59/13 (5) CASE NUMBER: 13/02759/FUL GRID REF: EAST 437008 NORTH 475267

APPLICATION NO.: 6.22.44.O.FUL

LOCATION: Grange Farm Sleights Lane Rainton North YO7 3PL

PROPOSAL: Conversion of two storey barn and single storey building to form 5 dwellings and erection of garages and alterations to vehicular access. (Site area 0.5ha)

APPLICANT: Mr J & R Wilkinson

APPROVED subject to the following conditions:-

1 The development hereby permitted shall be begun on or before 10.09.2016.

2 The development hereby approved shall be carried out in accordance with the submitted details as amended by any other conditions of this consent and the following approved plans : Site Plan: Dwg No. 130703 – 12 Revision A Large Barn Proposed Elevations: Dwg 130703 -5 Large Barn Proposed Ground Floor Plan: Dwg 130703 -3 Large Barn Proposed First Floor Plan : Dwg 130703 – 4

Single Storey barn, Proposed Plans; Dwg 130703 – 7 Revision B

Quadruple Garage Blocks : Dwg 130703 – 15 Revision A Double Garage Block : Drawing No. 130703 – 10 Revision A Garage Block Proposed Plans; Dwg 130703- 9

3 Samples of the materials it is intended shall be used externally in the construction of the roof and walls of the development hereby approved, shall be submitted for the written approval of the Local Planning Authority and the external walling shall not be started before any such approval. Thereafter the approved materials shall be implemented.

4 All new doors and windows shall be set back a minimum of 75mm from the external face of the walls to form reveals to the satisfaction of the Local Planning Authority.

5 The window frames 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. 6 Notwithstanding the provisions of The Town and Country Planning General Permitted Development Order 1995 (or any order revoking and re-enacting that Order), no further windows shall be inserted in the approved elevations of the development hereby approved, without the prior written approval of the Local Planning Authority.

7 Unless otherwise approved in writing by the Local Planning Authority, there shall be no excavation or other ground works, except for investigative works, or the depositing of material on the site until the access to the site have been set out and constructed in accordance with the published Specification of the Highway Authority and the following requirements:

(i) The existing access shall be improved by standard detail E6.

(ii) The crossing of the highway verge and/or footway shall be constructed in accordance with the Standard Detail number E7.

(iii) Provision of the 1.8 metre wide footway with dropped crossing points at the two accesses into the site as per the approved drawing 130703-12.

Informative You are advised that a separate license will be required from the Highway Authority in order to allow any works in the adopted highway to be carried out. The 'Specification for Housing and Industrial Estate Roads and Private Street Works' published by County Council, the Highway Authority, is available at the County Council's offices. The local office of the Highway Authority will also be pleased to provide the detailed constructional specification referred to in this condition.

8 There shall be no access or egress by any vehicles between the highway and the application site (except for the purposes of constructing the initial site access) until splays are provided giving clear visibility of 2.4 metres x 43 metres measured along both channel lines of the major road. Once created, these visibility areas shall be maintained clear of any obstruction and retained for their intended purpose at all times

9 No dwelling shall be occupied until the related parking facilities have been constructed in accordance with the approved drawing 130703-12. Once created these parking areas shall be maintained clear of any obstruction and retained for their intended purpose at all times.

10 Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995 or any subsequent Order, the garage(s) shall not be converted into domestic accommodation without the granting of an appropriate planning permission. 11 Unless otherwise agreed by the Local Planning Authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until sections 1 to 4 have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until section 4 has been complied with in relation to that contamination.

1. SITE CHARACTERISATION An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. The report of the findings must include:

(i) a survey of the extent, scale and nature of contamination;

(ii) an assessment of the potential risks to: * human health, * property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, * adjoining land, * groundwaters and surface waters * ecological systems * archaeological sites and ancient monuments;

(iii) an appraisal of remedial options, and proposal of the preferred option(s).

This must be conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'.

2. SUBMISSION OF REMEDIATION SCHEME A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

3. IMPLEMENTATION OF APPROVED REMEDIATION SCHEME The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise approved in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works.

Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.

4. REPORTING OF UNEXPECTED CONTAMINATION In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirement of section 1, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of section 2, which is subject to the approval in writing of the Local Planning Authority.

Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with section 3.

12 The site shall be developed with separate systems of drainage for foul and surface water.

13 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved by the Local Planning Authority.

