
I
I
there
are
many
issues
here
and
I'm
as
much
interested
in
hearing
members
comments,
so
they
help
officers.
Take
it
forward
on
the
design
it's
not
now.
I
could
do
a
load
of
lectures
but
to
say
to
mum
design,
isn't,
there's
lots
of
rules
to
design
so,
but
what
does
matter
is
we
don't
build
like
we
do
used
to
do?
G
The
truth
of
the
fact
is,
I
haven't,
asked
the
applicants,
but
these
are
probably
timber,
framed
houses
made
in
factories
and
then
what
we
would
say
in
the
business
you
cover
them
on
the
outside.
With
anything
you
like
brick,
stone
timber.
Whatever
a
lot
of
the
innovation,
I
do
accept
what
the
applicants
say
are
inside
the
level
of
insulation,
the
electronic
control
on
your
energy
and
lighters
lighting,
all
forms
of
energy,
the
emissions
that
that
air
tight
to
so
you
know
almost
body
heat,
warms
the
house
there's
a
lot
of.
I
don't.
G
G
You
know
a
house
nowadays
can
look
like
anything.
You
like
you,
make
the
box
internally
with
me
and
then,
as
we
would
say,
you
can
skin
it
with
anything,
including
bananas.
If
you
want
you
know,
it's
not
required
to
be
brick
structurally
anymore,
so
we
can
take
that
away
and
discuss
it
with
applicants.
A
But
my
central
point
actually
was
that
I
I
object
to
the
the
box
being
identical
and.
D
Lamb
just
to
substantiate
the
point
that
you're
making
chair
on
page
29
of
the
book
that
we've
been
given
what
a
boring
picture
just
look
at
it,
absolutely
boring
and
dreary
and
the
the
business
of
chimney
pots.
I
I
don't
blame
the
developers
for
putting
them
on,
because
it
was
a
member
of
our
city
plans
who
was
quite
keen
on
them
just
to
break
up
the
roofscape,
which
was
also
boring,
but
they
don't
have
to
be
there.
M
Thank
you
chair.
I
think
mr
captain
made
an
important
point
when
he
spoke
earlier
that
this
is
a
standalone
scheme.
We're
not
trying
to
blend
it
in
it
sits
separately
from
weatherby,
so
you've
got
a
blank
canvas
and
making
something
that's
of
its
setting.
It
needs.
It
needs
to
sit
right
next
to
weatherby,
but
it's
it
doesn't
need
to
blend
in
with,
what's
already
been
built.
A
Thank
you,
councillor
stevenson.
I
Thank
you,
jeff,
just
to
build
on
the
general
theme
of
that
sort
of
innovation
and
and
specifically
talking
about
energy
and
climate
change,
which
council
I
mentioned.
I
wonder,
are
these
houses
going
to
be
built
to
a
standard
that
they
will
either
have
heat
pumps,
for
example,
or
ground
source
air
heating
in
them,
or
that
they
could
easily
be
fixed
with
that
at
the
appropriate
times?
I
I
Have
a
lot
of
cash
and
they'll
be
willing
and
probably
able
to
pay
above
premium
prices
for
those
those
types
of
of
houses,
and
you
can
probably
make
quite
a
lot
of
profit
out
of
it,
which
I
imagine
will
will
be
of
interest
to
you
so
to
set
the
turn.
I
think
that's
what
we're
looking
for
when
this
comes
back.
Show
me
something
I
haven't
seen
before.
D
Right,
we
are
on
general
comments.
Now,
aren't
we
well?
I
must
return
to
the
shop
and
the
school
and
the
ideal
place
that
there
was
a
lot
of
discussion
at
the
city
plans
about
the
entrances
to
the
estate
and
and
we
could
only
have
three
entrances.
Is
it
the
road
diagonally
to
the
northeast?
That
is,
that
race,
cars
approach
yeah
right?
We
could
only
have
three
entrances
there.
D
We
couldn't
have
an
entrance
on
the
york
road
estate,
so
there
was
quite
a
bit
of
discussion
about
having
the
shop
near
that
entrance
and
it
isn't
just
for
a
traffic
on
race.
Cost
per
approach
is
for
people
entering
the
estate
and
the
ideal
location
where
we've
got
is
the
middle
entrance
on
race
course
approach
because
it
isn't
just
vehicles
on
race
course
approach.
It's
people
who
live
on
the
estate,
they're
they're,
going
past
the
driving
past,
and
and
and
don't
kid
yourself.
