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19/03854/FULMAJ Item No Case No. 19/03854/FULMAJ Item No. 4 Location: Primrose House, Copgrove Road, Burton Leonard, Harrogate, North Yorkshire HG3 3SJ Proposal: Partial demolition of Primrose House, demolition of commercial buildings and erection of 30 dwellings with alterations to access. Applicant: Wharfedale 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 as it was referred by the Ward Member due to local concerns over the increased number of dwellings compared with the approved development of 23 dwellings. SUMMARY The application site is currently occupied by Hymas Haulage Company and used as a haulage yard. The site has been thus occupied for many years, but the business is now relocating to a site at Ainderby Quernhow adjacent to the A1 (Ref 17/01712/FULMAJ). In 2018 planning permission was granted for the erection of 23 dwellings on this site under delegated powers (Ref 17/00525/FULMAJ). Permission was granted subject to a s106 agreement providing for on-site affordable housing and commuted sum payments for off-site Public Open Space. The development was largely supported by local residents as it involved the development of a brownfield site and the removal of a potential ‘bad neighbour’ in the centre of the village. The current application is for 30 dwellings. Concern has been expressed locally that the increased number of units will cause problems for highways and drainage. Nevertheless, the relevant statutory consultees have no objections. The proposed development is recommended for approval, subject to a new s106 agreement requiring the provision of on-site Affordable Housing and the payment of commuted sums towards Education provision, off-site Public Open Space and Village Halls. 19/03854/FULMAJ 1 RECOMMENDATION: Approve subject to conditions and a S106 Agreement 19/03854/FULMAJ 2 19/03854/FULMAJ 3 19/03854/FULMAJ 4 1.0 SITE DESCRIPTION 1.1 The application site is located to the east of Copgrove Road, on the south side of Burton Leonard. 1.2 The site is located to the rear of the residential properties that front onto Copgrove Road and extends to open fields to the east. 1.3 The site extends to approximately 1.3ha. There are houses to the north on Wigby Close and The Orchard, separated by a tall boundary wall. There are also houses on either side of the existing access on Copgrove Road. To the south is a farmyard including several farm buildings. 1.4 The site is currently occupied by Alfred Hymas Haulage Company which uses the site for the parking and maintenance of its haulage fleet and the storage of materials and commodities within the various large commercial buildings on site. 2.0 PROPOSAL 2.1 It is proposed to demolish all commercial buildings on site and erect 30 dwellings, of which 9 (30%) will be affordable. 2.2 The proposed development will include 10 x 3 bed house, 10 x 4-bed, 1 x one-bed, 7 x 2-bed and 2 x 5-bed. 2.3 All the houses will be served by the existing access off Copgrove Road, which will be improved (see para 9.61 below). The access improvements will necessitate the demolition of part of Primrose House to the north of the existing access. 2.4 The buildings will be built of a mix of stone and brick, with slates and pantiles. 2.5 There will be no development in close proximity to the protected trees in the northeast corner of the site (TPO 26/2017). 3.0 APPLICANT'S SUPPORTING INFORMATION 3.1 The application is accompanied by the following documents: 19/03854/FULMAJ 5 Planning Statement Design and Access Statement Tree Survey Noise Impact Assessment Flood Risk Assessment Ecological Survey Geoenvironmental Appraisal and Ground Stability Report 4.0 RELEVANT HISTORY 4.1 17/00525/FULMAJ - Erection of 23 no. dwellings. Granted 25.07.2019. 4.2 TPO 26/2017 – Confirmed 21.11.2017 5.0 NATIONAL & LOCAL POLICY 5.1 National Planning Policy National Planning Policy Framework National Design Guide 5.2 Core Strategy Policy EQ1 Reducing risks to the environment Policy EQ2 The natural and built environment and green belt Policy SG4 Settlement Growth: Design and Impact 5.3 Harrogate District Local Plan (2001, As Altered 2004) Policy HD13 Trees and Woodlands Policy HD20 Design of New Development and Redevelopment Policy E2 Retention of Industrial/Business Land and Premises 5.4 Emerging Policies (as proposed to be modified) from Draft Harrogate District Local Plan 2014-2035 Policy GS2 Growth Strategy to 2035 19/03854/FULMAJ 6 Policy GS3 Development Limits Policy HS1 Housing Mix and Density Policy HS2 Affordable Housing Policy NE3 Protecting the Natural Environment Policy NE4 Landscape Character Policy NE7 Trees and Woodland Policy HP2 Heritage Assets Policy HP4 Protecting Amenity Policy HP5 Public Rights of Way 5.5 Supplementary Planning Documents Provision for Open Space in Connection with New Housing Development Residential Design Guide Provision for Village Halls in Connection with New Housing Development Biodiversity Design Guide Biodiversity Action Plan 5.6 Other material policy considerations: 5.7 Planning Practice Guidance 6.0 CONSULTATIONS 6.1 Environment Agency - Dales Area Office - No comments received. 