Objectors face defeat over plans for nine homes in house garden

Controversial plans for new houses in the garden of Crossfield, a large stone-built house off Skipton Road at Silsden, are to be decided this week by Bradford Council’s Keighley area planning committee.

Planning officers are urging councillors to approve the plans, which would involve the retention and conversion of the existing house, the demolition of its rear extension and the construction of four pairs of semi-detached houses.

The nine homes created will be served by a new shared cul-de-sac which will enter the site from Skipton Road

Members of Silsden Parish Council, along with around 100 people, have objected to the proposals.

The parish council says the development is out of keeping with the area and would represent an overdevelopment of the site and would lead to extra surface water which could lead to flooding in an area which already has problems with excess water.

Residents, who have signed a petition, claim that the development will “have a very strong negative impact on the quality of life in the area”.

They claim the scheme will set a precedent for similar developments and that now is the time to “draw the line”.

A planning report into the plans quotes residents’ concerns about the already busy Skipton Road and how the development will make congestion worse.

Residents have also raised concerns about the removal of an existing hedge and the destruction of trees to make way for the new homes.

Letter-writers among the objectors have told Bradford Council planners that it will be very difficult for commercial vehicles to access the proposed development.

Residents of neighbouring homes fear that the newly-built properties will overlook them, leading to a loss of privacy, although planners say the effect will not be significant.

The planning report says there is nothing in Government guidance which would prevent a garden being used for housing land.

“There is still a need...to make more effective use of land in the built up area for housing but this should maintain the character of the area...” the report says.

“Provided this can be achieved and other planning constraints can be successfully overcome it is considered that residential development on this site would be appropriate.”

Taking account of the retention of the existing house, the site will achieve a density of 24-25 dwellings per hectare – below the level of 30-50 dwellings per hectare that would be expected under local planning policies “but is appropriate given the need to maintain the spacious character of the surrounding area and a degree of set back from the road frontage”, the report added.

Highways officers have pointed out that the scheme proposes the closure of the existing drive serving Crossfield and the creation of a new access in the centre of the site frontage.

The new access will be 5.5metres (16ft) wide, which has satisfied the council’s highways officer in terms of parking, access and turning.

The council’s traffic engineer has considered objections to a traffic calming scheme on Skipton Road and concluded it will not cause problems for farm vehicles and buses.

The report concludes: “The proposal will secure more effective use of land within the built up area for housing.

“The relationship of the development to the adjoining dwellings and the impact on trees has been carefully assessed but, subject to...conditions, it is considered that the proposed development is acceptable.”

The committee meets from 2pm tomorrow at Keighley Town Hall.