The
majority
of
people
who
live
here
will
possess
a
car.
D
It's
quite
right
that
the
school
be
situated
next
to
the
shop.
I
think
that's
a
splendid
idea,
but
again
parents
will
be
taking
their
children
to
school
and
probably
driving
on
somewhere
else
to
work
or
whatever.
D
D
Just
could
I
just
say
I
keep
asking
we
used
to
do
visits
to
other
places,
and
I
keep
on
about
an
ideal
location
at
north
stanley.
North
of
ripon
and
traditional
houses
have
been
built
there
and
they
look
as
though
they've
been
there
for
300
years.
They
are
so
well
designed
people
love
them.
Why
don't
we
just
go
and
have
a
look
at
them.
F
Yeah,
I
think
I'd
just
like
to
support
councillor
stevenson's
point
on
heat
pumps,
and
just
you
know,
if
the
regulations
change
in
2025,
then
just
not
starting
with
gas
spoilers
at
all,
because
their
time
has
gone
and
I'm
at
that
point
in
my
own
house
and
it's
a
challenge.
But
there's
just
you
know.
We
just
want
to
push
you
on
that
and
just
no
gas
boilers
and-
and
I
think
the
kind
of
outdoor
space
just
to
make
it
more
interesting.
F
I
went
around
a
housing
estate
in
my
hometown
of
northwich
in
cheshire
and
they've
done
like
really
interesting.
Community
space
they've
got
like
allotments
and
community
orchard
and
like
edible
gardens
and
it
kind
of
made
it
all
look
more
interesting,
but
also
provided
community.
F
K
Sorry,
yes,
I
thought
we
got
into
comets,
but
yes,
if
they're
coming
as
questions
the
the
point
about
whether
it's
timber
frame
or
brick
or
whether
there's
gas
or
or
or
source
heat
pumps,
is
definitely
one
of
regulation
change
and
what
we
would
say
is
right
now
the
regulations
are
changing
significantly
faster
than
the
council's
policies.
K
Now
there
is
every
likelihood
that
we
start
with
brick
and
block
but
to
the
2021
regulation
standard,
which
is
significantly
better
than
the
council's
current
policy.
But
the
consultation
on
the
technology
for
future
home
standards
for
2025
is
currently
out
there,
the
technology
design
in
order
to
build
across
the
nation,
300
000
houses
a
year.
You
need
an
industry
building
air
source
heat
pumps
to
support
that.
K
We
have
got
an
expectation
that
we
will
not
be
doing
gas
in
the
second
phase
and
that
the
majority
of
the
houses
on
this
site
will
be
future
home
standard
proof
in
effect,
they're
able
to
go
zero
carbon,
but
they're,
not
zero
carbon,
because
you
still
need
electric
to
run
your
heat
pumps
and
to
ventilate
your
house,
but
the
future
homes.
Energy
standard
is
something
between
70
to
80
percent
above
the
23
regulations.
K
The
point
about
outdoor
green
space,
we'll
we'll
go
back,
we'll
we'll
come
back
and
take
a
look
at
the
the
way
in
which
we're
using
the
green
spaces.
You
know,
we've
got.
We've
always
thought
that
we
can
create
landscaped
areas
that
include
fruit.
Trees
is
that
there
is
something
we
can
do
with
the
landscaping
that
will
be
more
sustainable
and
that's
part
of
the
innovation
process
and
we've
got
no
problem.
Looking
at
those
those.
A
Elements,
thank
you
so
counselor
lam.
M
Thank
you,
but
I
just
want
to
comment
on
something
that's
been
said
and
then,
if
I
could,
I
was
going
to
talk
about
housing
mix
then
just
I
know
I
take
your
points
that
the
policies
are
the
policies
now
and
that's
the
minimum
that
you
have
to
work
to,
but
that's
the
key
thing
it's
the
minimum.
You
have
to
work
to
it's
not
necessarily
a
reason,
and
I
think
what
the
panel
is
asking
is
yeah.
We
know
that
it's
going
to
take
time,
but
writing
good
policy
takes
time
and
effective
policy.
M
The
panel
is
saying
actually
we'd
like
you
voluntarily
to
step
it
up
and
go
further
now
and
future-proof
now,
rather
than
just
wait
for
us
to
get
our
policies
to
catch
up.
Our
ambition
and
our
direction
of
travel
is
clear.
