Case No. 17/02123/REMMAJ Item No.02

Location: Site Of Business Park, Station Road, Pannal, North

Yorkshire, HG3 1FE

Proposal: Reserved matters application (Access, Layout, Scale, Appearance and Landscaping) for erection of 128 dwellings including sports pitches and public amenity space approved under outline application 16/05447/DVCMAJ.

Applicant: Bellway Homes Ltd ()

Access to the case file on Public Access can be found here:- view file

Reason for report: This application is to be presented to the Planning Committee in lines with the Councils scheme of delegation as the scheme is for 50 dwellings or more.

SUMMARY

These Reserved Matters are part of Phase 2 for Pannal Business Park. They form Phase 2a, the residential element with 128 units being proposed. The scheme includes landscaping, public open space, replacement sports pitches, the spine road and access onto Station Road in Pannal village. The site has the benefit of outline planning permission with access considered. The Reserved Matters are for scale, appearance, layout and landscaping.

Comments made by consultees have led to changes in the scheme which are considered to be acceptable for Officers to support. The proposals would contribute towards the Council’s 5 year housing land supply and help address the current shortfall. This benefit should be given considerable weight.

RECOMMENDATION: Approve subject to conditions

17/02123/REMMAJ 1

17/02123/REMMAJ 2

17/02123/REMMAJ 3

1.0 SITE DESCRIPTION

1.1 The site is on part of the former Dunlopillo site at Pannal. It lies close to the existing built up area of Pannal, where the Village Hall and Post Office are located. Along the northern length of the site runs the railway line with Pannal Station close by. Beyond the railway line there is a residential area accessed off Pannal Avenue.

1.2 The south western part of the site is covered by the West Yorkshire Green Belt. To the north eastern boundary sits the BMW Garage and Showroom. To the east sits the Care Home which was constructed as an earlier phase (phase 1) of the Pannal Business Park scheme.

1.3 To the north east of the proposal boundary is the remainder of the former Dunlopillo site which is proposed for commercial development as part of a separate Reserved Matter.

2.0 PROPOSAL

2.1 The proposal relates to Phase 2 of the Reserved Matters for Pannal Business Park. It is for phase 2a and includes 128 residential units with associated landscaping and open space; incorporation of the business park spine road and provision of sports pitches.

2.2 Phase 1 included the roundabout, access road, care home and landscape details. These have now been constructed. A construction programme was submitted for that phase with the Phase 1 Reserved Matters. Phase 2 shows the remainder of the site which included the residential element and employment land. The commercial phase is the subject of a separate Reserved Matter submission, which is pending consideration.

2.3 Housing density is 30 dwellings per hectare (128 dwellings on a net site area of 4.25 hectares). Open Market housing mix across the site is:

4 no.1 bed apartments

4 no. 2 bed apartments

20 no. 2 bed semi-detached

17/02123/REMMAJ 4

14 no. 3 bed semi-detached

3 no. 3 bed detached

26 no. 3 bed town houses

25 no. 4 bed detached

2.4 Affordable unit mix on the site is:

4 no. 1 bed apartments

20 no. 2 bed semi detached

7 no. 3 bed semi detached

1 no. 4 bed semi detached

2.5 Buildings heights range from single storey garages to 3 storey town houses on the western part. There are a few 2.5 storey dwellings but the majority are 2 storey in height. The materials proposed are a mixture of brick and rendered finishes, typical details include; art-stone heads and cills.

2.6 The layout also shows a children’s play area (LEAP), 1no. 9 a side sports pitch and 1no. 7 a side sports pitch and associated parking area. These are all located on the western edge of the scheme. There is also a green corridor on the western edge providing informal open space. In addition to the formal roads and pavements within the site, there is a green corridor incorporating a footpath running east/west through the housing area. A combined cycle/footpath runs along the pavement of the main spine/access road.

