HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS. DATE: 17 February 2015

PLAN: 07 CASE NUMBER: 14/04981/REMMAJ GRID REF: EAST 430810 NORTH 451405 APPLICATION NO. 6.79.1136.AN.REMMAJ DATE MADE VALID: 02.12.2014 TARGET DATE: 03.03.2015 REVISED TARGET: CASE OFFICER: Mrs Kate Williams WARD: Pannal

VIEW PLANS AT: http://uniformonline.harrogate.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=NFREOZHY64000

APPLICANT: The Rycroft Group (holdings) Limited

AGENT: Mr Jay Everett

PROPOSAL: Reserved matters application under outline permission 6.79.1136.AM.OUTMAJ for demolition of existing buildings to be replaced with a care home (use class C2), and amenity space with access considered (site area 10ha) (revised scheme)

LOCATION: Pannal Business Park Station Road Pannal North Yorkshire

REPORT

SITE AND PROPOSAL The application site at Pannal Business Park is predominantly a brownfield site which was formerly the Dunlopillo factory and environs; this factory closed in 2008. The various buildings on site are now let to individual industrial and business occupiers. The southern part of the site, outside of the main confines of the business park, is within the West Yorkshire Green Belt.

The Business Park is located approximately 5km from Harrogate town centre. The site is located on the edge of Pannal Village between the Harrogate/Leeds railway line (parallel to the western boundary) and the A61 Princess Royal Way (east). Beyond the A61 is the residential area of Walton Park. The site has a boundary to the north to Station Road which provides the only entrance to Pannal Business Park and this road also serves the Pannal Memorial Hall, post office, car park and residential properties. The southern boundary borders on to and incorporates open countryside with a less defined edge due to the previous provision of the factory sports pitches. Other key site features on the eastern boundary with the A61 is an extensive car showroom, consisting of modern clad buildings, parking areas and workshops, which due to the topography allows widespread views over the business park. Adjacent to this is an area of land covered by a belt of trees of varying species approximately 130m in length which is covered by a Tree Preservation Order. Beyond the tree belt and accessed from the A61 is a group of two dwellings (formerly three terraces) which forms a wedge within the application site. The Tree Belt continues and borders their northern and western boundaries.

Outline planning permission was granted in October 2014 under application 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.

The redevelopment of Pannal Business Park will be undertaken on a phase by phase basis. The area subject of the reserved matters application comprises Phase 1 of the proposed redevelopment of the site. Phase 1 comprises the development of the care home with associated landscaping, infrastructure and access; together with details of the principle access to the site from the A61. The principle of providing a care home on the site was in part supported for the stimulus it would provide for the re-development at this mixed use site and the provision of specialist care home has been established for up to 140 beds. The remainder of the site is currently occupied by the existing business park and will not be available for redevelopment until late 2016.

The roundabout and main access was approved under application 14/02804/OUTMAJ. The proposals include this main access route from the A61 into the site and its landscape mitigation. It consists of a 3 arm roundabout, which adjusts the linear alignment of the A61 to accommodate it. The roundabout and access road crosses into the open countryside and designated West Yorkshire Green Belt taking a north westerly route in front of the two residential properties at Spacey View. The land rises and falls steeply into the southern periphery of the business park area of the site. This land is agricultural and open with small outcrops, and due to its topography largely screen the business park from users of the A61. From this point the access road will continue and it is likely that it will form a central road within the remainder of the redeveloped site based on the design principles contained within the outline masterplan. The central road will not link with the existing business park, for the purposes of this application it will end close to where the care home access road branches off to the east and rises to the care home.

The design parameters in the outline consent positioned the care home within the eastern part of the site, which is set in an area of sloping land between the car showroom, properties and gardens at Spacey View and the tree belt along the A61. This area of land is in part undeveloped, and part used as hard standing. Land levels are lower than the A61 road and tree belt and slope significantly in some areas down to the west. There are various small copses of trees within the site and areas of ecological interest. Within the site the building is orientated east to west to relate to the east west slope across the site.

The application is supported by full drawings of the proposed development, roundabout and access road construction and drainage drawings (subject of a section 278 agreement of the Highways Act 1980 (as amended) with the Highway Authority), ecological surveys and mitigation strategies, environmental noise assessment, geo-environmental appraisal, arboricultural impact assessments and method statements, landscape proposals, construction method statement and statement of community involvement.

MAIN ISSUES 1) Policy Context & Principle 2) Design & Impact On The Spatial Quality Of The Area 3) Neighbouring Amenity 4) Conserving & Enhancing The Natural Environment 5) Highways & Accessibility 6) Reducing Risks To The Environment

RELEVANT SITE HISTORY The site has an extensive planning history, of most relevance to this application:

13/01684/SCREEN Environmental Impact Assessment Screening Opinion for 2.7ha of employment plots, 120 dwellings, park and ride car park, sports pitches and modification to accesses. ENVIRONMENTAL IMPACT ASSESSMENT NOT REQUIRED 29.05.2013

6.79.1136.AJ.OUTMAJ 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). PERMITTED: 21.03.2014

6.79.1136.AK.DVCMAJ - 14/01256/DVCMAJ – Variation of condition 13 of planning permission 6.79.1136.AJ.OUTMAJ to allow sustainable code level 4 instead of 6. PERMITTED: 21.08.2014

6.79.1136.AM.OUTMAJ – 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) PERMITTED: 21.10.2014

CONSULTATIONS/NOTIFICATIONS Head Of Parks & Environmental Services No comments received

DCS Arboricultural Officer No objections, makes observations and raises concerns regarding the construction of parking spaces and makes recommendations.

Principal Ecologist No objections suggests mitigation as outlined in the submitted ecological reports.

NYCC Highways And Transportation No objections, makes recommendations and suggested conditions in respect of the care home access.

EHO Contaminated Land No objections, the details are acceptable and recommends conditions to ensure compliance with specified noise levels.

H.B.C Land Drainage No objections, makes observations and recommends conditions.

Yorkshire Water No objections, makes observations regarding the need for drainage for the entire site.

Conservation and Design Section No objections, makes observations. See assessment.

Landscape Officer No objections, the landscape details are acceptable.