There's
nothing
to
stop
you
going
there
now.
K
Chair
for
me,
is
that,
when
we're
not
starting
with
your
policy
council
alarm,
is
that
we're
actually,
starting
with
that
with
the
heart
with
the
building
regulation
standard,
which
already
goes
beyond
your
policy?
So
we're
the
starting
point?
The
first
house
is
already
substantially
above
and
better
than
the
council's
policy,
and
then
it
gets
better
thereafter
from
2025.
M
Yeah,
I
I
think
we
accept
that,
but
you
you
could
still
go
further
now
is
there
is
the
point,
but
I
wanted
to
move
on
to
the
housing
mix.
One
of
the
things
that
pleased
me
about
this
report
and
our
thank
officers
enormously
for
it
because
it
takes
on
lots
of
feedback.
We've
had
is
there's
a
lot
of
commentary
about
the
neighborhood
plan
and
its
value,
and
I'm
really
pleased
to
see
that
and
when
it
comes
to
housing
mix.
M
Mr
johnson
referred
to
the
third
third
third,
which
reflects
how
weatherby
is
now,
but
the
evidence
base
for
the
weatherby
neighbourhood
plan
was
done
on
a
housing
needs
assessment
which
showed
that
what's
there
now
is
not
what's
needed,
it
needs
a
different
mix,
there's
an
over
supply
of
four
and
five
bedroom
houses
and
an
under
supply
of
one
and
two
and
three
bedroom
houses.
M
So
it's
one
of
the
questions
we
we
need
to
answer,
but
I
think
it's
clear
that
we
should
be
looking
strongly
to
the
neighborhood
plan
because
it
isn't
just
a
one-size-fits-all
that
is
specific,
evidence-based
policy
for
weatherby,
and
we
should
be
giving
that
incredibly
heavy
weight
when
we're
deciding
what
the
mix
should
be.
M
And
the
other
point
on
that
is
that
we
make
it
for
all
skin,
particularly
something
big,
there's
a
huge
demand
for
bungalows,
which
is
not
being
met
in
this,
and
I
would
still
like
to
see
some
attempts
to
to
fight
to
provide
some
bungalows
as
part
of
the
housing
mix.
A
Thank
you,
councillor,
lam,
and
what
I
think
we'll
do
now
is.
We
will
go
down
the
questions
with
a
view
to
considering
the
content
of
them,
rather
than
answering
them
immediately
so
you've,
given
us
a
good,
a
good
start
there
on
housing
mix
alan,
so
I'm
going
to
go
to
two
and
say:
is
there?
Are
there
any
further
points
on
affordable
housing
that
anybody
would
like
to
make
mine
is?
Why
is
the
affordable
housing
in
the
least
advantageous
locations.
K
Sorry,
chad
I'll
take
it.
That's
a
question
for
us.
As
I
said
before,
we
we
don't
think
it
is.
I
mean
what
we've
got
here
is
35,
affordable
housing
and
therefore
there
is
affordable
housing
in
each
of
the
phases,
and
I
know
reference
is
made
to
it
being
up
as
I'm
just
not
wishing
to
repeat
myself,
but
it
when
you're
at
35
percent.
It's
got
to
be
clustered
somewhere
and
it's
clustered
in
every
phase
of
the
site,
and
I
think
you
would
need
to
look
at
the
the
layout
plan
to
see
where
it's
clustered.
K
Yes,
there's
a
p,
there's
a
piece
next
to
the
motorway,
but
it's
not
touching
the
motorway,
there's
actually
good.
Quite
a
good
separation
distance
from
the
motorway
there's
a
piece
near
the
young
offenders,
but
equally
there
is.
There
is
market
housing
near
the
young
offenders.
K
Wherever
we've
got
housing
there
is
a.
There
is
a
substantial
buffer
to
what
might
be
regarded
as
a
constraint
when
you're
dealing
with
you
know
many
times,
you'll
sit
here
and
talk
about
schemes
with
seven
percent,
affordable
and
15.
M
M
The
innovative,
that's
the
buzzword
of
the
day,
features
that
will
prevent
particulates
and
pollution
getting
in
and
it's
getting
the
boundary
treatments
and
things
like
that,
so
it
becomes
less
relevant
once
you've
dealt
with
those
things
and
I
think
we
need
to
give
a
really
strong
steer
that
those
things
we
don't
have
all
the
reports
and
information.
