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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: 27 March 2012 HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS. DATE: 27 March 2012 PLAN: 05 CASE NUMBER: 12/00380/FUL GRID REF: EAST 435875 NORTH 448322 APPLICATION NO. 6.149.93.D.FUL DATE MADE VALID: 28.01.2012 TARGET DATE: 24.03.2012 CASE OFFICER: Mr A Hough WARD: Spofforth With Lower Wharfedale VIEW PLANS AT: http://tinyurl.com/7amoa72 APPLICANT: Home Group Developments AGENT: Acanthus WSM Architects PROPOSAL: Erection of 7 affordable residential dwellings and formation of new vehicular access (Site Area 0.4ha) LOCATION: Land West Of Sicklinghall County Primary School Main Street Sicklinghall Wetherby North Yorkshire LS22 4BD REPORT SITE AND PROPOSAL The application site is located on land to the west of Sicklinghall Community primary School on the south side of Main Street. The site is located outside the main built up confines of the village to the western extremity of the settlement. The site is set to grass and is currently used for grazing land and extends to some 0.4 hectares in area. The northern boundary is set back from the adopted road behind a small pond known as ‘High Flush’. The pond forms a gateway feature at the entrance to the village. To the south side of High Flush and along the remaining boundaries are numerous mature trees within hedgerow. The site is served via an existing field access gate onto the main road. To the immediate east of the site is the primary school with a Public Right of Way located just beyond the western boundary. Open agricultural land is located to the north on the opposite side of the road and to both the south and western boundaries. The applicants seek consent for the construction of 7 affordable homes consisting of two 2 bed apartments, three 2 bedroom dwellings and two 3 bedroom dwellings. The dwellings are arranged as a pair of semi-detached properties and a small terrace of three units. The apartments are located to the eastern boundary. The dwellings have been designed of two storey scale and are indicated to be constructed of artificial stone and render under an artificial slate roof. Access to the site would be gained via a new access drive located to the west of High Flush. The access would serve 14 parking spaces within the development and a small pumping station to the western side of the access. The pumping station is required as a consequence of the shallow levels of the existing sewers to accept flows. An area of open space is proposed to towards the western boundary of the site. MAIN ISSUES (1) Land Use (2) Green Belt (3) Housing Need (4) Visual Impact (5) Residential Amenity (6) Highway Safety (7) Ecology (8) Other Matters RELEVANT SITE HISTORY No relevant planning history relating to the application site , although the site has been assessed as a preferred option site for affordable housing provision. CONSULTATIONS/NOTIFICATIONS Conservation and Design Section See assessment Parish Council SICKLINGHALL Landscape Officer See Assessment Rural Strategy Officer No objection subject to the imposition of a condition Yorkshire Water No comments received at the time of writing this report H.B.C Land Drainage No objection NYCC Highways And Transportation Comments are awaited EHO Contaminated Land Comments are awaited DCS - Open Space No requirement for off site open space or village hall contributions as a scheme for 100% affordable housing (rural exception site). Housing Department Strongly support the proposal Local Plans Policy See assessment RELEVANT PLANNING POLICY PPS1 Planning Policy Statement 1: Delivering Sustainable Development PPG2 Planning Policy Guidance 2, Green Belts PPS03 Planning Policy Statement 3, Housing PPS5 Planning Policy Statement 5, Planning for the Historic Environment PPS07 Planning Policy Statement 7, Sustainable Development in Rural Areas PPS09 Planning Policy Statement 9, Biodiversity & Geological Conservation PPG13 Planning Policy Guidance 13, Transport PPG17 Planning Policy Guidance 17, Planning for open space, sport and recreation PPS23 Planning Policy Statement 23, Planning and Pollution Control RSYH7 The Yorkshire and Humber Plan Policy RSSYH7, Location of Development RSEV08 The Yorkshire and Humber Plan Policy RSSENV08, Biodiversity RSEV10 The Yorkshire and Humber Plan Policy RSSENV10, Landscape RSH4 The Yorkshire and Humber Plan Policy RSSH4, The Provision of Affordable Housing RSYH2 The Yorkshire and Humber Plan Policy RSSYH2, Climate Change and Resource Use RSYH9 The Yorkshire and Humber Plan Policy RSSYH9, Green Belts LPHD20 Harrogate District Local Plan (2001, as altered 2004) Policy HD20, Design of New Development and Redevelopment LPHD13 Harrogate District Local Plan (2001, as