Environment Agency - Dales Area Office No objections

Police Architectural Liaison Officer No objections meets the requirements of condition 29 of the outline approval

DOT - Highways Agency No objections

KIRKBY OVERBLOW PARISH COUNCIL (141) No comments received

Economic Development Officer Welcomes the development of first phase

Planning Policy No comments received

RELEVANT PLANNING POLICY NPPF National Planning Policy Framework 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 CSJB1 Core Strategy Policy JB1: Supporting the Harrogate District economy CSJB2 Core Strategy Policy JB2: Conference and business tourism CSC1 Core Strategy Policy C1: Inclusive communities CSTRA1 Core Strategy Policy TRA1: Accessibility CSTRA2 Core Strategy Policy TRA2: Transport infrastructure CSSG3 Core Strategy Policy SG3 Settlement Growth: Conservation of the countryside, including Green Belt CSTRA3 Core Strategy Policy TRA3: Travel management LPC02 Harrogate District Local Plan (2001, as altered 2004) Policy C2, Landscape Character LPHD13 Harrogate District Local Plan (2001, as altered 2004) Policy HD13, Trees and Woodlands LPHD20 Harrogate District Local Plan (2001, as altered 2004) Policy HD20, Design of New Development and Redevelopment LPNC04 Harrogate District Local Plan (2001, as altered 2004) Policy NC4, Semi-Natural Habitats SPGLAP Supplementary Planning Guidance, Landscape Character Assessment of Harrogate District SPGLND Supplementary Design Guidance, Landscape Design Guide SPGBAP Supplementary Planning Guidance, Harrogate Biodiversity Action Plan SPGBIO Supplementary Planning Guidance, Biodiversity Design Guide LPCF09 Harrogate District Local Plan (2001, as altered 2004) Policy CF9, Other New Community Facilities

APPLICATION PUBLICITY SITE NOTICE EXPIRY: 09.01.2015 PRESS NOTICE EXPIRY: 08.01.2015

REPRESENTATIONS One representation has been received from residents at a property at Spacey View who object to the proposal in relation to the landscape mitigation provided and tree works proposed.

The main concerns relate to excessive tree planting which they consider will block winter light and views. Increased planting is requested for the understory adjacent to the rear boundary of the property. The removal of prominent daffodils on the A61 has also been raised as a concern. The removal of various tree groups and individual trees, and those protected by Tree Preservation Orders is also a concern. The comments also outline that a commitment to management should be made.

In response, the loss of a view is a non-material planning consideration. However, the landscape proposals have been discussed with the landscape architect and ecologist to consider how mitigation could be achieved in relation to this representation. The need for an open aspect for replacement grassland facilitates the creation of more open areas within the land in front of Spacey View to the south. The applicants proposed roadside Daffodil planting to be incorporated. Increased planting has been sought to the boundary with Spacey View properties at the rear. A Landscape Management Plan has been submitted. The tree groups have been referred to in the Arboricultural Impact and Protection reports and have been reviewed by the Council’s Arboricultural manager. Additional planting in lieu of removed trees is proposed.

VOLUNTARY NEIGHBOUR NOTIFICATION Paragraph 66 of the NPPF advises that applicants will be expected to work closely with those directly affected by their proposals to evolve design that take account of the views of the community. Proposals that can demonstrate this in developing the design of the new development should be looked on more favourably.

A statement of community involvement has been submitted which details the process of community engagement undertaken by the applicant. It advises that pre application discussion was held with officers, a meeting was held with the Pannal Village Society and a public consultation drop in event was undertaken. Posters advertising the event were placed in the village, local press and radio news referred to the sessions. The applicant advises that the nature of the issues raised were in relation to design and impact on residential amenities, impact on trees, landscape, access and parking, the pedestrian link, drainage and construction impacts. The applicants advise they sought to explain the relationship between the building and the neighbouring properties, incorporated changes to the plans and have submitted details in relation to technical issues.

ASSESSMENT OF MAIN ISSUES 1) POLICY CONTEXT & PRINCIPLE- At the national level, the National Planning Policy Framework (NPPF) sets out the Government’s planning policies for England and how these are expected to be applied. It clarifies that planning law requires applications for planning permission to be determined in accordance with the development plan, unless material considerations indicate otherwise. The NPPF must be taken into account in the preparation of local and neighbourhood plans, and is a material consideration in planning decisions. Planning policies and decisions must reflect and where appropriate promote relevant EU obligations and statutory requirements.

The NPPF advises that there is a presumption in favour of sustainable development advising there are three dimensions to this: economic, social and environmental which supports positive growth. The NPPF therefore sets out 12 core land-use Planning Principles which it advises should underpin both plan making and decision taking to achieve sustainable development.

The current Harrogate District Local Plan; consisting of the Local Plan (The Harrogate District Local Plan was adopted in February 2001, and a 'saved' Selective Alteration was made to the document in 2004 and 2007 respectively) and its associated Policies Map, the Core Strategy (2009); and Local Planning Guidance, to determine planning applications, alongside national planning guidance set out in the NPPF. Proposed development that accords with an up to date Local Plan and the NPPF should be approved.

The principle of providing a care home on the site was supported for the stimulus it would provide for the re-development at this mixed use site and for the provision of specialist care home. The roundabout and main access was approved under application 14/02804/OUTMAJ with landscape a reserved matter.

The part of the site proposed for the care home consists partly of a cleared area and undeveloped area of the site without existing businesses on it. Therefore the commencement of the development on this part of the site is not tied to the tenancies of existing businesses, for which vacant possession cannot be achieved until late in 2016. The delivery of the serviced employment plots was therefore bound into the redevelopment of the rest of the site. The applicants advise that the Care Home will deliver 250 jobs in advance of 2016 as well as the key road infrastructure that will facilitate the earlier delivery of the rest of the site than would otherwise have been the case under the approved outline consent. The Council’s Economic Development Officer has advised that the development of the first phase of this scheme including the key work on access into the site is welcomed as this will enable the second phase to be progressed as soon as possible and opens up the future potential of the site. 2) DESIGN & IMPACT ON THE CHARACTER AND APPEARANCE OF THE AREA – Paragraph 17 of the NPPF sets out twelve Core Planning Principles, amongst which is a principle that planning decisions should seek to secure high quality design. Section 7 of the NPPF deals with ‘Requiring Good Design’. This emphasis is that good design is a key aspect of sustainable development, which should respond to local character while not preventing or discouraging appropriate innovation or attempt to impose architectural styles or particular tastes. Developments should be visually attractive as a result of good architecture and appropriate landscaping. The advice contained in paragraphs 58 and 59 also seek to ensure that developments create safe and accessible environments.

At the local level Core Strategy Policy SG4 (Design & Impact) seeks to ensure that the scale, density, layout and design should make the most efficient use of land; and be well integrated with and complementary to neighbouring buildings and the spatial quality of the area and be appropriate to the form and character of the settlement and landscape character. It also advises that as a result of the proposals visual, residential and general amenity should be protected and where possible enhanced.

Core Strategy Policy C1: Inclusive Communities seek to ensure that community needs within the district are met and where possible and viable proposals for new development will be expected to contribute to achieve a reduction in the fear of crime and incidence of anti-social behaviour.

