Harrogate Borough Council Planning Committee – Agenda Item 6: List of Plans

HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS. DATE: 5 July 2016

PLAN: 01 CASE NUMBER: 15/05489/OUTMAJ GRID REF: EAST 437635 NORTH 472941 APPLICATION NO. 6.26.261.OUTMAJ DATE MADE VALID: 22.12.2015 TARGET DATE: 22.03.2016 REVISED TARGET: 25.05.2016 CASE OFFICER: Mr Andrew Siddall WARD: Wathvale

VIEW PLANS AT: http://uniformonline.harrogate.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=NZ7ES7HYHUH00

APPLICANT: Mr T Swires

AGENT: Dh Land Strategy

PROPOSAL: Outline application for the erection of up to 28 dwellings with access considered (Site Area 2.2Ha)

LOCATION: Land Comprising OS Field 0003 Dishforth North Yorkshire

REPORT

SITE AND PROPOSAL Outline planning permission is sought for the erection of up to 28 dwellings with access to the site considered, on approximately 2.2 hectares of arable land split into two fields bisected by a native hedge, adjacent to the existing built up area of Dishforth.

The site is currently in agricultural use and has a gentle falling gradient of approximately three metres between its western and eastern boundaries. Access is currently taken from a field gate off a metalled driveway direct from the public highway and this access point, widened and with a reduced gradient would be used to serve the proposed residential development. Cherry trees, within the landscaped highway verge were planted behind the line of the visibility splay and would be retained.

The site shares its eastern boundaries with the domestic gardens of dwellings within the existing built up area of the village. These are predominantly formed of hedging with some small scale hedgerow trees and fencing. On Back Lane and Grange Close bungalows in red brick and pan tile back onto the site with shallow rear gardens allowing clear views across the proposed development area. To the south east, the site shares its boundary with Dishforth Primary School. This is again a hedgerow with small trees. There is no existing boundary to the western edge of the development site with the existing fields having a larger site area than that to be developed. A new hedge boundary will be formed here with a minimum ten metre stand-off distance to any proposed buildings to allow this boundary to develop. Agricultural access to the undeveloped part of the fields will need to be maintained from within the application site.

Detailed plans are provided of the proposed vehicular access with indicative concepts provided for the remainder of the site. It is expected that dwellings would be set back from the northern and western boundaries of the site with a central public open space to incorporate soak away infrastructure for highway drainage. Pedestrian access will be taken from the site frontage and also via an existing field gate from Back Lane. The development incorporates a new car park for the Primary School, to provide approximately 35 parking spaces with the intention of alleviating parking pressures on Grange Close.

MAIN ISSUES 1. Housing Land Supply and the Principle of Development 2. Landscape and Visual Impact 3. The Setting of Dishforth and Impact of Development on Heritage Assets 4. Residential Amenity 5. Highways and Sustainable Transport 6. Ecology and Arboriculture 7. Land Contamination and Pollution 8. Drainage and Flood Risk 9. Affordable Housing 10. Infrastructure Provision/Contributions 11. Archaeology 12. Designing out Crime

RELEVANT SITE HISTORY No previous planning applications have been made for the development of this site.

CONSULTATIONS/NOTIFICATIONS Parish Council DISHFORTH

Planning Policy No comments received

DCS Arboricultural Officer No objection but expresses concerns over the line of Cherry trees outside the site. Recommends conditions to protect the health and amenity value of existing trees.

DCS - Open Space Commuted sum payments will be required to support the maintenance and enhancement of public open space as a result of the increased population. The exact amount will not be known until the housing mix is determined at reserved matters stage.

Heritage Unit of NYCC The site is of archaeological interest. Following consideration of the trial trenching report a condition is recommended to secure a scheme of archaeological investigation. Swale And Ure Drainage Board (Includes Claro) Site is outside the Drainage district but drains towards it. If sustainable drainage options are chosen there is no objection. If connection is made to Yorkshire Water surface water sewer this will ultimately discharge to Soppa Gutter a board maintained watercourse. In this scenario the Board would require the flows to be attenuated to 1.4 litres/second/hectare. A de minimis value of 5 litres/second per control structure is acceptable to secure maintainability.

