HARROGATE BOROUGH COUNCIL
PLANNING COMMITTEE
LIST OF APPLICATIONS DETERMINED BY THE CHIEF PLANNER UNDER THE SCHEME OF DELEGATION
CASE NUMBER: 20/02452/FUL WARD: Bishop Monkton & Newby CASE OFFICER: Janet Belton DATE VALID: 24.07.2020 GRID REF: E 438927 TARGET DATE: 18.09.2020 N 468333 REVISED TARGET: DECISION DATE: 28.08.2020 APPLICATION NO: 6.47.57.C.FUL
LOCATION: Well Close Kirby Hill York North Yorkshire YO51 9DS
PROPOSAL: Erection of single storey extension, retention of pitched roof dormer, demolition of conservatory and partial demolition of outbuilding.
APPLICANT: Mr And Mrs Barlow
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 28.08.2023.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
3 The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity.
CASE NUMBER: 17/02839/DISCON WARD: Fountains & Ripley CASE OFFICER: Kate Williams DATE VALID: 26.06.2017 GRID REF: E 424178 TARGET DATE: 21.08.2017 N 469278 REVISED TARGET: 06.07.2019 DECISION DATE: 26.08.2020 APPLICATION NO: 6.42.21.L.DISCON
LOCATION: Grantley Hall Stephenson Bridge To Grantley Hall And West Lodge Grantley HG4 3ET
PROPOSAL: Approval of details under condition 20 (Design stage certificate BREEAM) of planning permission 15/05473/FULMAJ - Alterations and extensions to Hall to form 52 bedroom hotel with bar and restaurants, the conversion and extension of stable block for staff accommodation, erection of spa building with guest accommodation above, the widening of West Gate, formation of car parking and associated landscaping.
APPLICANT: Grantley Hall Hotel Ltd
REFUSAL to confirm discharge of condition(s)
1 There is insufficient information to assess whether the development would meet the BREEAM requirement and no certificate has been submitted as required by the condition.
CASE NUMBER: 17/03687/DISCON WARD: Fountains & Ripley CASE OFFICER: Kate Williams DATE VALID: 18.08.2017 GRID REF: E 424178 TARGET DATE: 13.10.2017 N 469278 REVISED TARGET: 12.06.2019 DECISION DATE: 26.08.2020 APPLICATION NO: 6.42.21.Q.DISCON
LOCATION: Grantley Hall Stephenson Bridge To Grantley Hall And West Lodge Grantley HG4 3ET
PROPOSAL: Discharge of conditions 4 (landscaping) and 6 (lighting) of planning permission 16/04660/FULMAJ - Erection of event facility building to include supporting restaurant, formation of car park and service area with access bridge, erection of substation and alterations to Japanese Garden.
APPLICANT: Grantley Hall Hotel Ltd
CONFIRMATION of discharge of condition(s)
CASE NUMBER: 17/05155/DISCON WARD: Fountains & Ripley CASE OFFICER: Kate Williams DATE VALID: 24.11.2017 GRID REF: E 424178 TARGET DATE: 19.01.2018 N 469278 REVISED TARGET: 06.07.2019 DECISION DATE: 26.08.2020 APPLICATION NO: 6.42.21.Q.DISCON
LOCATION: Grantley Hall Stephenson Bridge To Grantley Hall And West Lodge Grantley HG4 3ET
PROPOSAL: Application for approval of details required under condition 23 (drainage) and condition 25 (BREEAM design stage assessment) of planning permission 16/04660/FULMAJ - Erection of event facility building to include supporting restaurant, formation of car park and service area with access bridge, erection of substation and alterations to Japanese Garden.
APPLICANT: Grantley Hall hotel Ltd
Part APPROVED and part REFUSED as set out below:
PART TO BE APPROVED: Condition 23
Subject to the following Conditions;
1 The development shall be built in accordance with the designs submitted to, and approved by the Local Planning Authority. The flowrate from the site shall be restricted to a maximum of 5l/s into the existing surface water drain from the attenuation tank. The attenuation tank must provide storage to cope with the 1 in 100 year storm plus climate change and detailed in drawing no. LS1654-GHD-))-EX-DR- D-(72) 006-P03, proposed external drainage layout.
Reasons for Conditions:
PART TO BE REFUSED:
Condition 26
Reasons for refusal:
1 The requisite Post Construction Stage certificate has not been submitted prior to the first occupation of the development.
INFORMATIVES
1 In the interest of discharging the remaining conditions, this application has been progressed to a refusal for condition 26.
CASE NUMBER: 20/01867/FUL WARD: Fountains & Ripley CASE OFFICER: Gillian Pinna-Morrell DATE VALID: 06.07.2020 GRID REF: E 428349 TARGET DATE: 31.08.2020 N 460630 REVISED TARGET: DECISION DATE: 26.08.2020 APPLICATION NO: 6.75.147.FUL
LOCATION: 1 Chantry Court Ripley HG3 3AD
PROPOSAL: Installation of two replacement gates; erection of a picket fence on to top of existing boundary wall to a height of 1.5m above ground level.
APPLICANT: Ms Melissa Sturdy
2 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.08.2023.
2 The development hereby permitted shall be carried out in strict accordance with the following drawing:
Proposed Plan and Elevation: 3402 002 Jul'20
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.
CASE NUMBER: 20/01880/DISCON WARD: Fountains & Ripley CASE OFFICER: Gillian Pinna-Morrell DATE VALID: 01.06.2020 GRID REF: E 426754 TARGET DATE: 27.07.2020 N 461573 REVISED TARGET: DECISION DATE: 03.09.2020 APPLICATION NO: 6.74.197.B.DISCON
LOCATION: Land Comprising Field At 426754 461573 Law Lane Clint North Yorkshire
PROPOSAL: Application for approval of details required under Condition 4 (materials) of permission 20/00839/REM - Reserved matters application for erection of two detached dwellings (with appearance scale and layout considered, landscape scheme as a design intent with specific details at condition stage) under outline permission 17/04647/OUT (REVISED SCHEME).