But
I
think
we
really
really
want
to
see
really
good
treatments
for
those,
so
they're
not
undesirable.
D
Nash
on
council
alums
comments
about
the
houses
near
the
motorway-
I
quite
agree,
but
I
think
the
the
main
living
quarters
and
bedrooms
should
be
turned
away
from
the
motorway.
I
think
you
know
you
could
have
bathroom
staircases
whatever
that
that
that's
on
the
side
where
the
motorway
is.
A
Thank
you.
That's
very
helpful.
The
next
question
deals
with
the
general
approach
to
the
different
character
areas
and
whether
we
have
a
view
on
whether
that
is
the
right
sort
of
approach.
Alan.
I
think
you
you
mentioned
a
moment
ago
that
it
might
not
be,
or
was
it
council
stevenson.
I
Well,
no,
I
was
going
to
summarize
the
the
the
approach
is
correct.
The
execution
is
poor.
A
D
I
think
our
comments,
particularly
mine
with
the
shop
make,
means
it's
going
to
be
a
different
layout,
so
I
hope
the
developers
are
going
to
take
away
our
comments
and
do
their
best
to
try
to
accommodate
what
the
panel
would
like
to
see.
M
Yeah,
I
thought
I'd
focus
particularly
on
connectivity,
health
and
well-being
in
this
and
for
those
who've
been
involved
in
this.
For
a
long
time,
we'll
recall
the
original
site
requirement
did
require
a
vehicle
access
on
york
road,
but
we
were
the
city
plans
panel
were
told
it
wasn't
possible
to
do
it.
So
that
means
the
only
access
from
your
code
is
by
foot
which
has
been
alluded
to,
and
council
nash
has
alluded
to,
and
while
I
know
it
doesn't
formally
make
part
of
what
we're
discussing.
M
I'd
really
welcome
mr
johnson,
giving
his
view
on
whether
there's
a
willingness
of
the
developer
to
support
the
council
in
putting
a
really
smart
crossing
and
facility
to
to
get
things.
It
would
make
a
huge
difference
there
to
to
get
that
bottomed
out
to
to
resolve
that
issue
and
given
that's
the
access
to
the
medical
center,
whether
it's
the
access
to
the
shops
and
whether
it
be
if
we
want
people
to
cycle
and
walk,
it
needs
to
feel
safe
and
secure
and
comfortable.
M
And
it's
a
big
part
of
actually
making
it
place.
Making
is,
is
getting
that
that
really
good
access
for
active
travel.
So
I'd
welcome
the
views
and
and
from
officers
on
whether
we
can
go
away
and
really
work
together
to
make
that
make
that
happen.
E
Thanks
counselor,
yes,
we're
quite
confident
that
we
can
go
away
and
talk
to
our
highways.
Colleagues,
on
the
developer
and
under
the
remit
and
the
umbrella
of
the
outline
application.
J
Thank
you,
council,
we're
obviously
engaging
with
the
the
council
on
the
278
anyway
at
present,
which
is
what
jenna's
alluded
to
there.
So
it's
something
that
we
can
certainly
pick
up
with
them.
As
part
of
that
conversation,
as
you
can
appreciate,
we've
talked
about
the
entrances
of
racecourse
approach
in
the
first
instance,
but
we'll
then
be
moving
on
to
the
yacht
road
and
caroline.
So
we
can
pick
up
at
that
point.
A
D
Well,
I
think
I
we've
discussed
this
a
lot
in
city
plans.
Every
house
must
have
at
least
one
car
parking
space.
B
Yes,
it's
thank
you,
chad,
just
just
for
a
point
of
clarity.
I
think,
with
the
the
car
parking
what
we
were
trying
to
really
get
out
just
to
give
some
of
the
context
to
members
in
terms
of
innovation
and
where
officers
were
trying
to
push
the
developer
in
terms
of
particularly
the
pre-application
stage,
we
were
looking
at
essentially
three
areas:
the
use
of
modern
technologies
and
energy
saving
and
climate
change
objectives,
and
two
in
relation
to
good
quality
of
design
and
and
three.
We
were
looking
at
potentially
future
proofing.
B
The
scheme
in
terms
of
car
parking,
with
the
recognition
that
things
might
change
quite
significantly
in
relation
to
car
parking
in
the
future.