3.0 APPLICANT'S SUPPORTING INFORMATION

3.1 The application is accompanied by the following documents:

17/02123/REMMAJ 5

. Planning Layout Plan

. Elevations and Floor Plan Layouts

. Design and Access Statement

. Statement of Community Involvement

. Landscape Masterplan

. Detailed Planting Plan

. LEAP Detail

. Supplementary Landscape and Visual Appraisal

. House Type Booklet / Street Scenes / 3D Views

. Serviced Employment Land Plan

4.0 RELEVANT HISTORY

4.1 13/02358/OUTMAJ Outline application for demolition of existing buildings to be replaced with a mixed use development to include dwellings, serviced employment plots (use class B1), retail units (use class A1), park and ride, sports pitches and amenity space with access considered (site area 10ha). Approved 21.03.2014

4.2 14/02804/OUTMAJ Outline application for demolition of existing buildings to be replaced with a mixed use development to include dwellings, serviced employment plots (use class B1), retail units (use class A1) and care home (use class C2), park and ride, sports pitches and amenity space with access considered (site area 10ha) (revised scheme). Approved 21.10.2014

4.3 16/05447/DVCMAJ Variation of Condition 9 (Affordable Housing) of

14/02804/OUTMAJ for rewording and clarification of affordable housing quota. Approved 12.05.2017

4.4 17/02184/REMMAJ Reserved matters application under permission

16/05447/DVCMAJ for phase 2B commercial area comprising office and retail floor space and park and rail car parking spaces with access, layout scale, appearance and landscaping considered. Pending Consideration

17/02123/REMMAJ 6

4.5 Pre application discussions and meetings have been held between the applicants and Officers of the Council. Advice was given on the improvements sought to the design and layout

5.0 NATIONAL & LOCAL POLICY

5.1 National Planning Policy

5.2 The National Planning Policy Framework March 2012 (NPPF) sets out the Government’s planning policies for and how these are expected to be applied. Planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise. The National Planning Policy Framework is a material consideration in planning decisions.

5.3 At the heart of the NPPF is a presumption in favour of sustainable development.

5.4 Core Strategy

Policy SG1 Settlement Growth: Housing Distribution Policy SG2 Settlement Growth: Hierarchy and limits Policy SG3 Settlement Growth: Conservation of the countryside, including Green Belt Policy SG4 Settlement Growth: Design and Impact Policy TRA1 Accessibility Policy EQ1 Reducing risks to the environment Policy EQ2 The natural and built environment and green belt Policy C1 Inclusive communities

5.5 District Local Plan (2001, As Altered 2004)

Policy C2 Landscape Character Policy HD13 Trees and Woodlands Policy HD20 Design of New Development and Redevelopment Policy H5 Affordable Housing

5.6 Supplementary Planning Documents

17/02123/REMMAJ 7

Landscape Character Assessment of Harrogate District Landscape Design Guide Residential Design Guide Provision for Open Space in Connection with New Housing Development

5.7 Other material policy considerations:

5.8 National Planning Policy Guidance

6.0 CONSULTATIONS

6.1 Sport England – In the initial consultation on the Reserved Matters consultation Sport England objected to the location of pitches in the development (preferring a financial contribution to the Pannal Junior Football Club Community Park). They also objected to the lack of welfare facilities and sought details on the quality standards for the pitches.

6.2 Following clarification from the applicants and further consultation, Sport England note that the provision of the on/off site open space has already been determined under the outline application and is now not a matter for consideration under the reserved matters application. Given that the sport provision has already been determined, Sport England withdraws its objection to this application, subject to condition.

6.3 NYCC Highways And Transportation - Following discussions with the applicants and the submission of revised plans, Officers are satisfied with the details of the access and layout provided.

6.4 Police Architectural Liaison Officer – Support the affordable housing integration. The vehicular access to the site and movement within it are suitable from a security perspective. It is pleasing to see that in general each property has been provided with “defensible space”. Comments on suggested improvements for example to gable ends and units to be able to access gardens without going through the property.

6.5 In general the proposed car parking is to be commended. Comments on some of the parking detail together with recommendations for cycle storage and lighting.

6.6 The access road and the footpath to the playing pitches and LEAP lack overlooking. Public Open Space maintenance needs to be clarified to ensure security is not undermined. There are some green areas in the scheme which could be considered ambiguous.

17/02123/REMMAJ 8

6.7 Yorkshire Water - The conditions regarding drainage that were imposed on the outline planning permission have been discharged. No further comments are provided.

6.8 Department Of Community Services - Open Space - Comments received but not applicable as s106 contributions agreed at Outline Stage.