APPLICANT: Axiom Construction Ltd
CONFIRMATION of discharge of condition(s)
CASE NUMBER: 20/01971/FUL WARD: Fountains & Ripley CASE OFFICER: Emma Howson DATE VALID: 08.06.2020 GRID REF: E 431634 TARGET DATE: 03.08.2020 N 468562 REVISED TARGET: 01.09.2020 DECISION DATE: 26.08.2020 APPLICATION NO: 6.44.45.P.FUL
LOCATION: Thorpe Farm Knaresborough Road Littlethorpe Ripon North Yorkshire HG4 3LU
PROPOSAL: Erection of Agricultural building to provided covered cattle handling area.
APPLICANT: Abel
1 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.08.2023.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings.
CASE NUMBER: 20/02355/FUL WARD: Harrogate Bilton Grange CASE OFFICER: Gillian Pinna-Morrell DATE VALID: 06.07.2020 GRID REF: E 430046 TARGET DATE: 31.08.2020 N 456865 REVISED TARGET: DECISION DATE: 26.08.2020 APPLICATION NO: 6.79.1003.A.FUL
LOCATION: 24 St Johns Road Harrogate HG1 3AF
PROPOSAL: Erection of a single storey extension.
APPLICANT: Mr And Mrs David Bolton
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.08.2023.
2 The development hereby permitted shall be carried out in strict accordance with the following drawing:
Proposed Plan and Elevations: 2020-10/03 June 2020.
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 interests of proper planning.
CASE NUMBER: 20/02259/FUL WARD: Harrogate Central CASE OFFICER: Janet Belton DATE VALID: 26.06.2020 GRID REF: E 430797 TARGET DATE: 21.08.2020 N 454981 REVISED TARGET: DECISION DATE: 21.08.2020 APPLICATION NO: 6.79.14359.FUL
LOCATION: Flat 1 38 York Place Harrogate HG1 5RH
PROPOSAL: Conversion of detached garage and loft space above garages and external alterations, including installation of roof lights and formation of window opening with Juliet balcony, to form residential annex.
APPLICANT: C Boyle
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 21.08.2023.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
3 The external roofing materials shall be reclaimed slate and the window frames and doors of the development hereby permitted shall be constructed in timber and no other materials shall be used without the prior written consent of the Local Planning Authority.
4 The rooflight(s) hereby permitted shall be of the conservation type with a black steel frame and central glazing bar, have recessed installation so that the rooflight sits flush with the roof covering and does not project above this line, be top opening unless a side hung escape rooflight is required and the flashing of the opening shall be carried out in traditional leadwork.
5 The annex hereby permitted shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as Flat 1, 38 York Place.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity. 4 In the interests of visual amenity. 5 In the interests of amenity.
CASE NUMBER: 20/01701/FUL WARD: Harrogate Coppice Valley CASE OFFICER: Mike Parkes DATE VALID: 18.05.2020 GRID REF: E 429825 TARGET DATE: 13.07.2020 N 456000 REVISED TARGET: 28.08.2020 DECISION DATE: 26.08.2020 APPLICATION NO: 6.79.1452.D.FUL
LOCATION: Staveleigh 20 Ripon Road Harrogate HG1 2JJ
PROPOSAL: Erection of Single Detached House and Demolition of Existing Garage
APPLICANT: Mr and Mrs Owen
1 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.08.2023.
2 The development hereby approved shall be carried out in strict accordance with the following approved plans and documents as modified by the further conditions of this consent:
185 PL04 rev C Proposed Plans and Site Plan dated 31/07/20 185 PL05 rev A Proposed Front & Rear Elevations dated 25/03/20 185 PL06 rev B Proposed Side Elevations dated 31/07/20
3 Demolition and construction activity shall only take place between the hours of 08:00 to 18:00 Monday to Friday, 08:00 to 13:00 Saturdays and not at all on Sundays and Bank Holidays.
4 The development hereby approved shall reduce carbon dioxide emissions through the following sequence of priorities, as set out in the energy hierarchy: i. Energy reduction; then ii. Energy efficiency; then iii. Renewable energy; then iv. Low carbon energy; then v. Conventional energy.
5 Prior to the commencement of the external construction of the walls of the development hereby approved a sample panel of the type of stone to be used showing the proposed coursing and pointing shall be erected on the site for the written approval of the Local Planning Authority. Development shall be carried out in strict accordance with the approved details and the sample stonework panel shall be retained on site during the period of construction of all external walls that are constructed in stone.
6 Before the first use of any materials in the external construction of the roof of the development hereby approved, samples of those materials shall have been made available for inspection by, and the written approval of, the Local Planning Authority and the development shall be carried out in strict accordance with the approved details.
7 The dwelling hereby approved shall either have access for Fibre to the Premises broadband infrastructure capable of Next Generation Access speeds, or a download connection of 30Mbps and provision for the delivery of Fibre to the Premises broadband at a future date.
8 The access, manoeuvring and parking are shall be laid out in strict accordance with details shown on drawing 185 PL04 rev C prior to the first occupation of the dwelling and thereafter maintained free of obstruction.
9 A Mode 3 electric vehicle charging point with a minimum 16amp rating shall be made available for use by the occupiers of the dwelling hereby approved before first occupation and thereafter maintained until superseded by any advanced technology.
10 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development)(England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions, outbuildings, 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.