‘Saved’ Local Plan Policy HD20 (Design of new Development and Redevelopment) sets out a series of design principles for new development. It seeks to ensure the spatial quality of the area is protected through siting, density, respecting local distinctiveness, setting and the landscape. It seeks to achieve this through ensuring that that the scale, proportions and height are appropriate, as well as seeking that external details of a development are well proportioned and appropriate to the area.

‘Saved’ Local Plan Policy CF9 relates to the new community facilities development and whilst the principle has been established the policy also seeks to ensure no adverse impact upon amenity.

The functional requirements for this specialist care home in combination with the sloping site constraints have largely informed the overall external design of the building. The requirements are for an internal layout which enables residents to move freely around. These requirements have resulted in 3 separate buildings connected by link corridors. Residential northern and southern wings are located either side of a central administrative building.

The area in front of the central building is a drop off area with the access road directed around the northern wing of the care home returning parallel with the eastern elevation. Parking is proposed perpendicular to the north and eastern part of the access road; this includes 49 spaces (3 disabled), and turning areas for service vehicles and cycle parking.

The building is a modern steel frame building and incorporates a limited palette of regular rectangular facing panels between similarly proportioned glazing. The cladding materials will consist of stone finish, aluminium and coloured metal. Projecting bays are proposed at intervals across the building elevations.

The plan of the care home is largely symmetrical and proposes a central hub linked to larger rectangular northern and southern wings, but the length is not constant across all 3 floor levels. The northern and southern wings have an approximate overall length of 60m in length and 21m width. The care home would be 3 storeys facing the front of the site, but is set into the sloping site reducing the number of full storeys to two from the elevation alongside the A61. For reference from the front/west elevation building heights are 3.5m, the upper ground floor is 7m and first floor 10.5m. From the east (boundary with the A61) the building is 7m in height.

This stepped design facilitates an important aspect of the proposal in the form of roof terrace gardens at first and second floor on the northern and southern wings overlooking the views to the south and west. Communal areas and private gardens are proposed at ground levels.

The Conservation officer has advised that due to the building type and its location on an employment site, it is not necessary, or even practicable, for the development to reflect local distinctiveness. The Conservation Officer also considers that the choice of materials and architectural aesthetic are appropriate to the development. In this respect it is considered that the proposal accords with the criteria in Policy HD20 and SG4 in relation to local distinctiveness, external appearance and building materials. Samples will be required in order that the specification of materials and colours can be agreed; which will consist of stone and green panels. These are considered to be an appropriate palette for the backdrop of the building against the tree belts, and the rising land.

The building will be visible from distance views and footpaths to the west of the site and the outlying area and countryside from the north west. However its position is enclosed on three sides of the building by existing landscape features with planting proposed to the front. Although the building is within an elevated position within the business park, as a result of the rising land behind it will not be visible against the skyline, and therefore has an acceptable connection to its surroundings.

The car showroom is to the north of the site, which will provide screening for the development in combination with additional proposed boundary planting along the northern boundary. The neighbouring properties at Spacey View would also screen on the approach from the A61 into Harrogate. The building heights would not dominate Spacey View and would be comparable with the car showroom to the east from the A61.

The proposed buildings are set over 30m from the A61 and at a lower within the streetscene eliminating a large building mass immediately adjacent to the road. The site will be proffered some screening by the existing tree belt, and some additional understory planting is proposed. In this context the building will appear to be sited between existing built development on the edge of the urban area with the car showroom to the east and the existing business park in the background. Therefore it is considered that it satisfactorily addresses the requirements for the building to be integrated with and complementary to neighbouring buildings and the spatial quality and layout of the area as required by ‘saved’ Local Plan Policy HD20 and SG4.

The form and massing of the building has a balanced appearance. The smaller central block breaks up the overall width and will provide a focal point for the entrance. In addition the form and massing of the building meets the applicant’s requirements to provide a certain type of internal layout which is suited to dementia care. The proposed scale, form and massing of the building is acceptable in terms of being appropriate for the spatial quality of the area and accords with ‘Saved’ Local Plan Policy HD20 and Core Strategy Policy SG4.

The Council’s Conservation and Design Officer has expressed concerns which were previously made at the outline application stage that the proposed care home would be too large for the site. Prior to the application officers met with the applicants and the above two issues as a result of the form and massing of the building (because of the scale of the north and south wings set close to a smaller building between them) were raised by the conservation officer.

The applicants have addressed some concerns and subsequently provided more open areas at ground floor level within the submitted application. These are more narrow patios which serve individual bedrooms created as an additional benefit for certain rooms in addition to the larger communal areas at the front and on the roof gardens. The conservation officer advises that these ground floor areas do not suit the aesthetic of the building, but they are in essence small secondary patio areas bounded by hedges which will not harm the composition of the building. The Council has no standards in relation to external space for care home applications, but it is considered that the amount of external space is acceptable and provides a sufficient amount of secure external space. The amount of open area within the roof terraces is comparable in scale to the approved care home at Vida Hall at Starbeck approved under application 10/04479/FULMAJ in 2010. The proposed development is therefore considered to provide an acceptable level of external amenity space for residents and does not conflict with ‘saved’ Local Plan Policy HD20 and Core Strategy Policy SG4 regarding amenity.

Other aspects which the Conservation Officer has raised include the satisfactory design of the edges of the roof terraces, Officers have agreed with the applicant that this element, which will in effect be some form of balustrading, can be dealt with by a planning condition. This element has an important function to provide security for residents using the roof gardens and to allow views out. In the context of the site and as the roof gardens are set back, their appearance is not so critical to the overall appearance of the building. However what was proposed was artificial hedging, and whilst it is appreciated that there are varying qualities available this aspect requires further consideration and a condition is attached in this respect.

The Conservation and Design officer advised that the composition of the building results in bedrooms facing the administration block. A very small proportion of rooms are sited directly opposite the central hub. However, the facility as a whole offers a significant amount of other communal space and facilities. In terms of privacy this is a managed care facility with health professionals. Consideration has been given to the external treatment of the central hub and the limited amount of glazing within it to overlook residents. The distances between residential rooms would be over 15m.

The applicant has provided further comment in relation to this matter:

“The scheme from the onset has been continually driven by the applicant, Vida Healthcare who have been involved in every aspect of the process. Vida Healthcare are specialists in the field of dementia care. Their existing dementia care home at Starbeck, Harrogate has recently been awarded by the Healthcare Regulatory Body ‘Care Quality Commission’ (CQC) the highest award of ‘Outstanding’ which is currently unrivalled in the UK… All the learning and experience in dementia care which has resulted in the ‘Outstanding’ Award has been applied to the design at Pannal which will allow Vida Healthcare to continue to develop services and strive to new levels of excellence in dementia care. Every aspect of the scheme, how it is laid out, how spaces relate to each other and how the constituent buildings relate to each other has evolved to satisfy these objectives.”