altered 2004) Policy HD13, Trees and Woodlands 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 CSHLP3 Core Strategy Policy HLP3: Affordable housing provision - rural exception sites 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 SPGRES Supplementary Planning Guidance, Residential Design Guide SPDHSE Supplementary Planning Document: House Extensions and Garages Design Guide APPLICATION PUBLICITY SITE NOTICE EXPIRY: 09.03.2012 PRESS NOTICE EXPIRY: REPRESENTATIONS SICKLINGHALL PARISH COUNCIL objects to the development on the following grounds: The overall development is not in keeping with the vernacular of the village, particularly in view of the fact that the site is ,located at the western gateway to the village. On particular the parish council wishes to make the following comments:- 1. The facing materials of reconstituted stone and the remainder in render (as opposed to complete facing in natural stone) does not conform to the materials used in the construction of the majority of buildings in Sicklinghall. Particular note should be made that in he case of some of the more recently built houses and extensions which have had to be built in stone as a planning condition. In addition in relation to the subject dwellings there appears to be a greater degree of render than reconstituted stone. 2. The parking has been incorporated at the front of the site and in front of the dwellings. This would appear to be a solution to setting back the buildings from the road and the pond. This is a matter of concern in view of the fact that this is a gateway site into the village. The preferred option would be to locate the parking to the rear of the dwellings. 3. The style and materials to be used for the window frames do not conform to those in other village houses. 4. The metal fencing surrounding the pumping station on the western elevation whilst required for health and safety reasons could be ‘softened’ with the choice of another material such as timber. 5. There are concerns about the egress/access to the site with visibility issues and proximity to the hill dropping down into the village. This is of particular concern as the site is next to the school where the majority of traffic congestion in the village arises. OTHER REPRESENTATIONS 1 petition (55 names) and 8 letters of representation received on the following grounds: The Petition raises the following objections 1. We support the need for affordable housing in and around rural settlements; but do not accept that adequate testing of need against existing housing stock has taken place. 2. We do not support the proposed location for the dwelling houses in the Green belt 3. We do not support the architectural form or the choice of materials of the proposed development. A copy of the full content of the petition is attached to this report at Appendix 1 The 8 letters of representation on the following grounds: 1. The materials to be used in the construction of the development is totally out of keeping with the rest of the dwellings within the village. 2. The site is totally out of the village in Green Belt and alien to the rules of planning. No private application for houses would be considered on this land. New buildings inside a Green Belt is presumed to be inappropriate development. The exception is limited affordable homes for local people. The guideline given is ‘very limited development within existing settlements (Annex A of PPG2) . here the proposed development is 7 houses. Given the size of Sicklinghall this cannot be described as ‘very limited development’ 3. The scheme would blight an important approach into the village. It will dominate the approach and will have an adverse effect on landscape. It is the worst possible location for such a development. Surely any such development should be discreetly located so as to preserve the integrity of the village. 4. The proposal does not accord with PPS7 in terms of sustainability, there is lack of services, no bus service, no play facilities (the school playground is inaccessible) and no village shop (apart from a gift shop at the local pub). 5. Lack of service capacity for the development 6. Access is poor and potentially dangerous. Opposite the access is a well used track used by farmers walkers , High Flush pond and adjacent is another track used by farm vehicles and walkers. Being adjacent to the primary school , the stretch of Main Street is heavily used for parking and dropping off children at the school and by walkers and horseriders. This causes extreme congestion and results in dangerous incidents particularly at the brow in the hill. The seven houses will add a further potentially 14 vehicle movements using Main Street.
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