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 interests of proper planning. 3 In the interests of residential amenity. 4 To reduce both the extent and the impacts of climate change. 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. 7 To ensure appropriate broadband access is provided. 8 In order to ensure that the materials used conform to the amenity requirements of the locality and to provide for adequate and satisfactory provision of off-street accommodation for vehicles in the interest of safety and the general amenity of the development. 9 To promote the use of electric cars and reduce pollution. 10 To prevent over-intensive development of the site.
INFORMATIVES
1 In respect of condition 5 new development is expected to incorporate passive design measures that reduce the need for artificial lighting and heating, cooling and ventilation systems through siting, design, layout and building orientation.
2 The applicant / developer is advised that they have a duty to adhere to the regulations of Part 2A of the Environmental Protection Act 1990, the National Planning Policy Framework and the current Building Control Regulations with regards to contaminated land. If any unforeseen contamination is encountered during the development, the Local Planning Authority (LPA) should be informed immediately. Any investigation / remedial / protective works carried out in relation to this application shall be carried out to agreed timescales and approved by the LPA in writing. Furthermore, any soil or soil forming materials to be brought to site for use in garden areas or soft landscaping should be tested for contamination and suitability for use prior to importation to site. The responsibility to ensure the safe development of land affected by contamination rests primarily with the developer.
CASE NUMBER: 20/02329/FUL WARD: Harrogate High Harrogate CASE OFFICER: Gillian Pinna-Morrell DATE VALID: 30.06.2020 GRID REF: E 430880 TARGET DATE: 25.08.2020 N 456072 REVISED TARGET: DECISION DATE: 25.08.2020 APPLICATION NO: 6.79.14362.FUL
LOCATION: 9 Regent Grove Harrogate HG1 4BN
PROPOSAL: Erection of single storey extension.
APPLICANT: Ms S Denton
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 25.08.2023.
2 The development hereby permitted shall be carried out in strict accordance with the following drawings:
Location Plan and Block Plan: Drawing Number: 20/1078/02 Proposed and Existing Floor Plans, Sections and Elevations: Drawing Number: 20/1078/01
3 The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.
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 interests of proper planning. 3 In the interests of visual amenity.
CASE NUMBER: 20/01646/DISCON WARD: Harrogate New Park CASE OFFICER: Gillian Pinna-Morrell DATE VALID: 07.05.2020 GRID REF: E 429089 TARGET DATE: 02.07.2020 N 456213 REVISED TARGET: DECISION DATE: 03.09.2020 APPLICATION NO: 6.79.14258.DISCON
LOCATION: 22 Hartwith Close Harrogate North Yorkshire HG3 2XW
PROPOSAL: Approval of details required under condition 4 (Boundary details) of Planning Permission 20/00758/FUL- Erection of Single Storey Rear and Side Extension.
APPLICANT: Mrs J Bell
CONFIRMATION of discharge of condition(s)
CASE NUMBER: 20/02573/FUL WARD: Harrogate Stray CASE OFFICER: Gillian Pinna-Morrell DATE VALID: 16.07.2020 GRID REF: E 431398 TARGET DATE: 10.09.2020 N 454904 REVISED TARGET: DECISION DATE: 02.09.2020 APPLICATION NO: 6.79.14371.FUL
LOCATION: 19 St Winifreds Road Harrogate HG2 8LN
PROPOSAL: Erection of single storey extension and formation of pitched roof and window opening to porch.
APPLICANT: Mrs J Anderson
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 02.09.2023.
2 The development hereby permitted shall be carried out in strict accordance with the following drawings:
Proposed GF Plan and Elevations: Anderson- -2 rev.B Site Plan: Anderson- 03 rev.A Roof Plans: Anderson- 05
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 interests of proper planning.
CASE NUMBER: 20/02143/FUL WARD: Killinghall & Hampsthwaite CASE OFFICER: Mark Williams DATE VALID: 15.07.2020 GRID REF: E 425898 TARGET DATE: 09.09.2020 N 458594 REVISED TARGET: DECISION DATE: 27.08.2020 APPLICATION NO: 6.92.345.A.FUL
LOCATION: 18 Finden Gardens Hampsthwaite Harrogate HG3 2EN
PROPOSAL: Erection of a detached dwelling with new drive.
APPLICANT: Mr A Adamson
REFUSED. Reason(s) for refusal:-
1 The proposed dwelling would appear unduly cramped in the streetscene and thus detract from the spatial qualities of the area, contrary to Local Plan Policy HP3.
2 The proposed dwelling would not provide sufficient internal floorspace, contrary to Local Plan Policy HS5.
3 In the absence of a Flood Risk Assessment, the proposed development would introduce a vulnerable use into Flood Zone 3, contrary to Local Plan Policy CC1.
