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Harrogate Borough Council Planning Committee – Agenda Item 6: List of Plans

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Harrogate Borough Council Planning Committee – Agenda Item 6: List of Plans HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS. DATE: 9 June 2015 PLAN: 04 CASE NUMBER: 15/01177/FUL GRID REF: EAST 428264 NORTH 465817 APPLICATION NO. 6.52.54.D.FUL DATE MADE VALID: 26.03.2015 TARGET DATE: 21.05.2015 REVISED TARGET: 12.06.2015 CASE OFFICER: Mrs Linda Drake WARD: Bishop Monkton VIEW PLANS AT: http://uniformonline.harrogate.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=NL5UNAHYFZG00 APPLICANT: Mr Ronnie Spragg AGENT: Mr Stephen Courcier PROPOSAL: Erection of replacement dwelling (site area 0.14 ha) LOCATION: Home Cottage Ingerthorpe Grange Markington North Yorkshire HG3 3PD REPORT SITE AND PROPOSAL Home Cottage is a detached dwelling sited to the south-west of Ingerthorpe Grange, Markington. The existing dwelling is a single storey bungalow, constructed from stone with a slate roof. To the side is a former barn, now used for storage. To the rear there is a garden at a raised level. Parking lies to the front. The site is in a secluded location and surrounded by trees. Planning permission was granted in 2012 for a replacement dwelling on the site, comprising a living room, study and kitchen on the ground floor with two bedrooms within the roofspace, of traditional design. The dwelling would be on same site as the existing dwelling. This permission is still extant. This scheme for a replacement dwelling is marginally larger in footprint to the approved scheme. The proposed dwelling also includes a full first floor with a taller height overall. The siting of the dwelling on the site remains the same. MAIN ISSUES 1. Size of replacement dwelling 2. Design 3. Highways 4. Sustainable Construction 5. Open Space Provision RELEVANT SITE HISTORY 11/03574/CLEUD – Certificate of lawfulness for existing use of a dwelling built not in accordance with planning conditions of planning permission 6.52.54.A.PA. PERMITTED. 17.11.2011. 12/01255/HPC – Erection of single storey extensions to rear, front and both side of existing dwellinghouse, erection of rear dormer and front porch. CRHPC. 03.04.2012. 12/03566/FUL - Erection of replacement dwelling (Site Area 0.14ha). PERMITTED. 4.12.2012 CONSULTATIONS/NOTIFICATIONS NYCC Highways And Transportation No objection. DCS - Open Space No commuted sum required. EHO Contaminated Land No objection. DCS Arboricultural Officer No objection or comment. Parish Council MARKINGTON WITH WALLERTHWAITE PARISH COUNCIL Principal Ecologist Response awaited. Forestry Commission Response awaiting. RELEVANT PLANNING POLICY NPPF National Planning Policy Framework CSSG4 Core Strategy Policy SG4 Settlement Growth: Design and Impact CSC1 Core Strategy Policy C1: Inclusive communities CSEQ1 Core Strategy Policy EQ1: Reducing risks to the environment CSEQ2 Core Strategy Policy EQ2: The natural and built environment and green belt LPH20 Harrogate District Local Plan (2001, as altered 2004) Policy H20, Replacement Dwellings in the Countryside LPHD20 Harrogate District Local Plan (2001, as altered 2004) Policy HD20, Design of New Development and Redevelopment CSSG3 Core Strategy Policy SG3 Settlement Growth: Conservation of the countryside, including Green Belt APPLICATION PUBLICITY SITE NOTICE EXPIRY: 08.05.2015 PRESS NOTICE EXPIRY: REPRESENTATIONS MARKINGTON WITH WALLERTHWAITE PARISH COUNCIL - Supports the application. OTHER REPRESENTATIONS None received. VOLUNTARY NEIGHBOUR NOTIFICATION None. ASSESSMENT OF MAIN ISSUES 1. SIZE OF REPLACEMENT DWELLING - Saved Policy H20 of the Harrogate District Local Plan allows replacement dwellings, subject to satisfying all the criteria of the policy. As the proposed dwelling would be in the same location as the existing, thereby preventing the use of two properties on the site, is of an acceptable design and has satisfactory access, it meets criterion A, C, D and E. Criterion (B) states that the new dwelling should be no larger than the existing and the justification for the policy further clarifies this by stating that the proposed replacement should be of a similar size or smaller. The site is secluded and the existing dwelling is modest in size. The footprint of the proposed dwelling is marginally larger than the approved dwelling by 7.93 square metres and the ridge height would increase by 0.9m to 8.5m. The layout of the first floor remains the same (two bedrooms, each with en-suite). It is considered that current proposal would result in a dwelling with better proportions and appearance. Whilst the size of the replacement dwelling is larger than the dormer bungalow which is to be demolished, the main thrust of Policy H20 is to protect existing landscape character. In this regard the location of the house is a material consideration. The site is secluded and accessed via a private road. Local vernacular character is stone and slate. A larger dwelling on this site has already been approved and it is considered that the amendments to the proposal could be accommodated without causing harm to landscape character. Having regard to the above it can be concluded that the dwelling is generally compliant with the main thrust of Policy H20. The extant planning permission, the secluded location of the site and the appearance of the proposed dwelling are material considerations that outweigh the very specific requirements of Policy H20 with regard to the size of replacement dwellings in the countryside. 