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Item05 Pc131009.Doc HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS. DATE: 13 October 2009 PLAN: 05 CASE NUMBER: 09/03016/FULMAJ GRID REF: EAST 431018 NORTH 477845 APPLICATION NO. 6.13.27.N.FULMAJ DATE MADE VALID: 24.07.2009 TARGET DATE: 23.10.2009 CASE OFFICER: Mr M A Warden WARD: Wathvale VIEW PLANS AT: http://tinyurl.com/n5ajxs APPLICANT: Greyfriars UK Ltd AGENT: Arrowsmith Associates PROPOSAL: Erection of mushroom growing shed and staff building with associated infrastructure and landscaping and installation of new package treatment plant. LOCATION: New Mill House Wath Ripon North Yorkshire HG4 5JE REPORT SITE AND PROPOSAL INTRODUCTION This application has been referred at the request of Councillor C Brown for determination by Planning Committee. A previous almost identical application was submitted, advertised and representations and consultations were received before it was discovered that the application lacked an ecological assessment and consequently was invalid. This is a completely new planning application, which now includes an ecological assessment, and also includes slightly different and/or additional information to that submitted with the previous planning application. All those who had made representations or who responded as consultees to the previous application were sent a letter advising that this application supersedes the previous planning application; that this application includes new information and different information from that submitted with the previous invalid application; that responses made to the previous invalid application will not be carried over and added to this application; and that they should write or email comments based on this planning application if they wish to make representations/consultation responses. SITE AND PROPOSAL The site comprises the field immediately to the east of Greyfriars Mushroom Farm, and includes utilisation of the existing vehicular access which, although not strictly part of the application site, adjoins the application site and is on land in the same ownership and control as that comprising the application site. The application comprises:- i) the erection of a principle building 96m long, 72m wide, 5.6m to eaves and 8.1m to ridge, comprising a mushroom growing shed with integral cold store, packing store, offices and central service arcade, totalling 71,660 sq. m.; ii) a staff block measuring 21m x 10m x 8m to ridge providing male and female changing facilities and wcs on the ground floor, and canteen and kitchen on the first floor, a total floor area of 420 sq.m; iii) a plant room measuring 10m x 10m and 7.3m to apex of a curved ridge, 100 sq.m in area together with three outside chillers; iv) a 10m wide apron either side of the buildings, a large apron at the east end, and a service road around the building; v) installation of a new package treatment plant; vi) creation of two additional ponds; vii) removal of existing bund forming the eastern boundary of the existing site; viii) landscaping including a 2m mound at the east end of the building and tree planting around the proposed mushroom shed and service road and along the roadside hedge to the east end of the field. ix) removal of part of an existing overhead electricity line and installation of a new electricity transformer. Accompanying the planning application forms and plans are:- * Justification for the proposal * Planning assessment incorporating Design and Access Statement * Transport assessment * Ecological survey * Flood Risk Assessment * BREEAM exemption case * Validation Certificate: Sustainable Construction and Design * Letter previously sent from Arrowsmith Associates on 29.6.2009 * Landscape and visual character assessment During the course of the application, by letters and/or emails the agent has submitted additional information some of which was in response to representations or to consultee responses. MAIN ISSUES 1. Existing land use 2. Landscape impact 3. Access and highway issues 4. Gas pipeline 5. Ecology 6. Flood risk 7. Sustainable construction and design 8. Employment RELEVANT SITE HISTORY 83/02964/FUL Proposed pig breeding unit: Refused 17.1.1980 84/01/883/OUT Erecting 340 sow intensive livestock unit and one dwelling: Defer 20.11.184 84/02710/XXX Section 53 determination for erection of pig breeding unit in accordance with Class 6 of Schedule 1 of the T & CPGDOs 1977 to 1981: Defer 20.11.1984 85/01598/OUT Erecting 340 sow intensive livestock unit and one dwelling: Refused 28.08.1985 86/02562/OUT Erecting mushroom growing farm and one dwelling: Permission 31.03.1987 87/02363/FUL Erecting two mushroom production units, farmhouse, general office and store, boiler room and pump house, septic tank: Permission 19.10.1987 87/02364/FUL Erecting four mushroom