CASE NUMBER: 19/01485/FUL WARD: Knaresborough Aspin & Calcutt CASE OFFICER: Aimée McKenzie DATE VALID: 09.04.2019 GRID REF: E 435052 TARGET DATE: 04.06.2019 N 455827 REVISED TARGET: DECISION DATE: 21.08.2020 APPLICATION NO: 6.100.13517.FUL
LOCATION: Castle View Thistle Hill Knaresborough HG5 8JW
PROPOSAL: Demolition of 1 no. dwelling and workshop building. Erection of 4 no. dwellings
APPLICANT: Mr S Broadbent
1 REFUSED. Reason(s) for refusal:-
1 The part of the western section of the site lies outside the development limits for Knaresborough. Given the Council's healthy land supply position, currently at 6.81years, the approval of housing on this site would cause harm by virtue of its approval undermining the Council's growth strategy within the Harrogate Local Plan. The proposal is therefore contrary to guidance in the National Planning Policy Framework and policies GS1, GS2 and GS3 of the Harrogate Local Plan. 2 The proposed domestic curtilage of plot 4 is considered harmful to the character and appearance of the openness of the Green Belt and does not accord with policies GS4, NE4 and HP3 of the Local Plan and guidance within the Council's Landscape Character Appraisal and the NPPF. 3 The site layout is a suburban form that would not only be contrary to the grain of development in this part of the street scene, but exacerbate the visually incongruous impact of the houses on the character of the area and its impact on the openness of the Green Belt. The proposal therefore does not accord with policies GS4 and HP3 of the Local Plan and guidance within the NPPF. 4 Plot 3 by reason of its proximity to the boundary with Milstone Lodge, its height and projection in front of the principle elevation of Milstone Lodge is considered to result in significant overbearing and enclosing impacts in a manner materially harmful to existing levels of amenity enjoyed by the occupants of adjacent dwelling. The proposal is therefore contrary to the provisions of policy HP4 of the Harrogate District Local Plan, the supplementary planning guidance contained within the House Extensions and Garages Design Guide and national advice contained within the NPPF.
CASE NUMBER: 20/02537/FUL WARD: Knaresborough Aspin & Calcutt CASE OFFICER: Janet Belton DATE VALID: 14.07.2020 GRID REF: E 434704 TARGET DATE: 08.09.2020 N 456020 REVISED TARGET: DECISION DATE: 28.08.2020 APPLICATION NO: 6.100.13443.FUL
LOCATION: Merryvale Cass Lane Calcutt HG5 8JZ
PROPOSAL: Retention of electric inward opening gates.
APPLICANT: Miss Amanda Miller
APPROVED
CASE NUMBER: 20/01028/DISCON WARD: Knaresborough Castle CASE OFFICER: Kate Williams DATE VALID: 16.03.2020 GRID REF: E 435057 TARGET DATE: 11.05.2020 N 457078 REVISED TARGET: DECISION DATE: 26.08.2020 APPLICATION NO: 6.100.13472.DISCON
LOCATION: Allott And Associates Claro Chambers 42 High Street Knaresborough North Yorkshire HG5 0EQ
PROPOSAL: Approval of details reserved by conditions 5 part C (Remediation scheme verification report), 8 (waste storage facilities), 10 (Implementation of planting scheme), 12 (Noise report) and 13 (Amended flat roof plan) of approved application 18/03173/FUL.
APPLICANT: CFK Developments
Part APPROVED and part REFUSED as set out below:
PART TO BE APPROVED: Conditions 8 and 13
Subject to the following Conditions;
1 The details are shown on drawings R/2164/1B and P17/P18.
Reasons for Conditions:
1 To identify the drawings.
PART TO BE REFUSED:
Conditions 5, 10 and 12
Reasons for refusal:
1 The information provided does not follow the protocol or provide sufficient detail to discharge conditions 5 and 12.
2 The landscape condition 10 requires compliance with and cannot be discharged.
INFORMATIVES
1 Condition 5 - The Environmental Health Officer comments received on 24/08/2020 advise:
The applicant has submitted information and photographs pertaining to the importation of clear cover systems to the garden areas of the dwellings. This is however not in accordance with YALPAG Guidance for the verification of Cover Systems. The certification provided shows that the material complies with the requirements of BS3882:2015 but no evidence has been provided to show results of the testing protocol that should be followed within Appendix A. Please contact [email protected] for further advice.
2 Condition 10:
The details are acceptable and no further information is required, but as the condition also required compliance with in the event the planting dies it is not possible to discharge this condition until the 5 year timescale stated in the condition expires.
3 Condition 12 - The Environmental Health officer comments were received on 24/08/2020. They have advised:
An environmental noise report has been submitted which has been compiled by Hoare Acoustics, reference 1011458 and dated 24 July 2019. Before accepting the contents of the report the author should be required to clarify the following points. With respect to the measurements that were taken on site the measurement position requires further explanation. It is stated that the microphone was positioned at the rear of an existing building at first floor level at a height of 6m. This is rather elevated and it needs to be explained how the noise readings may be affected because of the screening effect of the building itself. This is not the same as the application site and the position is likely to benefit from the screening effect of the building itself making the readings less representative of the position of the residential properties.
The author has stated that the main noise source at site was traffic noise. The author should state whether any other noise sources were audible, particularly at the location of the proposed dwellings towards the rear of the site. For further advice please contact [email protected]
CASE NUMBER: 20/01502/DISCON WARD: Marston Moor CASE OFFICER: Angela Simmonds DATE VALID: 04.05.2020 GRID REF: E 444681 TARGET DATE: 29.06.2020 N 452649 REVISED TARGET: DECISION DATE: 27.08.2020 APPLICATION NO: 6.124.220.O.DISCON
LOCATION: Moorside Business Park Moorside Tockwith YO26 7QG
PROPOSAL: Approval of Details pursuant to Conditions 12 (attenuation tank) and 13 (surface water drainage) of permission 17/02739/FULMAJ [for: Erection of warehouse building, formation of service yard and hardstanding and installation of attenuation tank]
APPLICANT: Textile Warehouse Ltd
1 CONFIRMATION of discharge of condition(s)
CASE NUMBER: 20/02198/FUL WARD: Masham & Kirkby Malzeard CASE OFFICER: Emma Howson DATE VALID: 22.06.2020 GRID REF: E 421976 TARGET DATE: 17.08.2020 N 476366 REVISED TARGET: 01.09.2020 DECISION DATE: 26.08.2020 APPLICATION NO: 6.18.139.G.FUL
LOCATION: Oak Stile Farm Grewelthorpe Ripon North Yorkshire HG4 3DP
PROPOSAL: Conversion of agricultural barn to create a single dwelling
APPLICANT: Mr Easby
4 REFUSED. Reason(s) for refusal:-
1 The proposal would lead to an isolated dwelling in the countryside which would not lead to an enhancement of the immediate setting contrary to guidance in the National Planning Policy Framework, and Local Plan policy GS3 2 The proposal by virtue of its location and design would create a discordant feature that would appear prominent and visually intrusive in the landscape, and lead to urbanisation of the countryside causing significant detriment to the special character and scenic beauty of Nidderdale AONB contrary to the paragraph 172 of the National Planning Policy Framework; Policies HS6; HP3; GS6 and NE4 of the Local Plan and the guidance in the Council's Landscape Character Assessment SPG and Re-Use and Adaptation of Rural Buildings SPG. 3 The proposal by virtue of the change in rural character would have a detrimental impact on the recreational and amenity value of the adjacent Public Right of Way which would be contrary to Policy HP5 of the Local Plan.
