A previous attempt to develop the land next to Bryan Road was refused permission because the homes would be too overbearing, Calderdale Council’s decision being supported by a Planning Inspector who dismissed an appeal against it.
But this time around planning councillors supported a recommendation from their planning officers that RYMH Ltd’s new proposals to be mindful to permit the application, subject to planning conditions and a legal agreement.
Objectors to the scheme – there were 21 – included neighbours fearing the impact on their homes.
They argued that despite new design and layout nothing had changed in that they believed the scheme was overbearing, would impact on their privacy, was out of keeping with the area, cause parking problems, and affect their quiet cul-de-sac while work was going on.
They were also critical of the project’s uplifting to 11 homes from the ten of the previous application.
A key consideration was proximity of gardens of the new homes to Overgate’s 16-bed in-patient unit, including overlooking issues which would affect the hospice rooms, said objectors.
Questions on these issues were asked by members of Calderdale Council’s Planning Committee.
But officers said the site was considered a sustainable location for housing
Design, arrangement and layout of the homes had been widely revised from the previous scheme and there had been ongoing consultation with council officers and others, councillors were told.
It more closely reflected the prevailing character of the area, they said.
“The current scheme has been purposefully and substantially re-shaped in direct response to the Inspector’s findings and members’ concerns.
“Material amendments have been secured to the layout, building alignment, frontage treatment, separation distances and landscape structure, resulting in a markedly improved scheme,” they reported.
Better landscaping would “soften” the borders at key points and there was better parking provision with the homes.
Regarding Overgate Hospice, officers said the Planning Inspector, although rejecting the appeal against the previous scheme’s refusal, had concluded the impact would not be unduly intrusive on it and they believed the same was true this time.
Temporary impacts during construction were recognised but would be time-limited and could be managed through a construction management plan, said officers.
Adverse impacts more generally did not outweigh benefit of the housing, they concluded.
The legal agreement will secure two of the homes being “affordable” and also means the developer will have to pay the council £27,194 towards some provision of open space off site but within 1,200 metres.
The properties will be two, three-four and five-bedroom homes, three-bedroom homes, with semi-detached houses along the Bryan Road frontage.
A plot housing two two-bedroom apartments would be the “affordable” homes.