6.9 Network Rail - Concerns over some of the plant species in the landscaping proposals. Welcome the link to the station but seek clarification on how it will be implemented / funded as Network Rail does not have funds to implement any works.

6.10 Environment Agency - Dales Area Office - No comments received at the time of report preparation.

6.11 County Education Officer – Comments received but not applicable as s106 contributions agreed at Outline stage.

6.12 Environmental Health – No comments to make on the Reserved Matters. Reminds the applicant that the comments made and the conditions for the outline application continue to apply.

6.13 NYCC Health And Adult Services - No comments received at the time of report preparation.

7.0 VIEWS OF THE PARISH COUNCIL

7.1 A lengthy response on the scheme (first consultation in July) was received from the Parish Council. This is a summary of the points made:

17/02123/REMMAJ 9

. Object to the loss of the Post Office

. The construction traffic should only use the A61 access

. The traffic calming is not detailed enough

. The access to the station is not clear

. Would like to see the phased construction programme

. Concern that the parking for the sports pitches will be used by residents. The location of the pitches and the lack of facilities is a concern as per the PJSFC representation. Seek clarification that the s106 agreement from the Outline offers the sports pitches to be used for different uses if the PJSFC objections to relocated the pitches are upheld.

7.2 The Parish Council provided a further response on the scheme revisions

(second consultation in September). This is a summary of the points made:

. Thanks to all concerned for ensuring continuity of the post office services. . A condition is required that all construction traffic must use access from A61. A construction management plan has not been provided. . Traffic signs requested on A61 and Pannal Bank indicating restricted access through the site. . The proposed traffic calming tables should be at the maximum height to dissuade rat running. . Parking provision remains totally inadequate. Without more parking on-site, parking problems in the village will be exacerbated. . Pedestrian access to the station should not be “to be confirmed”.

. Seek assurances that pre-application advice/comments from HBC to

Bellway Homes have been answered/ rectified.

. Wish to see a firm undertaking that a management fee from residents of the site for the maintenance of the green spaces will be secured.

17/02123/REMMAJ 10

8.0 OTHER REPRESENTATIONS

8.1 A total of 11 representations from the public have been received. This included a letter of objection form Pannal Junior Sports Football Club.

8.2 A Summary of PJSFC points are:

. Do not object to the principle of residential use, but to the inclusion of two junior football pitches as part of the development. . It would be a better use of resources if the funding for the on-site pitches is directed to the proposed development of the Pannal Community Park. A greater off site commuted sum would help ensure the Community Park’s viability. . The football Club’s proposed development is to be a centrally located

facility of junior pitches and ancillary facilities

8.3 A summary of the points of concern raised by the other representations are:

17/02123/REMMAJ 11

. 3 Representations object to the closure of the post office.

. The reduction in affordable housing from 40% to 25% is a concern

. The proposed football pitches are no longer necessary, tennis courts and open space would be more suitable . Villagers would have preferred to have the housing at the village end, not the business park. This could lead to more housing at the edge of the village in the future. . The trees by the railway line should be protected during construction.

. There is insufficient car parking for the number of dwellings.

. The proposed football pitches are badly located next to the railway line. With the planned pitches to the north of the village it would be better to have other sports provision here. . The heights of the buildings are located badly, the taller buildings should be closer to the business park. . It is important that the occupiers of the new houses feel part of Pannal village so there should be a wide footpath separate to the raod and a pedestrian link to the station. . There is an opportunity to include a medical centre.

. The materials proposed do not fit with the village’s traditional

sandstone.

. Harrogate and District Cycle Action want new developments to allow transport choices including paths for cyclists and pedestrians.

8.4 Voluntary Neighbour Notification

8.5 The applicants have undertaken public consultation events prior to the submission of the Reserved Matters.

8.6 Representatives of Bellway Homes attended a meeting of the Parish Council on the 12th January 2017 where the emerging ideas for the Reserved Matter Applications were presented.

8.7 A leaflet drop was undertaken to advertise a consultation drop-in event. The consultation drop in event took place on Thursday 16th February 2017 between 3.30pm and 7.30pm. It is estimated that more than 150 people

17/02123/REMMAJ 12

attended. 122 people responded with comments and these are summarised in the submitted Statement of Community Involvement.