In this circumstance the building form rationale considered to meet the requirements of ‘saved’ Local Plan policy HD20 and SG4 in relation to providing a suitable environment for residents.

The NPPF advises that planning should help to facilitate healthy inclusive communities to this end the approved outline proposal for the redevelopment of the site included links to the A61. A concern was raised that the existing path which runs from the former sports ground and to the north of Spacey View properties did not follow the natural pedestrian desire line. The revised location of the footpath linking the development to the A61 better suits the desire line up the bank to a location near the bus stops. This will better link to the redevelopment of the remainder of the site within Phase 2. There are constraints on this aspect which are considered within the Highways and accessibility section of the report.

The outline application required details of how ‘secured by Design’ principles had been incorporated into the scheme. The application has been reviewed by the Police Designing out Crime Officer who has advised that the condition placed on the outline has been met through the incorporation of CCTV and external lighting covering parking areas, resident’s access externally would also be secure. The proposals therefore are in accordance with Core Strategy Policy C1 which requires developments to create safer and accessible environment.

3) NEIGHBOURING AMENITY – One of the Core Planning Principles contained within the NPPF advises that high quality design and a good standard of amenity for all existing and future occupants of land and buildings should be sought.

Core Strategy Policy SG4: Design and Impact, requires new development to respect the privacy and amenity of nearby residents and occupiers of adjacent buildings. This is supported by the Council’s Supplementary Planning Document on House Extensions and Garages, which provides a useful guide in relation to residential separation distances with the aim of ensuring development does not have an unacceptable impact.

The main bulk of the care home southern wing opposite the dwellings at Spacey View is shown on the drawings as being approximately 7m in height from ground level. Land levels vary between the care home and Spacey View, with the residential properties slightly elevated over the care home site. There is a large expanse of building proposed opposite these dwellings but the stepped design and distances between the building and residential properties at Spacey View (approximately 30m) would exceed normal privacy and distance parameters for such a height. Consideration is given to the overall length of the southern wing and it is considered that there will be an impact upon these properties in comparison to the current open aspect they have. This impact however, is not considered to be enclosing or lead to unacceptable overshadowing (as the care home is sited to the north of these properties). The view is that as the orientation between the proposed care home and Spacey View dwellings is slightly tangential, the care home height is not excessively high, the building steps down and the distances between them are generous there would be an acceptable relationship. Understorey planting is further proposed along the boundary with these properties to screen the development from private gardens.

The original footpath which runs to the rear of Spacey View from the A61 will not be incorporated within this scheme (moved to the north of the site) and this reduces the activity in proximity to these properties. In addition parking is set approximately 70m from these properties with the entrance shielded by the southern wing. Understorey planting and land form will largely screen the ancillary care home resident’s gardens.

The comments from the landscape officer in relation to the outline proposal advised that the properties on Spacey View and some houses on the southern edge of Walton Park would experience deterioration in visual amenity due to the construction of the proposed junction and access road off the A61.

Residents at a single property within Spacey View expressed concerns about the landscape proposals as originally submitted amongst other aspects in respect of amenity. Their concerns have been accommodated to a degree as the mitigation of the access road is of wider public benefit than a private right to a view. The landscape plans allow a more open aspect to the south and south west of Spacey View with lower planting on the periphery. Any direct winter sun which may be lost as a result of additional planting would not be on an unacceptable scale, daylight levels would not be unacceptably affected. Land to the south west in closer proximity to the western property where denser planting is proposed is lower than residential properties, garden areas should still receive adequate amount of sunlight, as like the land in front it largely slopes. Views from the ground floor are restricted by existing boundary treatment in front of the properties. The landscape proposals have been amended as far as possible to mitigate the wider development and address the concerns, but are not considered to cause unacceptable harm to amenity.

The proposed residential development within Phase 2 would be sited at a lower level than the care home, but their design could be incorporated to have gables facing the care home and be sited 30m away from the building as illustrated on the indicative masterplan considered at the outline stage. The orientation of the care home and the stepped mass would not result in any significant overshadowing, loss of privacy or overbearing impact on future residential development.

The dwellings on the opposing side of the A61 are sited over 40m away from the proposed care home. The amenity of these properties is not considered to be affected to an unacceptable degree.

Issues in relation to fixed plant noise and lighting are subject to conditions which will be agreed with the Councils Environmental Health officer. This will seek to ensure satisfactory noise levels and avoid unnecessary light spill or direction towards the residential properties.

The proposals would not have an unacceptable impact upon the residential amenity of nearby properties and would therefore meet the policy requirements outlined in SG4, HD20 and the supporting House Extensions and Garages SPD.

4) CONSERVING AND ENHANCING THE NATURAL ENVIRONMENT – One of the core principles in the National Planning Policy Framework is that planning should recognise the intrinsic character and beauty of the countryside. The National Planning Policy Framework is clear the effects of a development on biodiversity should be minimised and enhanced and that a core principle for planning is that it should contribute to conserving and enhancing the natural environment and reducing pollution.

‘Saved’ Local Plan C2 required development to protect existing landscape character. The Harrogate District Landscape Character Assessment (HDLCA) is used in support of ‘saved’ policy C2.

Proposals which would involve the loss of trees or woodland which contribute to the character or setting of a settlement will not be permitted. In considering an application, the impact of the proposals on the amenity of the area and whether the proposal is justified, having regard to the reasons and additional information put forward in support of it are considered. The protection of protected trees is stipulated in ‘saved’ Local Plan Policy HD13.

Core Strategy Policy EQ2 alongside ‘saved’ Local Plan Policy NC4 also seeks to protect and enhance the built and natural environment including bio-diversity. The policies seek to increase wildlife habitats and species in accordance with the habitats in the Districts Biodiversity Action Plan.

Core Strategy Policy EQ2 also seeks to protect Green Belt. The NPPF core principles also seek to protect Green Belt land. The main purpose of the West Yorkshire Green Belt as it affects the District is to check the further growth of the West Yorkshire conurbation. In relation to this proposal the access road and roundabout are located within the Green Belt. This was approved within the outline consent as local transport infrastructure which can demonstrate a requirement for a Green Belt location is not within the definition of inappropriate development.

Pannal is bordered by a number of Landscape Character Areas, the nearest being, Area 58 known as Middle Crimple Valley, which occupies the outlying landscape to the north. The Crimple Valley is important to the setting of Harrogate and provides an essential green ‘rural corridor’ separating Harrogate from Pannal. To the south lies Area 61 known as South West Harrogate Upland Fringe Undulating Farmland and Area 62 known Wharfe Valley Side Farmland where the landscape is moderate to large scale and is the broad hummocky valley side of the Wharfedale Valley. The area is important to the setting of Harrogate as it separates the town from the conurbation of Leeds. Existing buildings within the former Dunlopillo factory currently have little landscape mitigation and large stark industrial buildings dominate the site.