In
terms
of
more
shared
car
ownership,
more
electric
vehicles
more,
you
know,
driverless
cars
potentially
in
the
future,
and
we
were
looking
at
potentially
whether
we
move
away
from
car
park,
dominated
frontages,
driveways
in
front
of
properties
and
try
and
come
up
with
areas
which
are
potentially
free
from
cars
in
all
forms.
A
So
that
that's
not
going
away
from
the
ask
for
one
car
parking
place
per
house
or
home,
it's
a
question
of
how
we
see
the
layout
of
that
councillor.
Lamb.
M
Chair
that
that
all
sounds
lovely,
but
you
have
to
deal
with
the
world
as
it
is
not
as
you'd
like
it
to
be,
and
whether
we
like
it
or
not.
This
is
a
car
dependent
development.
If
you
want
a
development
like
that,
then
this
isn't
the
site
to
allocate
for
housing
and
that
ship
sailed.
So
my
view
is
the
public
transport
is,
is
a
million
miles
from
me
whether
be
itself
in
the
town
center
doesn't
meet
the
core
strategy?
M
Accessibility
standards,
never
mind
once
you're,
you
need
a
hopper
bus
to
get
you
there
and
there's
no
signs
of
any
imminent
changes
to
to
buses
to
get
to
york.
It's
a
two
hourly
service
from
from
the
south,
so
it
sounds.
Lovely
and
it'd
be
great.
If
we
could
get
to
something
like
that,
but
I
just
don't
think
it's
workable
on
on
this
site,
but.
A
B
D
D
It's
a
continual
row
and
an
argument
amongst
neighbors
who
don't
like
what
the
next
door
neighbor's
doing.
Look.
We
would
all
like
to
live
in
an
ideal
world
where
we
can
walk
everywhere
or
catch
a
bus
or
a
train
everywhere,
but
we
don't
now
if
things
change
in
the
future
great,
but
I
mean
most
properties
now
they
have
two
cars,
never
mind
one
now,
and
sometimes
three.
If
you
have
a
couple
and
they're
both
professional
people
and
they
work
in
different
directions.
A
I
Yeah,
I
think,
for
innovation
to
work.
It's
got
to
be
practical
and
if,
if
anything,
I
think
moving
the
car
parking
spaces
away
from
the
dwelling
isn't
practical,
because
you
know
you
bring
your
shopping
home.
You've
got
to
get
it
in
all
the
rest
of
it.
I
And
you
know
it's
not
just
two
cars
now,
if
you
think
about
the
the
demographics
moving
into
this
development,
they're
gonna
be
younger
families
who
then
end
up
with
teenagers,
and
you
end
up
with
four
or
five
cars
at
a
house
and
nowhere
to
park
and
that's
a
problem
already.
I
think
the
level
of
innovation
would
probably
come
around
how
the
garage
functions
perhaps
or
whether
there's
a
capacity
to
split
the
levels
and
have
a
car.
I
So
you
know
a
garage
that,
with
a
sort
of
subterranean
element
to
it,
if
possible,
to
hide
it
away.
If
you
want
to
do
something
like
that,
so
we
stack
cars
rather
than
side
by
side
and
I
think
that's
the
kind
of
thing
granted.
It
will
come
with
a
with
a
cost,
but
that's
the
kind
of
thing.
I
guess
you
should
be
looking
at
rather
than
making
mrs
miggins
part
five
miles
away
from
where
she
lives.
A
M
Just
one
area
on
this
is-
and
I
regularly
make
this
comment
in
development
plans
panel
and
other
things
around
sewerage,
and
we
heard
comments
earlier
and
adding
to
capacity.
M
I
know
it's
not
necessarily
specifically
something
that
you
have
to
do,
but
I
just
wonder
if
there's
an
opportunity
to
explore
between
offices
and
the
developers
what
kind
of
innovation
there
is
to
deal
with
the
sewerage
and
limit
the
the
amount
that's
going
to
we,
we
know
there's
a
massive
problem
at
weatherby
already
with
regular
overspills
of
raw
sewage
into
the
river
wharf,
and
you
can
only
imagine
putting
another
1100
houses
onto
the
system
is
not
going
to
help
that
situation.
So
is
it
what
just
be
interesting?
M
What
can
we
do
differently
around
that.
A
A
N
D
M
It's
it's
not
something.
There's
a
great
deal
of
in
the
area.
There's
a
high
demand
for
smaller
dwellings,
bungalows
in
particular.
M
A
E
Yeah
sorry
yeah
just
that
there
isn't
the
current
proposals
don't
comply
with
the
private
community
space
requirement
at
the
minute.