9.0 ASSESSMENT

9.1 The main issues in the consideration of this application are as follows: -

• sustainability; • social sustainability; • housing land supply; • affordable housing provision; • environmental sustainability; • green belt; • landscape; • character and appearance; • amenity; • highways; and, • other matters.

9.2 Sustainability

9.3 The redevelopment of the former Dunlopillo site is sustainable in planning terms. It represents the re-use of a previously developed site, next to a train station. Pannal is identified in the Harrogate Local Plan as a Category 2 settlement, the addition of new homes will help to support the commercial element of the business park and existing local shops in Pannal.

9.4 SOCIAL SUSTAINABILITY

9.5 When the Phase 2b Commercial Reserved Matters were first submitted they showed the demolition of the existing Post Office building. Whilst replacement premises were shown in the new commercial scheme, the continuity of a Post Office service would have been lost. This generated a significant number of objections from concerned local residents who value having a Post Office in Pannal and who did not want even a temporary loss of service. Given the important social sustainability role a local Post Office plays, Officers required a change to the scheme.

17/02123/REMMAJ 13

9.6 The loss of the Post Office is link to the Phase 2a residential Reserved Matters as the access road is being implemented by Bellway Homes. The alignment of the access road would have led to the temporary loss of the Post Office. The applicants have worked closely with NYCC Officers to agree an alteration in the Station Road access, to allow the implementation of the road, whilst still retaining the existing Post Office building and use. A revised Reserved Matter plan confirms this. Once suitable new premises have been built on the Reserved Matters site, the Post Office use can transfer and the existing building be demolished to allow for the proposed new building 3. The Parish Council acknowledges this change to the scheme and Officers are satisfied that no harm will come to the community facility in line with paragraph 70 of the NPPF and Core Strategy C1 Inclusive Communities.

9.7 Housing Land Supply

9.8 The Council’s Housing and Economic Development Needs Assessment (HEDNA) provides information on objectively assessed housing need. An updated housing supply position at July 2017 concluded that there is a 4.2 years supply of housing land, including a 20% buffer, which equates to an annual requirement for 669 dwellings.

9.9 There was already an acceptance that to deliver 669 dwellings per annum, greenfield land outside of existing development limits would be needed, and these development limits are out-of-date as they were based upon a required need of just 390 dwellings per annum. As such the development limits can be given only limited weight, as can Core Strategy Policies SG1, SG2 and SG3.

9.10 Furthermore, as the housing land supply is now less than five years, only moderate weight can be given to a number of other policies which seek to restrain the location of housing development. Applications therefore must be determined on a case-by-case basis with refusal only where the planning harm significantly and demonstrably outweighs the benefits to be gained by delivering new housing.

17/02123/REMMAJ 14

9.11 However, as this Plan is at an early stage this currently carries little weight.

As the Council cannot demonstrate a deliverable five-year supply of housing land the relevant policies for the supply of housing cannot be considered up- to-date according to Paragraph 49 of the NPPF. As the development plan is out-of-date Paragraph 14 of the NPPF is fully engaged. This states that planning permission should be granted unless:

Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits of the development, when assessed against to policies in the NPPF taken as a whole; or

Specific policies in the NPPF indicate that development should be restricted.

9.12 In addition to the 5 year Housing Land Supply position, the principle of residential use on this site was approved at the Outline stage. The amount of development in terms of unit numbers is also in line with the Outline approval. Officers are therefore satisfied that the principle of the scheme should be supported.

9.13 Affordable Housing

9.14 The variation of Condition 9 application centred around the viability of the scheme to provide 40% affordable housing which was the level conditioned at the outline stage. Approval for a variation to reduce the level of affordable housing to 25% was given on 12.05.2017. As part of the approved viability assessment the overall number of dwellings (open market and affordable) was agreed at 128. The type and location of the affordable housing was also agreed with Housing Officers. The Reserved Matters layout accords

with the agreed affordable housing detail, therefore Officers are satisfied with this element of the scheme.

9.15 ENVIRONMENTAL SUSTAINABILITY

9.16 The Reserved Matters layout shows and efficient use of land and buildings on a previously developed site. This approach is in line with guidance in the NPPF as well as Local Policy. The site is highly accessible and sustainable

17/02123/REMMAJ 15

and would allow all modes of travel choices to be used. The proposals would provide a good level of accessibility to jobs, shops, services and community facilities and the link to Pannal Station will help encourage sustainable transport choices for residents. New landscaping is proposed as part of the scheme which overtime will promote biodiversity.