CASE NUMBER: 20/02046/COU WARD: Nidd Valley CASE OFFICER: Mark Williams DATE VALID: 01.06.2020 GRID REF: E 424370 TARGET DATE: 27.07.2020 N 457460 REVISED TARGET: DECISION DATE: 02.09.2020 APPLICATION NO: 6.99.248.A.COU
LOCATION: Horsemans Well Barn Long Lane Felliscliffe Harrogate North Yorkshire HG3 2LU
PROPOSAL: Conversion of stables to form home office.
APPLICANT: Mr D Brigham
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 02.09.2023.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
3 The proposed offices shall be used wholly in conjunction with and in addition to the existing living accommodation at the dwelling known as Horseman's Well Barn.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 The formation of an additional separate residential unit would not be acceptable ****.
INFORMATIVES
1
The applicant / developer is advised that they have a duty to adhere to the regulations of Part 2A of the Environmental Protection Act 1990, the National Planning Policy Framework 2012 and the current Building Control Regulations with regards to contaminated land. If any unforeseen contamination is encountered during the development, the Local Planning Authority (LPA) should be informed immediately. Any investigation / remedial / protective works carried out in relation to this application shall be carried out to agreed timescales and approved by the LPA in writing. Furthermore, any soil or soil forming materials to be brought to site for use in garden areas or soft landscaping should be tested for contamination and suitability for use prior to importation to site. The responsibility to ensure the safe development of land affected by contamination rests primarily with the developer.
CASE NUMBER: 20/02263/FUL WARD: Nidd Valley CASE OFFICER: Mark Simmonds DATE VALID: 26.06.2020 GRID REF: E 421059 TARGET DATE: 21.08.2020 N 459970 REVISED TARGET: DECISION DATE: 28.08.2020 APPLICATION NO: 6.66.211.T.FUL
LOCATION: North Barn White Oak Farm Summerbridge Harrogate North Yorkshire HG3 4JS
PROPOSAL: Erection of a summerhouse.
APPLICANT: Mr Tim Appleton
REFUSED. Reason(s) for refusal:-
1 The modern, flat roofed design of the proposed summerhosue is considered to be unacceptably detrimental to the setting of the listed buildings by introducing an alien, incongruent and modern structure which will jar with the historic setting of the cluster of listed buildings set within a rural landscape.
The proposal therefore fails to accord with guidance in the National Planning Policy Framework, Policies HP2, HP3 and GS6 of the adopted Local Plan, which amongst other things, seek to safeguard the character and appearance of the environment and ensures development is of a good design, well-integrated and sympathetic to the host dwelling, neighbouring buildings and the Nidderdale Area of Outstanding Natural Beauty.
CASE NUMBER: 20/02210/FUL WARD: Ouseburn CASE OFFICER: Gillian Pinna-Morrell DATE VALID: 23.06.2020 GRID REF: E 441694 TARGET DATE: 18.08.2020 N 461316 REVISED TARGET: 04.09.2020 DECISION DATE: 02.09.2020 APPLICATION NO: 6.71.140.C.FUL
LOCATION: Marton Moor Farm Moor Lane Marton Cum Grafton YO51 9PS
PROPOSAL: Erection of 1no. two storey extension, 1no. single storey extension, conversion of loft, alterations to fenestration and application of render to existing dwelling (Revised scheme).
APPLICANT: Mrs Helen Allan
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 02.09.2023.
2 The development hereby permitted shall be carried out in strict accordance with the following drawings:
Site Location and Site Plan: 17022-00-000 Revision A Proposed Plans, Elevations and Section: 17022-30-000 Revision A
3 Prior to the construction of the foundations of the development hereby permitted, a sample panel of the colour of the render it is intended to be applied to the external face of the development hereby permitted shall be made available on site for the written approval of the Local Planning Authority. Thereafter the development shall be constructed in strict accordance with the approval sample panel.
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 interests of proper planning. 3 In the interests of visual amenity and to safeguard the character and appearance of the area.
CASE NUMBER: 20/02715/DISCON WARD: Ripon Minster CASE OFFICER: Natalie Ramadhin DATE VALID: 23.07.2020 GRID REF: E 431219 TARGET DATE: 17.09.2020 N 471218 REVISED TARGET: DECISION DATE: 01.09.2020 APPLICATION NO: 6.31.1177.M.DISCON
LOCATION: 39 Market Place Ripon HG4 1DB
PROPOSAL: Approval of details required under conditions 3 (Material sample) - Planning permission 19/05246/COU - Change of use of the Basement and Ground Floor from Financial and Professional Services (Use Class A2) to Restaurant/cafe (Use class A3) and change of use of First and Second Floors from Financial and Professional Services (Use Class A2) to Dwellings (Use class C3).