houses: Permission 19.10.1987 01/04190/FUL Erection of portal frame building for cold storage of mushrooms: Permission 22.11.2001 01/04707/FUL Retention of dual span aluminium framed polytunnel for dry storage of mushrooms: Approved 12.12.2001 03/03/528/FUL Siting of portacabin to provide bedroom accommodation for mushroom pickers: Permission 26.09.2003 06/03/437/FUL Erection of first floor side extension to office: Permission 05.09.2006 09/01064/PNA Erection of extension to agricultural building: PANR 01/04/2009 09/03183/PNAFUL Erection of mushroom growing shed: REFPN 03/08/2009 CONSULTATIONS/NOTIFICATIONS Yorkshire Water The area is not served by public sewerage system, the application should be referred to the Environment Agency and HBCs EHO for comment on private treatment facilities. Richmondshire District Council Consulted as neighbouring planning authority - Reply awaited. Rural Strategy Officer See assessment of main issues. NYCC Highway Authority Because, from the information supplied with the application, the applicants have accepted upgrading the C124 classified road between the site and the B6267, the Highway Authority recommend conditions - See Assessment of Main Issues. Environmental Health Reply awaited. Economic Development Officer See Assessment of Main Issues. Environment Agency No objections in principle but development will only be acceptable with a condition requiring submission and approval of a surface water drainage scheme for the site. British Gas TransCo No objections to these proposals, however there may be apparatus in the area that may be at risk during construction works. See Assessment of Main Issues. Parish Council WATH PARISH MEETING Health and Safety Executive No longer provides Land Use Planning advice other than through the PADHI+ system - Standard Informative National Grid UK Transmission On-site risk assessment is required as the level of risk is high. See Assessment of Main Issues. Landscape Officer See Assessment of Main Issues. Local Plans Policy See Assessment of Main Issues. English Heritage See Assessment of Main Issues. Hambleton District Council Consulted as neighbouring planning authority. Reply awaited. RELEVANT PLANNING POLICY PPS1 Planning Policy Statement 1: Delivering Sustainable Development PPS07 Planning Policy Statement 7, Sustainable Development in Rural Areas PPS09 Planning Policy Statement 9, Biodiversity & Geological Conservation PPG15 Planning Policy Guidance 15, Planning and the Historic Environment RSYH1 The Yorkshire and Humber Plan Policy RSSYH1, Overall Approach and Key Spatial Priorities RSYH2 The Yorkshire and Humber Plan Policy RSSYH2, Climate Change and Resource Use RSYH3 The Yorkshire and Humber Plan Policy RSSYH3, Working Together RSYH4Yorkshire and Humber Plan Policy RSSYH4, Regional Cities and Sub- Regional Cities and Towns RSYH5 The Yorkshire and Humber Plan Policy RSSHY5, Principal Towns RSYH6 The Yorkshire and Humber Plan Policy RSSYH6, Local Service Centres and Rural and Coastal Areas RSYH7 The Yorkshire and Humber Plan Policy RSSYH7, Location of Development RSVTL1 The Yorkshire and Humber Plan Policy RSSVTL1, Vales and Tees Links sub area policy RSEV07 The Yorkshire and Humber Plan Policy RSSENV7, Agricultural Land RSEV09 The Yorkshire and Humber Plan Policy RSSENV9, Historic Environment RSEV10 The Yorkshire and Humber Plan Policy RSSENV10, Landscape RSE1 The Yorkshire and Humber Plan Policy RSSE1, Creating a Successful and Competitive Regional Economy RSE7 The Yorkshire and Humber Plan Policy RSSE7, Rural Economy RST1 The Yorkshire and Humber Plan Policy RSST1, Personal Travel Reduction and Modal Shift CSSG3 Core Strategy Policy SG3 Settlement Growth: Conservation of the countryside, including Green Belt CSSG4 Core Strategy Policy SG4 Settlement Growth: Design and Impact CSJB1 Core Strategy Policy JB1: Supporting the Harrogate District economy CSTRA1 Core Strategy Policy TRA1: Accessibilty CSEQ1 Core Strategy Policy EQ1: Reducing risks to the environment CSEQ2 Core Strategy Policy EQ2: The natural and built environment and green belt LPC02 Harrogate District Local Plan (2001, as altered 2004) Policy C2, Landscape Character LPHD7A Harrogate District Local Plan (2001, as altered 2004) Policy HD7A, Parks & Gardens of Historic Interest LPHD20 Harrogate District Local Plan (2001, as altered 2004) Policy HD20, Design of New Development and Redevelopment LPE06 Harrogate District Local Plan (2001, as altered 2004) Policy E6, Redevelopment and extension of industrial and business development LPE08 Harrogate District Local Plan (2001, as altered 2004) Policy E8, New Industrial and Business Development in the countryside LPNC04 Harrogate District Local Plan (2001, as altered 2004) Policy NC4, Semi-Natural Habitats APPLICATION PUBLICITY SITE NOTICE
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