6.2 NYCC Highways And Transportation – No objection to this development. As part of the development it is proposed to widen the new road to 5.5 metres wide and provide a 2 metre wide footway. These proposals are welcome and will provide a safe pedestrian route from the site and adjoining properties to the village. A condition should be attached to any planning permission to ensure that the road is widened before any housebuilding takes place. This is to ensure the free flow of traffic of the public road during the construction period. The details of the construction of the road will be agreed during the adoption process. 19/03854/FULMAJ 7 The proposed/existing visibility splays from the new development onto Copgrove Road are acceptable. There are some minor issues with some of the drawing details submitted which can be reconciled through the adoption process. These issues are not likely to impact on the proposed form and layout of the submitted development. Permission is recommended subject to planning condition to agree a Construction Traffic Management Plan, prior to the commencement of works on site. Therefore require the applicant to make the following amendments to the design: • Provide tactile paving at the entrance of the site at pedestrian desire lines. • Provide double yellow lines in the turning head. 6.3 Environmental Health - Recommends conditions on Contaminated Land, Electric vehicle charging and Noise. There is a potential for noise from the immediately adjacent agricultural/commercial premises to have an adverse impact on the future occupiers of the proposed development. As such I consider it is necessary for a noise assessment to be carried out to assess potential noise impacts and determine any necessary mitigation measures. Therefore, before determining the application, it is recommended that the applicant provides the Local Planning Authority (LPA) with an acoustic report by a suitably competent person (see note). The report shall: (i) Determine the existing noise climate (ii) Predict the noise climate in gardens (daytime), bedrooms (night-time) and other habitable rooms of the development (iii) Detail the proposed attenuation/design necessary to protect the amenity of the occupants of the new residences (including ventilation if required). 19/03854/FULMAJ 8 If levels predicted in the report are unacceptable, it may be necessary to refuse the application. Otherwise, it may be necessary to specify attenuation measures as conditions of consent. 6.4 County Education Officer - Based on the proposed 30 x 2+ bedroom properties a developer contribution of £101,970 would currently be sought for primary education facilities as a result of this development. A developer contribution would not be sought for secondary school facilities at this present time. 6.5 DCS - Open Space – Not received at time of report preparation. 6.6 Housing Department - No comments received at time of report preparation, but have agreed to amended layout. 6.7 Police Architectural Liaison Officer - The Design and Access Statement submitted with the application shows clearly that the applicant has considered crime prevention and the overall design and layout of the proposed scheme is considered good. This accords with the core principles and design objectives set out in the NPPF in respect of developments creating safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion. 6.8 Yorkshire Water - Recommends conditions on foul and surface water drainage. 6.9 Footpath Officer - NYCC – Recommends an Informative protecting the nearby public right of way. 6.10 Harrogate Bridleways Association - Does not object to or support the application but wishes to make comments or seek safeguards as set out below: The site will add to the vehicular traffic on the minor country roads in the area which is the only way that horse riders can access the public bridleway network due to the fragmented nature of the public path network, what mitigation will be put in place to reduce the increase risk resulting from the increased traffic for horse riders using the roads to reach these routes? 19/03854/FULMAJ 9 Support the suggestion of the Ramblers Association to join up the public footpath network through the development. 6.11 Ramblers Association - Does not object to or support the application but wishes to make comments or seek safeguards as set out below: There is a missed opportunity for this development to join up with the local footpath network.
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