APPLICANT: Sterne Properties
CONFIRMATION of discharge of condition(s)
INFORMATIVES
1 The details provided for condition 3 as set out within the cover letter (stone, render colour and window colour) are considered acceptable.
CASE NUMBER: 20/02178/FUL WARD: Ripon Moorside CASE OFFICER: Mark Simmonds DATE VALID: 19.06.2020 GRID REF: E 430865 TARGET DATE: 14.08.2020 N 470464 REVISED TARGET: DECISION DATE: 25.08.2020 APPLICATION NO: 6.31.2856.A.FUL
LOCATION: Serenity 1A Whitcliffe Lane Ripon HG4 2JL
PROPOSAL: Erection of single storey extension (revised scheme)
APPLICANT: Mr And Mrs A Sandy
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 25.08.2023.
2 The development hereby approved must be carried out in strict accordance with the details within the application form and the following amended plans and drawings:
S19-2-PLG1 REV B 16-06-2020 S19-2-PLG2 REV B 16-06-2020 S19-2-PLG3 REV B 16-06-2020
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
4 Prior to the hereby approved extension first coming into use, a 2 metre high close boarded fence shall be erected in accordance with the hereby approved plans and shall thereafter be retained and maintained in that condition.
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 to ensure compliance with the approved drawings. 3 To protect the character and appearance of the host dwelling and surrounding area in the interests of visual amenity. 4 To reduce any impacts on neighbour amenity
INFORMATIVES
1 Gypsum.
There is a history of ground instability in the area. This sometimes arises from the presence of peat, sometimes from gypsum and sometimes a combination. You are advised to satisfy yourself that there is no such problem on this site, or that any problem can be overcome by taking appropriate measures, before works commence.
2 Landfill Gas Migration
This site is within 250m of a landfill site. In accordance with your practice notes for such a development, a site specific investigation is not necessary, but I would recommend that certain precautions are taken with the construction; namely:
o A concrete floor.
o Gas proof membrane beneath the floor.
o Sealing/protection of any services to the building.
o Adequate ventilation.
o Verification of the works undertaken on completion by a suitably competent person.
3 A Building Regulations application will be required for this proposal.
4 Development should only commence once you are satisfied that a suitable, satisfactory, foundation design has been prepared by a structural engineer (who is familiar with the specific ground related issues in the Ripon area) following a suitable ground investigation by an individual/company with the relevant level of experience.
CASE NUMBER: 20/02112/FUL WARD: Ripon Spa CASE OFFICER: Emma Howson DATE VALID: 03.07.2020 GRID REF: E 429923 TARGET DATE: 28.08.2020 N 471141 REVISED TARGET: DECISION DATE: 26.08.2020 APPLICATION NO: 6.31.2844.B.FUL
LOCATION: 70 Bishopton Lane Ripon HG4 2QN
PROPOSAL: Erection of single storey side extension, changes to fenestration and render
APPLICANT: Mr And Mrs Best
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.08.2023.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
3 Prior to the use of any render, details of the proposed colour of the render shall be provided to the Local Planning Authority for approval. The proposed works shall be undertaken in accordance with the approved details and shall be maintained and retained as such for the lifetime of the development.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity
CASE NUMBER: 20/02358/TPO WARD: Ripon Spa CASE OFFICER: Katie Lois DATE VALID: 02.07.2020 GRID REF: E 430700 TARGET DATE: 27.08.2020 N 471119 REVISED TARGET: DECISION DATE: 02.09.2020 APPLICATION NO: 6.31.1620.D.TPO
LOCATION: 32 Mallorie Court Ripon HG4 2QG
PROPOSAL: Laterally reduce limb back from property by 3 metres of 1 no. Sycamore tree of Woodland W1 of Tree Preservation Order No.71994.
APPLICANT: James Clapperton
APPROVED subject to the following conditions:-
1 The works hereby approved shall be completed within two years of the date of this decision.
2 The proposed works shall be completed in strict accordance with the specification noted in the application.
3 All works shall be undertaken by a suitably qualified Arborist and in accordance with British Standards 3998 (2010) Works to Trees.
4 Prune the tree branches on the property side only to achieve a maximum clearance of 2 metres between the branch tips and the building itself. No pruning wounds greater than 80mm in diameter to be generated as a result of the works.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In the interests of visual amenity and to safeguard the character of the area. 3 In the interests of good arboricultural practice. 4 In the interests of visual amenity and to safeguard the character of the area.
CASE NUMBER: 20/02851/DISCON WARD: Ripon Spa CASE OFFICER: Natalie Ramadhin DATE VALID: 31.07.2020 GRID REF: E 430229 TARGET DATE: 25.09.2020 N 471319 REVISED TARGET: DECISION DATE: 01.09.2020 APPLICATION NO: 6.31.764.M.DISCON
LOCATION: Outwood Academy Clotherholme Road Ripon HG4 2DE
PROPOSAL: Approval of details required under condition 3 (lighting) of planning permission 20/01592/FUL - Replacing of existing tarmac surface, installation of replacement perimeter fencing; the installation of new floodlighting; installation of footpath.
APPLICANT: Katy Bradford
1 CONFIRMATION of discharge of condition(s)
INFORMATIVES
1 The details provided for condition 3 are considered acceptable. It is recommended that appropriate floodlighting cowls / diffusers are used to further reduce any adverse impact upon the occupants of the light sensitive premises to the north of the site which are both in close proximity to the floodlit area and have no benefit from the shielding provided by existing buildings on site.
