Harrogate Borough Council Planning Committee – Agenda Item 6: List of Plans
Total Page：16
File Type：pdf, Size：1020Kb
HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS. DATE: 16 February 2016 PLAN: 03 CASE NUMBER: 15/04935/FUL GRID REF: EAST 436894 NORTH 451439 APPLICATION NO. 6.122.339.FUL DATE MADE VALID: 23.11.2015 TARGET DATE: 18.01.2016 REVISED TARGET: 17.02.2016 CASE OFFICER: Ms Claire Barwick WARD: Spofforth With Lower Wharfedale VIEW PLANS AT: http://uniformonline.harrogate.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=NX91EDHYHL900 APPLICANT: Mr & Mrs Wyatt AGENT: Shaw & Jagger Architects PROPOSAL: Erection of replacement detached dwelling and formation of hardstanding and solar panels (Site Area 0.7ha). LOCATION: Hill Top House Ribston Road Spofforth North Yorkshire HG3 1AB REPORT SITE AND PROPOSAL The application site is located in open countryside outside the village of Spofforth. The existing dwelling is a large detached rendered property, with a hipped roof with slate and concrete tiles and various flat roof extensions and a double garage. There is also an ‘L’ shaped kennels of timber construction along the north-western side boundary of the site. It is proposed to utilise the existing treatment plant on site. The site is well-established with mature Beech hedge lines lining the driveway and a row of mature Poplar trees along the edge of the main road leading to the site on Ribston Hill. The proposed replacement dwelling would be a modern design constructed on a heavy stone base. The upper section of the house would have a pitched roof constructed of Corten steel. A new single garage is proposed immediately to the east of the house, which will replace the existing double garage. In the northern paddock there is also proposed a small solar array to provide electricity to the house. A new hard landscaped terrace will wrap around the south of the dwelling allowing access to the garden. It is proposed to retain the existing vehicle entrance into the site from Ribston Road and to utilise the existing driveway to access the house. The replacement dwelling is proposed largely on the footprint of the existing house, which sits on a plateau forming a level terrace on the hillside. There is one neighbouring property in close proximity to the site to the south–west, known as ‘Greenacres’. The two properties are separated by a large area of land at a lower level and then ‘Greenacres’ is on lower land still as the land at this location slopes down to the A661 Harrogate Road. MAIN ISSUES 1. Policy/Principle 2. Residential amenity 3. Design and appearance of the dwelling 4. Highways 5. Open Space provision 6. Ecology 7. Land Contamination RELEVANT SITE HISTORY 15/02447/PRE Erection of a replacement dwelling, considered acceptable in principle – 23.09.2015 CONSULTATIONS/NOTIFICATIONS Parish Council SPOFFORTH WITH STOCKELD Conservation and Design Section No comments received Landscape Officer No comments received EHO Contaminated Land No comments received NYCC Highways And Transportation No comments received Principal Ecologist No objections subject to conditions RELEVANT PLANNING POLICY NPPF National Planning Policy Framework CSSG1 Core Strategy Policy SG1 Settlement Growth: Housing Distribution CSSG2 Core Strategy Policy SG2 Settlement Growth: Hierarchy and limits CSSG3 Core Strategy Policy SG3 Settlement Growth: Conservation of the countryside, including Green Belt 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 CSC1 Core Strategy Policy C1: Inclusive communities LPHD20 Harrogate District Local Plan (2001, as altered 2004) Policy HD20, Design of New Development and Redevelopment LPH20 Harrogate District Local Plan (2001, as altered 2004) Policy H20, Replacement Dwellings in the Countryside LPC02 Harrogate District Local Plan (2001, as altered 2004) Policy C2, Landscape Character 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 SPGRES Supplementary Planning Guidance, Residential Design Guide SPDHSE Supplementary Planning Document: House Extensions and Garages Design Guide SPGLND Supplementary Design Guidance, Landscape Design Guide SPGLAP Supplementary Planning Guidance, Landscape Character Assessment of Harrogate District APPLICATION PUBLICITY SITE NOTICE EXPIRY: 08.01.2016 PRESS NOTICE EXPIRY: REPRESENTATIONS SPOFFORTH WITH STOCKELD PARISH COUNCIL - has no objections. VOLUNTARY NEIGHBOUR NOTIFICATION None undertaken. ASSESSMENT OF MAIN ISSUES 1. POLICY/PRINCIPLE - 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. In accordance with the NPPF, permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the policies in the Framework. The NPPF continues to give considerable weight to the principles of sustainable development. Although Policies SG1, SG2 and SG3 can be given no more than limited weight, they can still be useful to refer to when assessing whether a proposal is sustainable in the first instance. It is acknowledged that the application site is not located within the development limits of Spofforth village as defined in the Harrogate District Local Plan, however Spofforth is identified in the Core Strategy as a Group B settlement which will maintain its role as a local rural centre providing the focus for new housing in the rural areas of the District. The village is identified as having the best access to jobs, shops and services by non-car modes of transport. The village of Spofforth is in close proximity to the site and with its local shop, church, public houses and primary school all within walking distance of the site. The village of Spofforth is located on a key bus route in a rural which will enable travel to and from the village to a main settlement offering employment opportunities and key services and facilities by bus. It is therefore considered that the site is at a sustainable location with regards to access to services. Furthermore, the proposal is to replace an existing dwelling and so the principle is already established. A replacement dwelling is therefore considered acceptable in principle subject to all other material considerations as considered below. 2. DESIGN AND APPEARANCE OF THE DWELLING - Paragraph 56 of the NPPF relates to requiring good design and states that ‘The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people’. Paragraph 57 states ‘It is important to plan positively for the achievement of high quality and inclusive design for all development, including individual buildings……’. Paragraph 60 of the NPPF states ‘Planning policies and decisions should not attempt to impose architectural styles or particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirements to conform to certain development forms or styles. It is however proper to see to promote or reinforce local distinctiveness’. At the local level, Policy SG4 (Design & Impact) of the Core Strategy states that all development proposals in the District should be well integrated with, and complementary to, neighbouring buildings and the spatial qualities of the local area and be appropriate to the form and character of the settlement and/or landscape character. Policy EQ2 (The natural and built environment and Green Belt) states that the District's exceptionally high quality natural and built environment will be given a level of protection appropriate to its international, national and local importance. Policy C2 (Landscape Character) of the Local Plan states that development should protect existing landscape character. Saved Policy HD20