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LIST of PLANS. DATE: 19 January 2016 PLAN: 07 CASE NUMBER

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LIST of PLANS. DATE: 19 January 2016 PLAN: 07 CASE NUMBER HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS. DATE: 19 January 2016 PLAN: 07 CASE NUMBER: 15/03986/OUT GRID REF: EAST 430614 NORTH 463157 APPLICATION NO. 6.67.31.C.OUT DATE MADE VALID: 15.09.2015 TARGET DATE: 10.11.2015 REVISED TARGET: CASE OFFICER: Mr Andrew Moxon WARD: Bishop Monkton VIEW PLANS AT: http://uniformonline.harrogate.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=NU3ZVWHYH5200 APPLICANT: Mrs J Waterhouse AGENT: Ms L Moriarty PROPOSAL: Erection of 1 dwelling and associated car parking with access and layout considered (Site Area 0.098 ha). LOCATION: Land Adjacent To The Old Farmstead Church Lane South Stainley Harrogate North Yorkshire HG3 3NE REPORT SITE AND PROPOSAL This application concerns a plot of land on the southern edge of South Stainley. The land relates to ‘The Old Farmhouse’, but it separated from it by the shared driveway that serves the dwelling and ‘Beck House’ to the south. The site is roughly rectangular in shape and is enclosed by thick hedgerows to all sides. It is not part of the garden to The Old Farmhouse but has a very domestic appearance. An application to change the use of this land from paddock to garden was refused in 2012. Church Lane runs from the A61 through South Stainley and to the site. It then becomes a track that serves farms further along it. This road is not heavily used. Part of the application site is in the flood zone of the Stainley Beck, which is around 50m to the west of the application site. To the north east, on elevated land is the Church of St Wilfred, which is a Grade II Listed Building that dates from 1845. The proposal is in outline for a dwelling to be erected on the site with access and layout considered. MAIN ISSUES 1. Policy 2. Impact On Setting Of South Stainley 3. Residential Amenity 4. Flood Zone 5. Highway Safety RELEVANT SITE HISTORY 12/02517/COU - Change of use from paddock to domestic garden. REFUSED 13.08.2012 for the following reason: The change of use from paddock land to form an extension to the domestic garden would be out of character and detrimental to the character and visual amenity of the countryside on the edge of the village of South Stainley. The proposal, due to the detached nature and scale of the paddock to be altered, would also be out of character with the setting and character of the converted barn, ‘The Old Farmstead’, where curtilages are usually restricted to an appropriate scale. Its location adjacent to a number of existing Public Rights of Ways (PROW’s) would also be harmful to the existing amenity and recreational value of these PROW’s. The proposal would be contrary to Saved Policies C16, R11 and C18 of the Harrogate District Local Plan 2001 (as altered, 2004), Policies SG3, EQ2 and SG4 of the Harrogate District Core Strategy DPD (adopted, 2009) and with adopted Supplementary Planning Guidance in the ‘Landscape Design Guide’ and the ‘Landscape Character Assessment’. CONSULTATIONS/NOTIFICATIONS H.B.C Land Drainage Neither object or support. According to the Environment Agency flood maps, the site is situated in flood zone 1. Nevertheless, the site appears to sit directly adjacent to flood zones 2 & 3. Consequently, it is recommended that any flood protection measures suggested by the Environment Agency are implemented in full. NYCC Lead Local Flood Authority (SuDS) No comments received Parish Council South Stainley with Cayton Parish Meeting. EHO Contaminated Land On the basis of the information submitted, the Environmental Health Officer (EHO) is confident that contamination of the application site is highly unlikely and that further investigation of the site is unnecessary. However, the EHO recommends an unexpected contamination condition is applied if the application is approved to address any potential contamination that may be found on site during construction of the proposed development. NYCC Highways And Transportation No objection subject to conditions. Principal Ecologist No comments received Environment Agency - Dales Area Office The submitted information confirms that the proposed dwelling will be located in Flood Zone 1, therefore we have no objections to the application as submitted. We do, however, recommend that the developer considers opportunities to reduce the potential impact of flooding by raising floor levels wherever possible and incorporating flood proofing and resilience measures. RELEVANT PLANNING POLICY NPPF National Planning Policy Framework CSSG3 Core Strategy Policy SG3 Settlement Growth: Conservation of the countryside, including Green Belt LPC02 Harrogate District Local Plan (2001, as altered 2004) Policy C2, Landscape Character LPHD20 Harrogate District Local Plan (2001, as altered 2004) Policy HD20, Design of New Development and Redevelopment CSSG4 Core Strategy Policy SG4 Settlement Growth: Design and Impact CSEQ1 Core Strategy Policy EQ1: Reducing risks to the environment CSEQ2 