The successful integration of the approved roundabout and access road is dependent on the landscape strategy, which was a reserved matter. The new roundabout and highway verge access will comprise low maintenance amenity grass, with specimen planting. Bulb planting is proposed to the roundabout and A61 for seasonal interest.

Native hedgerows are proposed along the side of the access road. The land to the north of the access road will include areas of species rich grassland and wildflower meadow to form from grasses present in the topsoil from the care home site. The introduction of a swale within this area also would also benefit the marshy grassland and represent biodiversity enhancement.

Native woodland is proposed along the access road and around the care home to integrate the development within the wider landscape. Native woodland edge planting is proposed around this area to create a hierarchy of vegetation heights. Avenue Trees are proposed along the main road within the site, which are more formal moving away from the natural woodland planting on the access road.

Within the area of land associated with the care home the existing woodland comprises of a strip to the east of the care home and to the south, adjacent to residential properties at Spacey View. The objectives are to selectively thin trees to reduce their canopies, this is to improve the structure of the woodland, improve habitat diversity and allow more light between the trees to facilitate the development of an understory shrub layer. Native woodland planting is proposed in front of the care home road and north and south wings, with more structure planting in front of the central building. Beech Hedges are proposed to the north of the care home road alongside a Palladin fence. Beyond this area along the boundary with the car showroom more of the existing trees are retained and enhanced with a native woodland edge mix. The landscape plans also show the provision of hard surfaces within the care home site including car parking.

The Landscape Layout now provides appropriate structure planting particularly between the care home building and access road to the west, and to northern boundary. New structure planting along the A61 boundary is acceptable. The proposed under storey planting to south boundary is now increased in depth and acceptable. The location of translocated wildflower sward now occupies an open aspect. The belt of semi native mix to the east of the private gardens is now linked to other areas of planting to enable a natural transition of the high woodland to native grassland border; and proposed trees are shown planted in groups of three or five. Tree planting now comprises natural groupings of native species that do not draw attention to the linear alignment of the highway. The open grassed area fronting the properties of Spacey View is now used positively for the location of the wildflower sward. The planting schedules and management plan are acceptable.

The site also has various woodland Tree Preservation Orders 05/00050/TPORDR and 12/00047/TPORDR. An Arboricultural Impact and Protection report has been undertaken which recognises these. Various trees have short projected life expectancies, are being supressed by other species, or are of poorer quality. Selected trees of varying quality have been identified for removal to facilitate the proposed development but there is an opportunity to provide a significant volume of additional planting of better quality as part of the proposed redevelopment of the site. Additional trees planted within the woodland area are subsequently protected under the Tree Preservation Order.

The Arboricultural manager has advised that Tree group numbers located along the eastern and southern boundaries (most falling within the Tree Preservation Order) are agreed for removal so as to accommodate the proposed development with the loss of these trees to be mitigated. It is important to note that the trees were protected for their group value as opposed to being individual specimen trees, and therefore the main aim is to ensure the health and longevity of the woodland strip. The Removal of poor or compromised specimens and introducing new can create more healthy and varied woodland. Trees within the centre of the care home site are outwith the Tree Preservation Order.

Alongside the landscape plans referred to within this application so Phase 2 will also offer the opportunity to enhance the area and supplement the landscape proposed within this application. This will include landscape within the residential element of the scheme. This will represent significant visual improvement across the entire site and tree replacements whilst already exceeding the amount removed will far exceed current green spaces on the site.

The Arboricultural Manager maintains that in relation to the parking at the east of the site that the preference is still for the siting of the parking spaces on the eastern boundary to be outside of the Root Protection Area (RPA) of the woodland itself. Some parking spaces do encroach into the calculated RPA. However the Arboricultural officer has advised that the proposal in its current form may be agreed subject to an Arboricultural Method Statement (AMS) as agreed by the Arboricultural Officer. The Arboricultural Impact and Protection Report submitted advises that the projected RPAs are extended and the RPAs can therefore be reasonably be expected to extend shorter distances into the site than indicated, and the parking proposals not anticipated to have a significant impact upon the retained trees. Ultimately the Local Planning Authority can ensure when the initial excavation is undertaken that the parking areas do not encroach.

The current proximity of the building in relation to the woodland may, in the opinion of the Arboricultural officer place future pressures on the woodland through on-going requests for unnecessary and unjustifiable tree works. As the Local Planning Authority has control over this aspect due to the protection imposed by Tree Preservation Orders, the consent process would be adequate to control unjustified or harmful requests.

In respect of the on-going management of the woodland mainly to the tree works and planting to the east of the care home, there is an area of land which has no registered title and is outside of the applicant’s ownership. Land ownership is not a material planning consideration, but ultimately the aims of increasing an understorey layer, which would help screen the development, are compromised, but there is some scope to plant within the applicant’s ownership. The implications of not obtaining consent from landowners or the applicant acquiring the land is that the existing tree belt will be not be altered or managed which is the current situation. This area is excluded from the application site boundary.

Condition 17 of the outline approval required an emergence survey prior to the demolition of Buildings. The only existing building within Phase 1 of the development is the former sports pavilion. The demolition of the sports pavilion is required to be undertaken during the winter months when bats are less likely to be present or if this is not possible, an updated bat activity survey should be undertaken immediately prior to works taking place. The Council’s ecologist has clarified the extent of the bat and tree surveys undertaken on the site and has no objection to the reserved matters application for phase 1 on the basis of bats and tree survey requirements.

A reptile surveying was conducted in September 2014. No reptiles were observed and no further surveys or mitigation for reptiles is required. The Council’s ecologist considers that for phase 1, it would be sufficient to provide a small number of integrated swift bricks into the design of the care home, which can be conditioned.

The landscape, tree proposals and ecology proposals were amended following consultation with the Council’s Landscape Architect, Arboriculturalist and Ecologist. Both the landscape architect and the ecologist consider that the proposals now represent significant improvement and are acceptable. The trees proposed for removal are considered to be acceptable requirements and the parking provision is likely to be acceptable but will need to be subject to a method statement agreed with the Council’s Arboricultural manager. Overall the landscape required within the entire redevelopment of the site will represent an improvement on the current scale of industrial and business buildings. The proposals overall would make a positive contribution to the spatial and visual quality of the settlement, in accordance with the aims and provisions of saved Policies HD20, HD13, SG4 and C2.

5) HIGHWAYS & ACCESSIBILITY – The NPPF advises that decisions should take account of whether the opportunities for sustainable transport modes have been taken up, and whether safe and suitable access to the site can be achieved for all people. The outline application in accordance with the requirements of the NPPF was supported by a Transport Assessment.

