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. DATE: 13 June 2017 PLAN: 01 CASE NUMBER: 16/05647/EIAMAJ GRID REF: EAST 440595 NORTH 456828 APPLICATION NO. 6.500.281.EIAMAJ DATE MADE VALID: 11.01.2017 TARGET DATE: 12.04.2017 REVISED TARGET: CASE OFFICER: Mr Andy Hough WARD: Ribston VIEW PLANS AT: http://uniformonline.harrogate.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=OJ27XLHYKIM00 APPLICANT: Forward Investment LLP AGENT: Addison Planning PROPOSAL: Outline application for development of business park with access considered. LOCATION: Land At Flaxby South West Of The Junction Of The A59 And A1M REPORT SITE AND PROPOSAL The application site is located at land to the south west of the junction of the A59 and A1(M) motorway at Flaxby and extends to some 40 hectares in area. The site comprises two arable fields to the western half of the site abutting the motorway to the west and A59 to the north. Flaxby Covert woodland comprises the eastern section. The woodland comprises the existing access road served from the A59 roundabout to the immediate north of the former Donnelly’s factory unit. The woodland is protected by Tree Preservation Order. There is a large wetland area within Flaxby Wood to the east of the site access. The industrial building to the south west of the site is heavily screened by woodland with a bund separating the building from the Harrogate to York railway line. This line forms the south west boundary of the site. The two arable fields to the western portion of the site are sub- divided by a dyke flowing west and low managed hedgerows. The A59 and A1 (M) form the site boundary to the north and west respectively with the highway intersection elevated above the low-lying fields. The applicants seek outline planning consent with all matters reserved except for the principle of the development proposed and the means of access to the site. Other matters of appearance, landscaping, layout and scale are reserved for future consideration. The purpose of the planning application is to establish the principle of a business park and how the access will be accessed. The application is accompanied by a set of parameter plans, which indicate how the site will broadly be developed with defined parameters within which detailed layouts will be considered as part of the reserved matters stage. The application site itself forms a significant tract of land. However, of the 40 hectares within the site area only 13.8 hectares will be set for new employment development. 3.3 hectares will be allocated for a new rail halt and park and rail facility with the remaining 23.4 hectares involving the retention and enhancement of the existing woodland area, new road infrastructure and new landscaping areas. In terms of the proposed new employment areas, the applicants identify that the proposal is to establish up to 53,882sqm of employment use falling within the ‘B’ category of the Use Classes Order (B1a Offices, B1b Research and Development and B1c Light Industrial uses). Ancillary uses are also proposed for up to 2,787sqm of potential provision of facilities such as a gym and/or Creche (D2) and small scale retail and cafes (A1 and A3) are included. The final layout details of the site are reserved for subsequent approval, however, a parameter plan has been submitted for approval to specify the development framework relating to land use and open space. This specifies development envelopes at the site and the land uses that will be considered within them, it also specifies the key access routes and open spaces within the site. The scale parameters plan and design code identifies that the object of the proposal is not to create a single homogenous character to the area, but to provide a basis for high quality design. Massing and building heights are identified in the character zones section of the Design Code. The applicant has identified differing height parameters for each zone, so as to relate to boundary conditions and retention of viewing corridors within the site. The final appearance of the buildings is reserved for subsequent approval. A Green Infrastructure Parameters plan is submitted, which has informed the masterplan. The applicant identifying that the masterplan has resulted in a landscape-led proposal. Access is considered for approval at this stage and the applicants identify that this will be taken from the A59 via the existing roundabout constructed to serve the neighbouring golf course/hotel site. A new roundabout will be provided within the site to provide separate direct access to the proposed park and rail and business park. The new roundabout and access road through the woodland are to be constructed in accordance with North Yorkshire County Council specification. The site is remote from existing urban areas with the nearest settlement of Flaxby located approx. 