Core Strategy Policy EQ2: The natural and built environment and green belt SPDHSE Supplementary Planning Document: House Extensions and Garages Design Guide SPGLAP Supplementary Planning Guidance, Landscape Character Assessment of Harrogate District CSSG1 Core Strategy Policy SG1 Settlement Growth: Housing Distribution CSSG2 Core Strategy Policy SG2 Settlement Growth: Hierarchy and limits CSC1 Core Strategy Policy C1: Inclusive communities SPDPOS Supplementary Planning Document: Provision for Open Space in Connection with New Housing Development SPDPVH Supplementary Planning Document, Provision for Village Halls in Connection with New Housing Development APPLICATION PUBLICITY SITE NOTICE EXPIRY: 23.10.2015 PRESS NOTICE EXPIRY: REPRESENTATIONS SOUTH STAINLEY WITH CAYTON PARISH MEETING - does not object to or support the application but makes comments. These comments are available to view on the public access part of the Council website under the planning case number. The comments are summarised, because of their length, below: * To say the site is partially on the site of original cottages is incorrect. * The claim that the domestic curtilage of Beck House extends to the south of the plot is incorrect. * The plot is not in the centre of the village as claimed. It is on the edge of the village. * The plot is not ‘ancillary garden space’. It is designated as agriculture. * The development will contribute one dwelling to planning targets, however, a large part of the national target is to provide affordable housing. * South Stainley is subject to the risk of flooding. * South Stainley does not have the essential services to support further development. VOLUNTARY NEIGHBOUR NOTIFICATION None undertaken. ASSESSMENT OF MAIN ISSUES 1. POLICY - In March 2015, the Council published its new Strategic Housing Market Assessment (SHMA), which provides information on objectively assessed housing need. The figures in that document have been reviewed in light of the publication of the 2012 household projections and a final SHMA report was published in September 2015. This indicates an annual requirement of 518 dwellings over the period 2014-2035. An updated housing supply position to reflect the SHMA requirement has concluded that there is a 6.6 year supply of housing land, including a 20% buffer. The NPPF requires that housing applications are considered in the context of the presumption in favour of sustainable development and goes on to note at paragraph 49 that ‘relevant policies for the supply of housing should not be considered up to date if the local planning authority cannot demonstrate a 5 year supply of deliverable housing sites’. As the Council can demonstrate a 5 year supply of sites, the automatic application of paragraph 14 of the NPPF, that ‘permission should be granted unless to do so would result in significant and demonstrable adverse effects’ does not apply on that particular basis. However, in order to maintain supply and deliver 518 homes per year greenfield land outside existing development limits will continue to be needed. This means that development limits can be given no more than limited weight. Applications will need to be determined on a case by case basis, only refusing applications where the planning harm clearly outweighs the benefits to be gained by delivering new housing. The proposal is for one dwelling and so in the wider context of the Council’s 518 per annum housing requirement would make a modest contribution, however, small scale development such as this can collectively make an appreciable contribution to the housing supply. In line with national planning policy, the Council is seeking to increase the supply of housing whilst ensuring a high quality of design. Paragraph 58 of the National Planning Policy Framework seeks to achieve this through a number of measures including the requirement to ensure that developments optimise the potential of sites to accommodate development. In line with this, proposals for new housing development should seek to ensure that scheme layouts utilise land efficiently. The site is on the edge of South Stainley and on undeveloped land. The site presently appears to be used domestically, however, it is considered to historically be in agricultural use. South Stainley has not got any development limits and is not listed in the Core Strategy Policy SG2. In terms of amenities there is the Red Lion public house and St Wilfred church. There is a regular bus service from outside the Red Lion on the A61 to Ripon and Leeds. It is worth noting that Paragraph 55 of the NPPF states “where there are groups of smaller settlements, development in one village may support services in a village nearby.” The villages located along the A61 between Ripon and Harrogate are all relatively small in size but are close together. The nearby villages of Burton Leonard, Bishop Monkton and Markington can, taken together, provide suitable services for the residents of South Stainley. As mentioned previously, there are also regular bus services from outside the Red Lion.
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