2. DESIGN - The design of the proposed dwelling shows a stone and slate dwelling which would be in keeping with the locality. The appearance of the dwelling is acceptable and complies with Saved Policies H20 and HD20 of the Harrogate District Local Plan and Policy SG4 of the Core Strategy for the Harrogate District Local Development Framework. 3. HIGHWAYS – As no change is proposed to the access to the site NYCC Highways have raised no objection. 4. SUSTAINABLE CONSTRUCTION – Core Strategy Policy EQ1 seeks to reduce risk to the environment and requires development to seek to minimise; energy and water consumption, the use of natural non-renewable resources, travel by car, flood risk and waste. Where residential development is proposed new dwellings were to meet the Code for Sustainable Homes and the Local Planning Authority required all new dwellings to meet Code Level 4. Recently however the Government removed the Code for Sustainable Homes from Development Management, however Core Strategy Policy EQ1 still applies and thus new dwellings must demonstrate at design stage and post construction stage that new dwellings can meet the energy and water efficiency requirement set out in outgoing Code 4 of the Code for Sustainable Homes. The applicant has submitted a Pre-Assessment Report advising the dwelling could meet Code Level 4 and thus the energy and water efficiency of Level 4 could be met; therefore if minded to approve the application an appropriately worded condition would be recommended. 5. OPEN SPACE PROVISION – The proposal is for a replacement dwelling and therefore no commuted sums for the Provision of Open Space Facilities and Provision of Village Halls is required under Policy C1 of the Core Strategy for the Harrogate District Local Development Framework. CONCLUSION The dwelling does not comply with Criterion (B) of Policy H20 as it is larger. However given the modest size of the existing dwelling it is considered that an exception can be made in this instance. If Criterion (B) were to be enforced it is considered that this would result in a small dwelling over which there would be increased pressure from the start to extend, which could result in a significantly larger dwelling on the site. It is therefore considered that the proposal does not conflict with Policy H20. The design of the dwelling is considered to be acceptable. The proposal is considered to comply with Saved Policies Policy C1 and HD20 of the Harrogate District Local Plan and Policy SG4 of the Core Strategy for the Harrogate District Local Development Framework. CASE OFFICER: Mrs Linda Drake RECOMMENDATION That the application be APPROVED subject to the following conditions:- 1 The development hereby permitted shall be begun on or before . 2 The development hereby permitted shall be carried out in strict accordance with the submitted plans: 3 Prior to the first occupation of the dwelling hereby permitted, information shall be provided to the Local Planning Authority to confirm that the energy and water efficiency has been achieved. 4 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no extensions, garages, roof or dormer windows other than any expressly authorised by this permission shall be erected without the grant of further specific planning permission from the local planning authority. 5 Prior to the completion of the foundations a sample panel of the type of stone to be used showing the proposed coursing and pointing shall be erected on site for the written approval of the Local Planning Authority. 6 Prior to the completion of the walls a sample of the proposed roofing slate shall be submitted for the written approval of the Local Planning Authority. Reasons for Conditions:- 1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interest of proper planning. 3 To safeguard the environment and mitigate climate change in accordance with Harrogate District Core Strategy Policy EQ1 4 In order to protect the visual amenities of the surrounding area. 5 In order to ensure that the materials used conform to the amenity requirements of the locality. 6 In order to ensure that the materials used conform to the amenity requirements of the locality. .
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