Core Strategy Policy SG4 requires the travel impact of any scheme to not add significantly to any pre-existing problems of access, road safety or traffic flow and should have be in accordance with EQ1,TRA1, TRA2 and TRA3 of the Core Strategy.

Core Strategy Policy EQ1 in respect of Highways and accessibility seeks to minimise the use of the private car.

Core Strategy Policy TRA1 requires proposals to reduce the need to travel and improve accessibility to jobs, shops services and community facilities.

In conjunction Core Strategy Policy TRA2 requires that where development is proposed on sites adjacent to public transport nodes it will be necessary to investigate the potential for enhance public transport facilities.

Core Strategy Policy TRA3 identifies areas where the Council will work with the County Council and other transport providers to implement measures to reduce traffic congestion and improve accessibility to jobs, shops, services and facilities

The impact of the redevelopment of the entire site has been considered under the outline application. Upgrades to the highway network are stipulated with the S106 agreement in conjunction with Phase 2 of the redevelopment of the site. This is reasonable as the access road will not link through to Station Road.

A footpath is shown to the north of the care home which would provide additional links to those on Station Road to the residential and business development within Phase 2 to the A61. This new position is as a result of moving the footpath away from the boundaries of the properties at Spacey View, and would be expected follow the natural desire line from the future residential development to the west. The need to provide the footpath within Phase 1 is not essential to the acceptability of the proposals as there is no residential development proposed within this application.

Land ownership currently restricts the creation of link between the care home application boundary and the A61 as the area of land to the east (outside the application site) does not have a registered title, and does not fall within the adopted highway. Land ownership is not a material consideration, but accessibility is, and is linked to sustainability objectives in national and local planning policies. Land ownership aside the only requirement would be to submit a planning application to allow a footpath to pass between the public highway and the care home site. This issue is not as a result of the proposed care home and would have been a consideration if this area of land were to be developed as per the original consent and following the removal of it away from Spacey View.

This is a sustainable site, well served by public transport bus services and within a short walk from Pannal Railway. A pedestrian link between the existing business park and care home will be conditioned to allow pedestrian access to the care home from the business park prior to the commencement of Phase 2 of the redevelopment of the site, which will mitigate the need such a link during Phase 1. Even without the link (which the applicant is seeking to provide) the site as a whole is well related to the bus and rail network and pedestrian links will be provided to the care home.

North Yorkshire County Council (NYCC) Highways and Transportation have not stipulated any overriding objections to the development. There are maximum rather than minimum car park requirements as a guide, which NYCC advised must not be exceeded. The application proposes 49 parking spaces, which the Highways Authority are satisfied is acceptable for the amount of residents and staff. In combination with the provision of a travel plan the proposed development will ensure that it meets the requirements of Core Strategy Policy SG4 and inter alia EQ1 and TRA1 which seek to minimise the use of the private car, whilst providing adequate parking provision for the development to ensure that it would be consistent with the residential and business use proposed when phase 2 is implemented.

The outline application required the submission of a Travel Plan prior to the occupation of the care home. This condition requires discharging prior to the occupation of the care home in respect of Phase 1. Therefore this proposal meets the requirements of the NPPF.

NYCC also require the clarification of further minor details, which have been conditioned. These are in relation to the surface treatment of the internal access road and the care home access arrangements. The proposal around the care home, which would be a private facility are not considered to have an impact on highway safety and accord with core Strategy policy SG4.

NYCC Highways and Transportation are the authority for the technical approval of the main access road and roundabout off the A64 forming part of the s278 and s38 Agreement (of the Highways Act 1980). The roundabout and access granted approval under the outline application and was considered to accord with the provision of the NPPF and Core Strategy Policies SG4, TRA1- TRA3. Discussions are on-going in relation to these details, and Members will be updated at the meeting if subsequent amendments to conditions are required.

The Highways Agency has no subsequent objection or recommendations to this application in relation to the strategic road network.

6) REDUCING RISKS TO THE ENVIRONMENT – To prevent unacceptable risks from pollution and without increasing flood risk elsewhere the NPPF advises that the development effects on health, the natural environment or general amenity, and the potential sensitivity of the area or proposed development should be taken into account. The NPPF advises that pursuing sustainable development involves seeking positive improvements in the quality of the built environment. Policy EQ1 advises that the planning, design, construction and subsequent operation of all new development should seek to minimize energy and water consumption, Travel by car, Flood risk and waste.

Other types of non-residential development of 500m² or more of gross floor area will need to meet at least the ‘very good’ standard as set out in the Building Research Environmental Assessment Method (BREEAM). This level can be achieved and the development therefore accords with Core Strategy Policy EQ1.

The Council’s Environmental Health Officer (EHO) has advised that the land contamination assessment has been carried out line with best practice and advises that the site would be suitable for the end use of a residential care home.

An environmental acoustic survey was submitted with respect to the care home. It also considers the impact of noise sources from the development namely plant noise affecting existing premises in the vicinity of the site as well as new residential premises built in the vicinity as part of the development proposals as a whole.

The Environmental Health Officer has advised that the report gives a detailed assessment of the pre-existing noise climate at the site during both daytime and night time periods. The proposals will ensure good standards with respect to internal noise within noise sensitive rooms within the development. The EHO has also advised on noise level ratings which should be met from fixed plant noise emissions, and these requirements will be conditioned.

Comments made by Yorkshire water relate to the centre line of the buildings in proximity to the public drains, and the request that the plan should drain for the entire site. The Environment Agency requested that the drainage scheme was to be approved by the Local Planning Authority.

The drainage details have been subject to discussion and consultation with the Council’s drainage engineer. The drainage plan for the entire site cannot be submitted as this is a phased development and the reserved matter details for subsequent phases have not been finalised. The Council’s drainage engineer has reviewed the acceptability of the submitted proposals and advises that Phase 1 of the development must be constructed in accordance with the approved drainage drawings.

No lighting scheme has been proposed within this application, this site is on the edge of the urban area, and well screened by vegetation, but consideration should be given to the amount of light proposed and where it will shine. This can be subject to an appropriate condition.

A construction method statement has been submitted, which set out the construction programme and site management arrangements.

The proposed development would not have an adverse effect on the environment through increased flood risk or contamination, would seek to mitigate its impact through achieving a very good rating, and such an end use could be accommodated without causing significant impact to residents. The proposed development therefore accords with the provisions of the NPPF and Core Strategy Policy EQ1. CONCLUSION

The principle of the development was established under application 14/02804/OUTMAJ. The reserved matters application is for Phase 1 of the redevelopment of the site, and provides for a specialist care home, new roundabout and access from the A61. Taking into account all relevant policies in the National Planning Policy Framework, the Local Development Plan and Supplementary Planning Guidance, and all material consideration including those arising from any statutory or non-statutory consultees and representations from the public about the application, the development is not considered to have any unacceptable consequence for sustainable and economic development, protection of the environment, residential and visual amenity and prudent use of resource and accords with planning policies listed in the report. The development of the first phase of this scheme including access into the site will enable the second phase to be progressed as soon as possible and opens up the future potential of the site. Officers recommend the application for approval.