CASE NUMBER: 20/01582/DISCON WARD: Ripon Ure Bank CASE OFFICER: Kate Williams DATE VALID: 11.05.2020 GRID REF: E 431921 TARGET DATE: 06.07.2020 N 470987 REVISED TARGET: DECISION DATE: 27.08.2020 APPLICATION NO: 6.31.2327.C.DISCON
LOCATION: Site Of 15 To 22 Low Mill Estate Ripon North Yorkshire
PROPOSAL: Discharge of conditions 3 (development runoff scheme ), 4 (exceedence flow plan), 5 (FRA mitigation), 6 (surface water design), 7 (foul and surface water), 8 (mitigation), 9 (protection of public sureface water/drainage infrastructure), 10 (Staff site parking), 14 (Ecology) 23 (ARP report recommendations) of application 18/05055/FULMAJ - Demolition of 8 no. dwellings; Erection of 10 no. dwellings; Formation of access road, associated landscaping and hardstanding.
APPLICANT: Andy Hinton
REFUSAL to confirm discharge of condition(s)
1 The submitted details relate to development that differs from the scheme that was approved under application 18/05055/FULMAJ. Conditions 3,4,5,6,7,8,9 10, 14 and 23 cannot technically be discharged. In addition Condition 14 does not provide adequate details and Condition 23 requires compliance with and cannot be discharged.
INFORMATIVES
1 The comments from the Ecologist advise for Condition 14 “A scheme for ecological enhancement of the site, in keeping with the relevant recommendations (section 5) of the Preliminary Ecological Appraisal and Preliminary Roost Assessment (Haycock & Jay, April 2018) must be submitted for the written approval of the local planning authority prior to the commencement of works to construct the external walls of any of the new dwellings. The scheme must include measures for the following: The prevention of spread of Himalayan balsam; the protection of trees, shrubs and the woodland on the embankment; the provision of integrated bat and swift bricks; and a sensitive lighting scheme to avoid impacting on the woodland or riverside vegetation”
The condition clearly requires an ecological enhancement scheme to be submitted in keeping with the recommendations of the earlier ecological reports but no attempt appear to have been made to draw up and submit such a scheme. Condition 14 should not therefore be discharged until this requirement to submit an ecological enhancement scheme for the site has been addressed.
The applicant has resubmitted the Preliminary Ecological Appraisal and Preliminary Roost Assessment (Haycock and Jay, April 2018). This includes a large number of rather vague recommendations including:
“5.2.7 Himalayan balsam is present amongst scrub and bare ground in the east side of the site. It is recommended that measures to avoid the spread of this invasive non-native species are implemented during the development works. Measures should ensure that no plant material or soil is removed off site, including to storage areas, and that any site machinery and equipment is thoroughly cleaned to remove plant material/soil prior to it leaving site.
5.2.8 Despite supporting non-native species the hedge along the west boundary is of some ecological value, providing cover for nesting/foraging birds and a feature for commuting/foraging bats. It is recommended that the hedgerow is retained and protected during the works.
5.2.10 To enhance the value of habitats in the site for amphibians, and other wildlife, it is recommended that where public open space is included within the site design this will incorporate a pond or wetland area.
5.2.11 A steep wooded embankment is present immediately to the east of the site. Though the woodland is not due to be impacted by the works it is recommended that protective fencing9, to avoid damage to this habitat during the works, is installed.
5.2.12 To further enhance the ecological and wildlife value of the site the design should include provision for new planting incorporating native species of local provenance and/or those with value for native wildlife, and be appropriately managed in the future so as to maintain the species diversity. Site design and management proposals should be reviewed by a qualified Ecologist to ensure they will support long-term, sustainable net biodiversity gain.
5.3.2 Dense and scattered scrub, scattered trees, buildings (including ivy growth) and the hedgerow in the site have potential to support nesting bird species and, therefore, it is recommended that where works will be undertaken within the bird breeding season (typically March to September inclusive), suitable habitats, including buildings, should be removed before the season begins to avoid any delays which may arise from nesting birds.
5.3.3 Should works be required during the nesting season, an inspection of potential nesting habitats/features should be undertaken by a qualified Ecologist prior to work commencing. Where bird nesting activity was observed, works will be delayed until after dependent young have left the nest.
5.3.4 In addition to the provision of native planting detailed above, it is recommended that to further enhance the site for nesting birds nest boxes are included within the new housing design, specifically those designed for UKBAP/Harrogate BAP priority species house sparrow, swift and swallow (Hirundo rustica).
5.4.8 In order to mitigate for the loss of potential roosting opportunities at the site, it is recommended that integral roosting features (e.g. Schwegler 1FR, Habibat or similar bat boxes) are incorporated into any new buildings design to provide long- term roosting opportunities. Where possible, features should be located on community or out buildings to reduce the likelihood of their removal from residential properties
5.4.9 Habitats inside the site provide some, albeit small, opportunities for foraging and commuting bats and, in order to preserve habitats of value for bats, it is recommended that a scrub buffer is retained around the site boundary and the hedgerow and mature trees are retained and protected during the development where possible. 5.4.10 To further enhance the value of the site for bats, it is recommended that linear vegetative features (e.g. hedges, tree lines etc.) and mature trees, of value for commuting and foraging bats, are included within the site design and artificial lighting is directed away from these and other vegetation to be retained as far as possible, notably vegetation around the boundary and on the adjacent embankment. Where lighting is required this should be low-level, low lux and directional with consideration to the use of sensor operated units”.
The applicant has also resubmitted the Bat, Breeding Bird and Barn Owl Scoping Survey (MAB, July 2018). This says section 9.1 Mitigation summary “Removal of vegetation will take place outside of the bird nesting season; if this is not possible then a nest check should be carried out prior to the demolition.