14 A Method Statement for the conservation of bats and nesting birds on site shall be submitted for the written approval of the local planning authority, prior to the commencement of works. Subsequent works shall be undertaken strictly in accordance with the agreed Method Statement.

15 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.

16 A detailed scheme for both hard and soft landscaping, including the planting of trees and or shrubs all boundary treatments and the use of surface materials shall be submitted to the Local Planning Authority and no development shall take place until the Local Planning Authority have approved a landscaping scheme; such scheme shall specify materials, species, tree and plant sizes, numbers and planting densities, and the timing of implementation of the scheme, including any earthworks required. Thereafter the approved scheme shall be implemented prior to the first occupation of the dwellings hereby approved and thereafter retained as such unless otherwise agreed in writing by the Local Planning Authority.

17 In the event of failure of any trees or shrubs, planted in accordance with any scheme approved by the Local Planning Authority, to survive for a period of five years from the date of the completion of implementation of that scheme, such trees or shrubs shall be replaced by the developer with such live specimens of such species in such number as may be approved by the Local Planning Authority.

18 Prior to the first occupation of the dwellings hereby approved the existing agricultural buildings identified to be demolished on Drawing No 130703 -12 Revision A, shall be wholly removed from the site and the land re-instated in accordance with a scheme to be agreed in writing with the Local Planning Authority in accordance with the provisions of condition 16. Thereafter the approved scheme shall be implemented and retained as such unless otherwise agreed in writing with the Local Planning Authority.

Reasons for Conditions:-

1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 To secure the satisfactory implementation of the proposal. 3 In order to ensure that the materials used conform to the amenity requirements of the locality. 4 In the interests of visual amenity. 5 In the interests of visual amenity. 6 In the interests of privacy and residential amenity. 7 To ensure a satisfactory means of access to the site from the public highway in the interests of vehicle and pedestrian safety and convenience. 8 In the interests of road safety. 9 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. 10 To ensure the retention of adequate and satisfactory provision of off-street accommodation for vehicles generated by occupiers of the dwelling and visitors to it, in the interest of safety and the general amenity the development. 11 To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policies SG4 and EQ1 of the Harrogate District Core Strategy. 12 To prevent pollution of the water environment. 13 To ensure that the site is properly drained and surface water is not discharged to the foul sewerage system. 14 In the ecological interests of the site. 15 In order to protect the visual amenities of the surrounding area in view of the prominence of this site. 16 To safeguard the rights of control by the Local Planning Authority in these respects and in the interests of amenity. 17 To safeguard the rights of control by the Local Planning Authority in these respects and in the interests of amenity. 18 In the interests of residential and visual amenity

INFORMATIVES

1 This permission relates solely to the conversion of the existing buildings; any demolition and rebuilding (other than as may be approved in writing by the Local Planning Authority) would render the permission inoperable and invalid. 2 All bats and their roosts are fully protected under the Wildlife and Countryside Act 1981 (as amended by the Countryside and Rights of Way Act 2000) and are further protected under Regulation 41 (1) of the Conservation of Habitats and Species Regulations 2010. Should any bats or evidence of bats be found prior to or during development, work must stop immediately and in the first instance contact the National Bat Helpline on 0845 1300 228. Developers/contractors may need to take further advice from Natural on the need for a European Protected Species Licence in order to continue the development in an lawful manner. Natural England can be contacted at [email protected], or by calling 0300 060 3900, or Natural England, Consultation Service, Hornbeam House, Crewe Business Park, Electra Way, Crewe, Cheshire, CW1 6GJ.

JUSTIFICATION FOR GRANTING CONSENT The proposed development is considered compliant with the provisions of the saved Harrogate District Local Plan Policy C16 and the Harrogate District Local Development Framework Core Strategy Policy SG3 in terms of the re-use and adaptation of these buildings to form residential use. The provision of an additional 5 dwellings will contribute towards the Council’s current shortfall in respect of the 5 year housing land supply. The applicant has demonstrated through the provisions of a financial viability statement that in this instance, there is no requirement to provide any on -site affordable housing provision. The proposed scheme of conversion represents a sympathetic scheme of conversion that would not adversely impact upon the setting of the adjacent Grade II listed building.A satisfactory means of access can now be provided to serve the site and the scheme itself would not adversely impact upon the residential amenity of the occupiers of adjacent residential property. In the absence of any material considerations to set aside the provisions of the development plan, approval of the application can be supported. Mr Gracey (Agent) attended the meeting and spoke to the item under the Council’s Opportunity to Speak Scheme)

(Unanimous Decision)