So
that's
just
something
that
is
on
the
current
layout.
There's
four
blocks
of
apartments
and
none
of
they
don't
have
any
usable
private
immunity.
Space
so
ordinarily,
would
be
would
be
seeking
some
for
them
to
for
them
to
enjoy
so
they'd
be
dependent
on
the
setting
of
the
site
as
their.
You
know
it
wouldn't
be
private.
E
A
Yes,
any
views
on
that
clearly
we'd
like
the
flats
to
have
the
immunity
space
they're
entitled
to
I'm
sure,
that's
our
joint
reaction
to
that
one
yeah.
B
Sorry,
just
very
quickly
on
the
point,
because
it
follows
on
from
something
that
council
flint
said.
Actually
it.
It
was
a
discussion
that
we
had
with
the
developer
of
a
very
big
picture
level
in
terms
of
the
outdoor
spaces
for
the
apartments.
But
it
was
also
suggestion
of
obviously
the
potential.
We
could
look
at
allotments
and
community
gardens
to
create
that
sense
of
community.
B
So
it's
something
again
that
we
thought
would
be
quite
innovative
in
terms
of
an
approach
for
the
apartments,
particularly
because
they
are
by
nature
communal
facilities
anyway,
that
to
have
outdoor
spaces
that
were
very
much
a
sense
of
community
and
how
we
could
bring
that
forward.
And
there
was
also
discussion
about
potentially
whether
we
could
bring
that
forward
as
part
of
the
future
management
plan
and
the
arrangements.
Whether
there
could
be
some
community
aspect
built
into
that
as
well.
So
if
that's
something
that
that
panel
are
supportive
of,
we
have
to
explore
that
further.
I
Councillor
stevens,
one
final
comment:
you
know
amenities
space
doesn't
have
to
be
on
the
ground,
so
rooftop
gardens.
I
wrote
earlier
these
the
green
walls
weatherby's.
I
think,
looking
at
that
anyway.
At
present,
so
you
know
an
apartment
where
one
side
might
have
the
the
green
wall,
the
bottom
half
of
it
could
be
used
for
vegetable
growing
or
or
anything
like
that.
I
think
that
that
would
to
me
classes
immunity
as
much
as
an
overgrown
law.
That's
never
used.
A
Thank
you
for
that
wise
comment.
So
in
you
the
fact
that
time's
getting
on,
I
believe,
there's
a
community
committed
you
in
here
in
half
an
hour.
I
think
we
better
try
and
conclude
this
session
david,
I'm
going
to
just
go
through
the
questions.
Briefly,
if
you
could
summarize
again
what
we've
got
so
the
first
one
was
about
the
housing
mix.
N
It's
a
discussion
about
whether
clusters
are
appropriate
and
location
those
clusters,
but
also
a
discussion
around
the
treatment
of
the
boundaries
to
to
the
motorway
and
to
busy
roads
to
protect
the
immunities
of
the
occupiers
of
all
of
the
other
houses.
A
Happy
with
that
and
the
next
one
was
the
whether
we
approve
or
whether
we
commit
to
the
general
approach
to
creating
different
character
areas.
N
Yes,
thank
you
chair.
I
think,
probably
questions
three
four
and
five
probably
could
be
merged
together
that
there's
a
general
concern
from
members
about
the
quality
or
about
the
design
approach
as
a
as
it
were
that
we're
looking
for
greater
innovation,
one
that
responds
more
to
its
rural
setting
and
make
takes
full
advantage
of
of
that
of
that
setting.
A
I
think
I'd
go
so
far
as
to
say
members
have
strong
concerns,
rather
than
some
concerns:
yeah,
yeah,
okay,
okay,
thank
you!
So
we're
down
to
seven
now
layout
and
the
car
parking
provision,
I
think,
was
general
agreement
at
least
one
space
per
house,
but
actually
I
think
there
were
the
view
hiding
it
round.
The
corner
probably
wouldn't
work
in
the
current
circumstances.
N
As
we
had
council
anne's
point
about
about
innovation
way
to
deal
with
sewage
from
from
the
development
and
to
investigate
that,
but
there's
also
council
of
flint's
points
and
backed
up
by
councillor
stevenson
about
the
use
of
allotments,
green
walls,
edible
gardens
and
those
that
approach
and
be
innovative
in
that
way
and
bring
those
features.
In.