9.17 Green Belt

9.18 Part of the Reserved Matters scheme lies within the Green Belt. This is Sports Pitches and equipped play area, these uses are compatible with a Green Belt location and the principle of this use here was established at the outline stage.

9.19 Landscape

9.20 The Landscape Officer is satisfied with the landscaping details submitted and provided no objection or areas for improvement. The Arboricultural Officer is satisfied with the revised planting details submitted. There are a number of landscaping details and tree protection conditions on the Outline consent which continue to be in place and do not need to replicated as part of the Reserved Matters. There will be new planting throughout the scheme as well as an informal area of landscaped open space on the western edge and a green corridor with informal trim trail providing a pedestrian link through the site. Overall the landscaping and planting proposed is acceptable to Officers and is in line with Local Plan Policies C2 and HD13.

9.21 In the Outline s106 there is a requirement for an open space management plan. This will ensure continued maintenance of the proposed landscaping over the lifetime of the development.

9.22 Character and Appearance

9.23 Importance is attached within the NPPF to the design of the built environment. Planning policies and decisions should concentrate on guiding the overall scale, density, massing, height, landscape, layout, materials and access of new development in relation to neighbouring buildings and the local area.

17/02123/REMMAJ 16

9.24 Design and layout is a key consideration at Reserved Matters stage.

Comments from the Design Officer were the focus of detailed discussions with applicants and have led to a revision in the scheme (for example repositioning 2.5 storey dwellings in relation to the commercial buildings, re- orientation of dwellings to overlook the main spine road, replacement of certain house types and better location of the LEAP). The applicants have also made changes to the scheme in light of the comments made by the architectural liaison officer (for example windows in gable ends where appropriate, external access to gardens, relocation of the LEAP to create better natural surveillance). Revised plans were submitted and it is considered that amendments to the scheme improve the overall design and would not result in adverse impacts.

9.25 Some of the representations made queried the location of the housing away from Pannal Village end of the scheme. Agreement was made at the outline stage for this layout so to revisit this principle at Reserved Matters stage would be inconsistent. The concerns raised at the pre-application stage seeking a good pedestrian linkage with Pannal Village and the commercial element of the scheme has been demonstrated through the incorporation of public spaces (in the separate commercial Reserved Matter) and the pedestrian and cycle linkages in the residential layout.

9.26 It is considered that the scale, density, layout and design shown in the revised Reserved Matter proposals make a positive contribution to the spatial and visual quality of the settlement. As per the Parish Council’s reference to pre application comments, there were queries at pre application stage as to the use of higher density units on the western part of the site. When seen in plan form there is logic to having the lower building heights here, however when working up the detail of the reserved matters the applicants have undertaken further landscape visual appraisals. These demonstrate that due to the topography of the site, there is a considerable change in levels away from the spine road. The taller dwellings therefore are acceptable in the lower, western part of the site.

17/02123/REMMAJ 17

9.27 The spine road through the site has been slimmed down from the pre- application stage allowing for a better set back of the houses from the road. The trees planted along the highway meet up to date planting standards, so concerns raised previously are adequately addressed.

9.28 The use of materials is considered by officers to be sufficiently in keeping with the surrounding area and character, in accordance with the aims and provisions of saved Policies HD20, SG4 and C2. A condition requiring samples of materials to be agreed will ensure Officers have further input as the scheme is implemented. The redevelopment of the site will overall make a positive contribution to the visual quality of the settlement in line with Policy HD20.

9.29 Amenity - impact on existing and proposed residents

9.30 The scheme will be an improvement on the existing empty, somewhat derelict buildings. In particular, the factory chimney which is a dominant, unattractive feature will be removed. Therefore, the level of amenity will be improved.

9.31 The orientation, separation and set back of the residential phase and commercial phase of the Outline consent have been designed in tandem. Design and layout discussions have been held jointly with both applicants. Officers are therefore satisfied that the amenity of proposed residents will be acceptable in line with Core Strategy policy SG4.