0.5km to the north-west. The site has a mixed arable and woodland character, with the woodland covering approximately 50% of the site. New Inn Farm is located south east of the site on the southern side of higher land known as Bayram Hill. To the north east of the site on the opposite side of the A1(M) and A59 is Allerton Park, a registered Historic Park and Garden (Grade II Listed). The Gardens are mid C19 and provide a setting for the Grade I listed Allerton Castle with surrounding parkland that was laid out in the early C18. On a knoll in the Near Park to the north west of the main House stands the Grade II* listed Temple of Victory from where there are expansive views over the parkland and surrounding countryside. The A1(M) / A168 defines the west boundary of the 205ha registered Historic Park and Garden. THE ENVIRONMENTAL IMPACT ASSESSMENT Environmental Impact Assessment (EIA) is a process by which information about the environmental effects of a project is collected, evaluated and taken into account in its design, the decision as to whether it should be granted consent, and how it is subsequently to be built, operated and dismantled should consent be forthcoming. The developer presents the information on the project and its environmental effects in an Environmental Statement (ES). The Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 2011, (EIA Regulations), list developments for which EIA is mandatory (Schedule 1 developments) and those for which the need for EIA is judged by the local planning authority (Schedule 2 developments). The decision for Schedule 2 developments is made on a case-by-case basis depending on the significance of potential environmental effects. In this instance and following guidance contained within the Regulations, the applicants recognised that an EIA was required for the development and the scheme was progressed on that basis with the preparation of an ES. In accordance with the EIA Regulations a formal scoping opinion was sought from the Council in June 2016 in order to ensure that the ES contained all relevant information to evaluate the environmental effects of the proposed development. The Council responded to the scoping request in October 2016. MAIN ISSUES (1) Land Use Principle (2) Socio Economic (3) Transport And Accessibility (4) Landscape And Visual Impact (5) Ecology (6) Heritage (7) Amenity (8) Flood Risk And Drainage (9) Ground Conditions (10) Other Matters RELEVANT SITE HISTORY 90/01058/OUT – Outline application for a large scale business or industrial development for occupation by a single large operator and any related development directly linked to its operation. Land Comprising 61.12 Hectares Located In The South-West Quadrant Of The A1(M)/A59 Called in by Secretary of State on 15 08 1995 and refused. CONSULTATIONS/NOTIFICATIONS Swale And Ure Drainage Board (Includes Claro) Provided that the proposal is carried out in accordance with the submitted drainage strategy the Swale and Ure Drainage Board have no objections. ARKENDALE PARISH MEETING (78) See representations H.B.C Land Drainage No objection, subject to the imposition of the condition recommended by the Local Lead Flood Authority NYCC Highways And Transportation No objection subject to the imposition of conditions and a S106 to cover highway matters Landscape Officer The submitted Landscape and Visual Impact Assessment presents a fair prediction of the likely impacts that the development would have on landscape character and visual amenity. The development will have a large scale adverse impact, although these impacts will reduce as the landscape mitigation becomes more effective in filtering views. The large percentage of the overall site retained as woodland cover and proposed structural/screen planting will greatly assist in this process. Should the council be minded to approve the application a dimensioned landscape parameters plan should be submitted detailing minimum distances of all planting zones. Conservation and Design Section See assessment Principal Ecologist Identifies that the supporting ecological information, with particular reference to breeding birds will require additional survey work. The remaining survey work in relation to bats and Great Crested Newts is considered sufficient to demonstrate that mitigation can be provided through conditions. NYCC Lead Local Flood Authority (SuDS) No objection subject to the imposition of a condition to secure detailed proposals for surface water drainage. Environmental Health Noise The revised noise planning report which has been submitted by Hydrock, reference C16 1369-ACO-EJ-20160721.PO3, dated July 2016 is considered acceptable. The author of the report states that specific ventilation and façade designs will be needed for each specific building on site once the detailed stage is reached. This will take into account the findings of the noise map and design levels in BS8233:2014. A further noise report should be submitted at the detailed stage to cover the points above.