There is no requirement for mitigation for bats. Bat and bird boxes can be installed on new housing as ecological enhancement”
Neither of these two sets of recommendations from the two reports (the MAB report being just a follow-up bat survey) represent firm commitments by the developer to specific actions which would be required by an ecological enhancement scheme. At present we don’t know which, if any, of these recommendations are proposed to be implemented or whether vegetation removal may already have occurred during the nesting bird season or whether preventative measures have been undertaken to avoid the spread of Himalayan balsam. We do not know how many bat and bird boxes are proposed to be erected or whereabouts. The above are examples of the questions which condition 14 aims to be addressed by an ecological enhancement scheme. This alongside the other refused conditions can be addressed in the current application.
CASE NUMBER: 20/01252/FUL WARD: Spofforth With Lower Wharfedale CASE OFFICER: Aimée McKenzie DATE VALID: 06.04.2020 GRID REF: E 438623 TARGET DATE: 01.06.2020 N 453350 REVISED TARGET: 04.09.2020 DECISION DATE: 28.08.2020 APPLICATION NO: 6.123.54.C.FUL
LOCATION: West View Knaresborough Road Little Ribston Wetherby North Yorkshire LS22 4ET
PROPOSAL: Erection of detached dwelling and associated parking.
APPLICANT: Arrowfield Developments Ltd
3 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 28.08.2023.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details set out below:
dated received by the Local Planning Authority 6 April 2020: Planning Application Form Contamination Land Pre-Risk Assessment Drawing reference: Location Plan - H-20027 Drawing reference: P002 Revision A Drawing reference: P003 Revision A Visual - Front Elevation
The above documents are key to this permission unless altered by conditions attached to this decision notice.
3 Before the first use of any materials in the external construction of the roof and walls of the development hereby approved, samples of those materials shall have been made available for inspection by, and the written approval of, the Local Planning Authority and the development shall be carried out in strict accordance with the approved details.
4 An electric vehicle infrastructure strategy and implementation plan shall be submitted to and approved in writing by the Local Planning Authority prior to the construction of the foundations of the dwelling hereby approved. The plan shall include details of the number, location and maintenance of the electric vehicle charging points which shall be of Mode 3 type (specific outlets on dedicated circuits with a minimum current rating of 16 Amp) and provided in strict accordance with approved details prior to the bringing into use of the development hereby approved and thereafter maintained free of obstruction.
5 No pipes discharge of surface water from the application site shall take place until works to provide a satisfactory outfall, other than the existing local public sewage, for surface water have been completed in accordance with details submitted to and approved by the Local Planning Authority.
6 There shall be no piped discharge of surface water from the development prior to the completion of surface water drainage works, details of which will have been submitted to and approved by the Local Planning Authority. If discharge to public sewer is proposed, the information shall include, but no be exclusive to: I) Evidence that other means of surface water drainage have been properly considered and why they have been discounted; and II) The means of discharging to the public sewer network at a rate to be agreed by the Local Planning Authority in consultation with the statutory sewerage undertaker.
7 Prior to occupation of the dwelling hereby approved, a detailed scheme for landscaping for hedging and fencing along the boundaries of the site as shown on the approved site plan must be submitted to the Local Planning Authority for prior approval. The scheme shall specify species, plant sizes, numbers, planting densities, and the timing of implementation of the scheme. Elevation plan (scale:1:100) of the proposed fencing to be installed shall be submitted and approved in writing by the Local Planning Authority. The agreed planting shall be undertaken in accordance with the approved implementation scheme and shall be retained thereafter. Any plants which die or are damaged within 5 years shall be replaced with a similar size and species.
8 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no additional windows in the first floor or rooflights, including dormer windows, other than any expressly authorised by this permission shall be installed without the grant of further specific planning permission from the local planning authority.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In order to ensure that the materials used conform to the amenity requirements of the locality. 4 In the interests of air quality; in accordance with the guidance set out in the NPPF Paragraph 35 and Policy NE1 of the Harrogate District Local Plan. 5 To ensure that the site is properly drained and in order to prevent overloading, surface water is discharged to the public sewer network. 6 To ensure that no surface water discharges take place until proper provision has been made for its disposal. 7 In order to ensure the protection of the landscape character of the area, as outlined in policy NE4 of the Local Plan. 8 In the interest of residential amenity and protecting the landscape character in accordance with policy NE4 and HP4 of the Local Plan.
INFORMATIVES
1 The applicant / developer is advised that they have a duty to adhere to the regulations of Part 2A of the Environmental Protection Act 1990, the National Planning Policy Framework and the current Building Control Regulations with regards to contaminated land. If any unforeseen contamination is encountered during the development, the Local Planning Authority (LPA) should be informed immediately. Any investigation / remedial / protective works carried out in relation to this application shall be carried out to agreed timescales and approved by the LPA in writing. Furthermore, any soil or soil forming materials to be brought to site for use in garden areas or soft landscaping should be tested for contamination and suitability for use prior to importation to site. The responsibility to ensure the safe development of land affected by contamination rests primarily with the developer.
CASE NUMBER: 20/02596/AMENDS WARD: Washburn CASE OFFICER: Mark Williams DATE VALID: 20.07.2020 GRID REF: E 409638 TARGET DATE: 17.08.2020 N 451031 REVISED TARGET: DECISION DATE: 25.08.2020 APPLICATION NO: 6.128.6.W.AMENDS
LOCATION: Leyfield Farm Langbar Ilkley North Yorkshire LS29 0EW
PROPOSAL: Non-material amendment to allow for change of garage to bedroom, including removal of garage door and replacement with cladding and window, on dwelling approved under Ref 20/00686/DVCON. Material Confirmation; Due to supply of slate tile (agreed by planning officer) an alternative material has been proposed. Photo submitted in this application and available on site.
APPLICANT: Mr Roger McArdle
APPROVED