CASE OFFICER: Mrs Kate Williams

RECOMMENDATION

That the application be APPROVED subject to the following conditions:-

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 following submitted drawings and recommendations in the documents and as modified by the conditions of this consent: * Red Line Plan Dwg 5191 PO1 Rev F Smith Smalley Architects Sep 12 * Proposed site Layout Dwg 2849-110 Rev C Ramsden & Partners Nov 2014 (received 03.02.2015) * Site in context with masterplan Dwg 2849 111 Ramsden & Partners Nov 2014 * Proposed Elevations 1 of 2 Dwg 2849 410 Ramsden & Partners Sep 2014 * Proposed Elevations 2 of 2 Dwg 2849 411 Ramsden & Partners Sep 14 * Admin Block Elevations Dwg 2849 412 Ramsden & Partners Sep 14 * Proposed Lower Ground & Ground Floor Plan Dwg 2849 200 Rev B Ramsden & Partners Sep 14 * Proposed first floor Dwg 2849 201 Rev B Ramsden & Partners Sep 14 * Proposed Roof Plan Dwg 2849 202 Rev B Ramsden & Partners Sep 14 * Rev A Phasing Plan Dwg 2849 102 Rev A Ramsden & Partners Sep 12 * Landscape Proposals Dwg 010 001 Rev C Draw Design & Assessment Jan 2015 (received 30.01.2015) * Landscape Proposals Dwg 010 003 Draw Design & Assessment Nov 2014 (received 30.01.2015) * Landscape Layout Roof Terrace Dwg 010 003 Rev A Draw Design & Assessment Nov 2014 * Landscape Proposals Dwg 010 003 Draw Design & Assessment Nov 2014 * Site Access Road Landscape Layout Dwg 010 004 Rev C Draw Design & Assessment Jan 2015 (received 30.01.2015) * Landscape Management Plan Report 010/1 Rev B Draw Design & Assessment 30.01.15 * Arboricultural Impact & Protection Report Access Road Bowland Tree Consultancy Ltd December 2014 * Arboricultural Impact & Protection Report Care Home Rev A Bowland Tree Consultancy Ltd Jan 2015 * Construction Management Plan GMI Construction Nov 2014 * Proposed Drainage Layout Option 2 Dwg P1481 01 Rev B Avie Consulting Ltd Oct 2014 * Proposed Externals Dwg P1481 02 Rev A Avie Consulting Ltd Oct 2014 * Proposed Access Road Longitudinal Sections Dwg P1481 03 Rev A Avie Consulting Ltd October 2014 * Manhole Schedules Dwg P1481 04 Rev A Avie Consulting Ltd October 2014 * Culvert Diversion Longitudinal Section Dwg P1481 05 Rev A Avie Consulting Ltd October 2014 * Road Construction Details Dwg P1481 06 Rev A Avie Consulting Ltd October 2014 * Standard Manhole Details Dwg P1481 07 Rev A Avie Consulting Ltd October 2014 * Flow Control Manholes Dwg P1481 08 Rev A Avie Consulting Ltd October 2014 * Impermeable Areas P1481 09 Rev A Avie Consulting Ltd October 2014 * Attenuation Calculations Avie Consulting November 2014 * Environmental Noise Assessment Report BDP Acoustics Doc P2006615/(REP) U001 Nov 2014 * Existing Drainage Layout Dwg 4639 D1A (A0) JPG (Received 26.01.15) * Drainage Layout Sheet 1 Dwg 4639 D2A (A0) JPG (Received 26.01.15) * Drainage Layout Sheet 2 Dwg 4639 D3B (A0) JPG (Received 26.01.15) * Works to Existing Drainage Dwg 4639 – D4 JPG (A0) (Received 26.01.15) * Surface Water Drainage Calculations JPG (Received 26.01.2015) * Drainage Construction Details Dwg 4639-D5 (A1) (Received 04.02.15) * Box Culvert Details Dwg 4639-D6 (A2) (Received 04.02.15) * Standard Details Dwg 4639-R1B (A0) – Section 278 (Received 04.02.15) * General Arrangement Dwg 4639 S38 R1 Rev D (A0) JPG (Received 04.02.15) * Topographic Survey Overlay Dwg 4639 s38 R2 (A0) Rev C JPG (Received 04.02.15) * Kerb and Construction Arrangement Dwg 4639 s38 R3 (A0) Rev C JPG (Received 04.02.15) * Long Section Dwg 4639 S38 R4B (A1) (2) JPG (Received 04.02.15) * Contour Arrangement Dwg 4639 S38 R5 (A0) Rev B JPG (Received 04.02.15) * General Arrangement Dwg 4639 s278 R1C JPG (Received 04.02.15) * Topographic Survey Overlay Dwg 4639 S278 R2A (A0) JPG (Received 04.02.15) * Kerb Arrangements Dwg 4639 s278 R3B (A0) JPG (Received 04.02.15) * Road Markings Dwg 4639 s278 R4B (A0) JPG (Received 04.02.15) * Construction Arrangement Dwg 4639 s278 R5B (A0) JPG (Received 04.02.15) * Sign Arrangement Dwg 4639 S278 R6B (A0) JPG (Received 04.02.15) * Sign Schedule Dwg 4639 s278 R7B (A0) JPG (Received 04.02.15) * Contour Arrangement Dwg 4639 s278 R8B (A0) JPG (Received 04.02.15) * Long Sections Dwg 4639 s278 R9 (A0) JPG * Long Sections Dwg 4639 s278 R9B (A0) JPG (Received 04.02.15) * Geometrical Arrangement Dwg 4639-S278-R10 (A0) (Received 04.02.15) * Fence Arrangement Dwg 4639-S278-R11 (A0) (Received 04.02.15) * SW Drainage Calculations 20150124 - 4639 (Received 04.02.15) * Geo-Environmental Appraisal Sirius December 2014

3 Prior to the commencement of the construction of to the element to which this condition relates detailed engineering drawings shall be submitted for the written approval of the Local Planning Authority to a scale of not less than 1:500 and based upon an accurate survey showing: (a) visibility splays (b) Road markings and signs within care home access road (c) Tactile paving and surface colour treatment at the care home access road bell mouth (d) pedestrian access and crossing including suitable pedestrian route through drop off/pick up area (e) Details of all proposed street lighting.

The development shall only be carried out in full compliance with the approved drawings and details unless agreed otherwise in writing by the Local Planning Authority in consultation with the Highway Authority.