9.32 Highways

9.33 Officers are satisfied with the traffic calming measures proposed for the access to Station Road. Vehicular access from Pannal will benefit local residents wishing to access the proposals but will deter people using it as a cut through to the A61. Detailed consideration over the new access road from the A61 was had at the Outline stage; the Transport Assessment confirmed the capacity, design and likely impacts on choice of route for vehicle users.

17/02123/REMMAJ 18

9.34 Concerns have again been raised, at Reserved Matters stage, that the new access would result in vehicles diverting from the new roundabout through the site onto Station Road and into the village of Pannal rather continuing along the A61 to obviate the need to wait at the Spacey Houses traffic light junction or using the route, which is accessed from the A61. The effect of the access running from the new roundabout through the site on to Station Road was tested by the applicants at Outline stage. Their traffic modelling results showed there would be a beneficial reduction in overall traffic flows at the Spacey Houses/Pannal Bank Junction and there would be negligible change in traffic flows on local roads through Pannal.

9.35 The Outline TA also identified that the access through the site from the A61 roundabout would not be more attractive to road users. It would likely add a further distance 1.1km to the journey, the railway bridge signal would add a further delay and additional 20mph speed limits and speed humps through Pannal Village. As this matter has been addressed at Outline Stage and the details of the proposed traffic calming are satisfactory to Officers, the Reserved Matters in this respect are considered acceptable.

9.36 The main spine road to the site forms part of this Reserved Matter. This is related to a condition on the Outline which limits the amount of residential occupancy prior to construction of the main road and the serviced plots for the commercial phase. The applicants for both Reserved Matters have worked closely together to ensure the phases have been designed with regard to each other. Highways officers are satisfied that there is no conflict with the access road and the Commercial phase.

9.37 Highways Officers at NYCC raised concern over the initial road layout for the residential Reserved Matters, these related to for example, turning heads and access for refuse vehicles. The applicants have held direct discussions with NYCC Highways officers and a revised layout has been submitted which satisfies all their concerns.

9.38 Overall, the site is in a sustainable location and the Reserved Matters help to ensure there is a choice of means of transport for users of the site. As such

17/02123/REMMAJ 19

the proposal meets the requirements set in Core Strategy Policies TRA1 and

TRA2.

10.0 OTHER MATTERS

10.1 The retention of sports pitch provision on site was considered at the Outline stage. Formal sports pitches had been on the site as part of the Dunlopillo factory; so replacement facilities within the residential phase were agreed. This provision was tied up in the Outline s106 which specified the provision on site of a 9-a-side pitch and a 7-a-side pitch. In addition to on site provision, a financial contribution for upgrading off site facilities in Pannal was agreed at the Outline stage. Any deviation from this at the Reserved Matters stage would be in breach of the Outline approval, so representations received seeking further financial contributions, or provision of pitches off site cannot be supported by Officers.

10.2 The Reserved Matters show a temporary pedestrian link through the commercial phase up to the boundary of the train station. The intention is for the office scheme (the subject of a separate Reserved Matter submission) to have a direct link to the train station, encouraging residents to travel by train. The permanent link to the station does not form part of the residential Reserved Matter. The applicant for the Commercial scheme has indicated they will be entering discussions with Network Rail to implement direct access and this may include voluntary funding towards the cost of any link. There is no requirement as part of the Outline consent to require the provision of a link but Officers are satisfied that what is shown on the Reserved Matters application allows for the direct link into this site, within the land under the applicants ownership. The implementation of anything further is outside the control of the Council.

11.0 PLANNING BALANCE & CONCLUSION

11.1 The principle of a large scale residential use on this site has previously been established at Outline stage. The quantum of development and traffic generated was similarly agreed as part of the Outline consent and

17/02123/REMMAJ 20

associated s106 agreement. The submission of Reserved Matters is a welcome indication that the approval is moving forward to implementation and, as such, homes will be built for Harrogate District.

11.2 The closure of the Post Office to accommodate the access road was clearly

a concern for many local residents. The willingness of the applicant to revise this aspect of the proposal, to ensure continuity of provision of a key local facility, is supported by Officers.

11.3 The Outline consent gave approval for all buildings on the site to be demolished. In working up the details of the Reserved Matters application the applicants and their architects have reviewed the options for optimising the best use of land. This approach is in line with the NPPF and the Council’s strategy for high density housing schemes. A density of 30 dwellings per hectare will be achieved.