4 The pedestrian footpaths within the care home boundary and shall be constructed with gradients not exceeding 5% or as agreed in writing with the Local Planning Authority.

5 The development shall not be occupied until the related parking facilities have been constructed in accordance with the approved site layout plan; identifying 49 car parking spaces. Once created these parking areas shall be maintained clear of any obstruction and retained for their intended purpose at all times, unless otherwise approved in writing by the Local Planning Authority.

6 A minimum of 10 cycle parking spaces shall be provided on the care home site and shall be constructed prior to the first occupation of the care home.

7 The materials to be used in the construction of the exterior walls, roof, doors and windows of the development hereby approved shall be submitted for the written approval of the Local Planning Authority prior to their construction. Once approved development shall be implemented in strict accordance with the approved details.

8 Notwithstanding the submitted details and prior to its construction the roof terrace balustrading shall be omitted and an amended plan shall be submitted for the written approval of the Local Planning Authority. Once approved development shall be implemented in strict accordance with the approved details.

9 Any balustrading or enclosure around the ground floor communal garden areas shall be submitted for the written approval of the Local Planning Authority prior to their construction. Once approved development shall be implemented in strict accordance with the approved details.

10 The specification of all the glazing to be used in the external walls of the care home shall be submitted for the written approval of the Local Planning Authority prior to its insertion within the external frame of the development. Once approved the development shall be implemented in strict accordance with the submitted details. 11 The site and premises shall not be used for any purpose other than that hereby approved and no other use (including any use within the same use class as defined by the Town and Country Planning (Use Classes) order 1987 as amended) shall be carried out without the formal consent of the Local Planning Authority.

12 The levels stated in section 3.9 of the BDP acoustics report Doc No: P2006615/(REP) U001 shall be met and Between 07:00 and 23:00 (daytime) the BS4142:2014 rating level, LAEQ(1hr), should be no greater than 35dB at the façade of the nearest premises to the care home and between 23:00 and 07:00 (night time) the BS4142:2014 rating level, LAEQ(15min), should be no greater than 30dB at the façade of the nearest dwelling. A validation report shall be submitted for the written approval of the Local Planning Authority and any such scheme of works required to achieve these levels shall be implemented in full before the use herby approved commences and shall thereafter be maintained at all times and in the case of any recommended measures complied with at all times.

13 Prior to the first occupation of the care home the details of the management of the completed drainage system shall be submitted for the written approval of the Local Planning Authority.

14 Prior to the works outlined in the Arboricultural Impact and Protection Report Dementia Care Home, Bowland Tree Consultancy Ltd dated January 2015 commencing, at least one weeks’ notice in writing shall be given to the Local Planning Authority prior to the works to the trees within group G7 commencing on site to enable supervision and/or inspection by the Council’s Arboricultural officer and following any visit in this respect the Arboricultural method statement shall be amended to incorporate the advice and the development implemented in accordance with the agreed details.

15 Pursuant to condition 14 the construction techniques and boundary treatment in respect of the eastern parking area shall be submitted for the written approval of the Local Planning Authority in consultation with the Council’s Arboricultural Officer prior to its construction unless otherwise agreed in writing by the Local Planning Authority.

16 The development shall commence in accordance with the recommendations and methodologies within the Bat and Reptile Survey Report by Haycock and Jay Associates Ltd, dated October 2014 and the Botanical Survey by Haycock and Jay Associates Ltd, dated August 2014, unless otherwise approved in writing by the Local Planning Authority.

17 Bat bricks and swift bricks should be integrated into the design of the Care Home. Prior to the construction of the external panels details of the number and position of these shall be submitted for the written approval of the Local Planning Authority and the development implemented in accordance with the approved details.

18 The details of any care home security lighting, general site illumination or illumination of signs shall be submitted to and be approved by the Local Planning Authority before these elements are first brought into use. Once installed the lighting shall be maintained in accordance with the approved details, unless otherwise approved in writing by the Local Planning Authority. Reasons for Conditions:-

1 To safeguard the rights of control by the Local Planning Authority in respect of the reserved matters. 2 To secure the satisfactory implementation of the proposal. 3 In accordance with Core Strategy Policy SG4 in the interest of safety and the general amenity of the development. 4 In the interest of the general amenity of the development in accordance with Core Strategy Policy SG4. 5 In accordance with Core Strategy Policy SG4 and 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. 6 In accordance with Core Strategy Policies SG4 and EQ2 in the interest of the general amenity of the development and the need to use the private car. 7 In the interest of the general and visual amenity of the development in accordance with Core Strategy Policy SG4 and ‘saved’ Local Plan Policy HD20. 8 In the interest of the general amenity of the development in accordance with Core Strategy Policy SG4 and ‘saved’ Local Plan Policy HD20. 9 In the interest of the general amenity of the development in accordance with Core Strategy Policy SG4 and ‘saved’ Local Plan Policy HD20. 10 In the interest of the general amenity of the development in accordance with Core Strategy Policy SG4 and ‘saved’ Local Plan Policy HD20. 11 Any other use than that approved might be detrimental to the amenities of nearby property in accordance with Core Strategy Policy SG4. 12 In the interest of the general amenity of the development in accordance with Core Strategy Policy SG4. 13 To safeguard the right of control of the Local planning Authority and to ensure satisfactory amenity in accordance with Core Strategy Policy SG4. 14 In the interest of the health and amenity of the trees in accordance with ‘saved’ Local Plan Policy HD13. 15 In the interests of the health and amenity of the trees in accordance with ‘saved’ Local Plan Policy HD13. 16 In the interest of ecology of the area in accordance with Core Strategy Policy EQ2 and ‘saved’ Local Plan Policy NC4. 17 In accordance with Core Strategy Policy EQ2 and the NPPF in relation to biodiversity enhancement. 18 In the interest of the general amenity of the development in accordance with Core Strategy Policy SG4 and ‘saved’ Local Plan Policy HD20.

INFORMATIVES

1 This development is subject to a Planning Obligation made under Section 106 of the Town and Country Planning Act 1990. 2 Trees on the site to which this permission relates are subject to a Tree Preservation Order and may not be lopped, topped or felled without the prior written consent of the Borough Council, unless the tree work has already been approved under cover of a planning permission which is being implemented. Any person undertaking work to protected trees without written consent is liable to prosecution. Application forms are available from the Councils Department of Development Services. 3 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 England 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. 4 Regarding the gradient of pedestrian routes, it may not be possible to achieve 5% gradient across the full routes; however pedestrian routes can be provided with "plateaus" at regular intervals to provide waiting/seating for those who struggle with the gradient. 5 This permission relates to a development which will result in the creation of new highways. The construction of the roundabout and access road is subject to a s278 agreement of the Highways Act 1980 (as amended). Development should only commence in accordance with the requirements and specification of this agreement.