11.4 Whilst there are elements of the Reserved Matters that are a variation of the Outline masterplanning documents; the scale and layout of the scheme was reserved and the Outline consent sought the Reserved Matters to “have regard to” the supporting documents. The Outline consent plans were indicative and this allowed flexibility for the final detailed design. The Reserved Matters submitted, following revisions, are considered by Officers to have adequate regard to the Outline.

11.5 The provision of residential use in this sustainable location is welcomed and will help to achieve the Council’s 5 year land supply. Overall the scheme is well designed, taking account of the site’s topography. The revised scheme is in line with National and Local Policy and Officers consider an acceptable balance of issues has been achieved.

12.0 RECOMMENDATION

12.1 That the application be APPROVED subject to conditions

17/02123/REMMAJ 21

In the event of any changes being needed to the wording of the Committee's decision (such as to delete, vary or add conditions/informatives/planning obligations or reasons for approval/refusal) prior to the decision being issued, the Chief Planner has delegated authority to do so in consultation with the Chairman of the Planning Committee, provided that the changes do not exceed the substantive nature of the Committee's decision.

Case Officer: Alex Robinson Expiry Date: 27 September 2017

1 The development to which this approval of reserved matters relates shall be begun on or before the expiration of two years from the final approval of reserved matters or in the case of approval on different dates, the final approval of the last such matter to be approved.

2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.

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 No development shall commence on the playing pitches until the following documents have been submitted to and approved in writing by the Local Planning Authority, after consultation with Sport England:

a. A detailed assessment of ground conditions (including drainage and topography) of the land proposed for the playing field extension which identifies constraints which could affect playing field quality; and

b. Based on the results of the assessment to be carried out pursuant to (i)

above, a detailed scheme which ensures that the playing field will be provided

17/02123/REMMAJ 22

to an acceptable quality. The scheme shall include a written specification of soils structure, proposed drainage, cultivation and other operations associated with grass and sports turf establishment and a programme of implementation.

The approved scheme shall be carried out in full and in accordance with a timeframe agreed with the Local Planning Authority. The land shall thereafter be maintained in accordance with the scheme and made available for playing field use in accordance with the scheme.

5 Prior to the playing pitches being brought into use, a Community Use Scheme shall be submitted to and approved in writing by the Local Planning Authority, after consultation with Sport England. The Scheme shall include details of pricing policy, hours of use, access, management responsibilities and include a mechanism for review. The approved Scheme shall be implemented upon commencement of use of the development playing pitches.

6 Unless modified by other conditions of this consent, development shall be carried out in accordance with the following approved plans received by the Local Planning Authority

7039 SMR P001 Site Location Plan-J

7039 SMR P010 Existing Site Plan-B

0189_01 V Site Layout Plan

0189_02 F Site Sections

0189_04 C Street Scenes

0189_05G Planning Layout (colour)

0189_06F Serviced Employment Land

0189_SS_08 Street Scene Plots 96-101

P16 - 1460-001 H Landscape Masterplan

P16-1460-002 D Detailed Planting Plan

P16-1460-003 B LEAP Detail

Pannal House type Booklet Rev A

7 Construction traffic related to this Reserved Matter Phase shall access the site only from the new roundabout on the A61. Construction traffic shall not access

17/02123/REMMAJ 23

the site via Station Road unless otherwise agreed in writing with the Local Planning Authority.

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 To ensure that the playing field is prepared to an adequate standard and is fit for purpose.

5 To secure well managed safe community access to the sports facility, to ensure sufficient benefit to the development of sport.

6 In the interests of proper planning and for the avoidance of doubt

7 In the interests of highway safety and the general amenity of the area.

INFORMATIVES

1 The applicant is advised that the scheme should comply with the relevant industry Technical Guidance, including guidance published by Sport England, National Governing Bodies for Sport. Particular attention is drawn to 'Natural Turf for Sport', (Sport England, 2011).

2 A model Community Use Scheme is available on the Sport England website www.sportengland.org

3 Applicants should contact Network Rail in order to discuss and agree a satisfactory pedestrian access to Pannal Station.

17/02123/REMMAJ 24