Estates Manager No comments received

Principal Ecologist There is no longer an objection to this application on ecological grounds following provision of a field based ecological survey, providing that a condition is attached to any permission requiring a detailed ecological mitigation and enhancement strategy to be submitted with any reserved matters application.

Conservation and Design Section The proposal for housing development on this site will not constitute substantial harm to the significance of heritage assets and as such is broadly acceptable in principle in accordance with the NPPF. The precise number of dwellings should not be agreed until an acceptable scheme and appropriate mitigation has been secured in terms of design, layout, built form density, housing type and mix, landscaping and highways.

Landscape Officer The updated landscape parameters plan provides appropriate broad landscape principles for the development of the site although it should be recognised that the landscape impact of a development of this size in this location cannot be fully mitigated. Any detailed layout should include some medium/large trees within the streetscape to break up the roofline.

Police Architectural Liaison Officer This is a low crime area. Does not have any issues with the proposed application apart from the following: - the school car park should be lit at night - The western perimeter should have robust 1.8m high fencing supplemented with trees and hedging - The footpath link should be lit - If a play area is proposed then it should follow published guidelines - Courtyard parking that prevents occupants from viewing their cars from inside rooms should be avoided - A condition should be imposed to give detail of security measures during construction to minimise crime.

H.B.C Land Drainage No objections to the proposed drainage strategy in principle. A condition should be attached requiring detailed plans to be discharged by the LPA prior to the commencement of any development.

EHO Contaminated Land - Recommends condition to secure intrusive ground investigation and if necessary, remediation prior to commencement of development - Electric Vehicle charging points should be provided. - Development will be affected by noise from road traffic. This is not expected to be so excessive to recommend refusal however development should be designed to minimise the effect of such noise on internal and external amenity. - Recommends condition to restrict construction hours in the interests of residential amenity.

Housing Department Affordable Housing will be required on this site, the standard condition will apply.

NYCC Highways And Transportation No objection - conditions recommended.

Yorkshire Water No objection - recommends conditions

Environment Agency - Dales Area Office No comments received

County Education Officer The proposed development will not put Dishforth Primary School over capacity and therefore no financial contribution is required from this development.

NYCC Lead Local Flood Authority (SuDS) Planning Conditions should be applied to secure the detail of the drainage infrastructure, in particular to ensure there are clear arrangements in place for the maintainance of drainge assets over the lifetime of the development.

RELEVANT PLANNING POLICY NPPF National Planning Policy Framework CSSG1 Core Strategy Policy SG1 Settlement Growth: Housing Distribution CSSG2 Core Strategy Policy SG2 Settlement Growth: Hierarchy and limits CSEQ1 Core Strategy Policy EQ1: Reducing risks to the environment CSEQ2 Core Strategy Policy EQ2: The natural and built environment and green belt CSTRA1 Core Strategy Policy TRA1: Accessibility CSC1 Core Strategy Policy C1: Inclusive communities 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 LPH05 Harrogate District Local Plan (2001, as altered 2004) Policy H5, Affordable Housing SPDPOS Supplementary Planning Document: Provision for Open Space in Connection with New Housing Development SPDPVH Supplementary Planning Document, Provision for Village Halls in Connection with New Housing Development SPDHRM Supplementary Planning Document: Heritage Management SPDHSE Supplementary Planning Document: House Extensions and Garages Design Guide SPGRES Supplementary Planning Guidance, Residential Design Guide SPGLAP Supplementary Planning Guidance, Landscape Character Assessment of Harrogate District

APPLICATION PUBLICITY SITE NOTICE EXPIRY: 05.02.2016 PRESS NOTICE EXPIRY: 11.02.2016

REPRESENTATIONS DISHFORTH PARISH COUNCIL - Concerned that proposals for green field sites are being discussed when there is a brown field site within the village that could be used. - Development will increase the number of houses by approximately 10% on top of a number of infill developments over the years which have already increased the population. - Dishforth is a small village with no-through road and poor road infrastructure and there are concerns over increased traffic in the village. - Concerns over whether utilities and the village school can cope with the increase in population - Seeks assurance that the car parking provision for the school becomes a requirement of the scheme. - If major development is to happen in Dishforth then a site at the entrance to the village like this would be preferred, but assurances are sought that, if approved, there would not be further approval of a large development in Dishforth.

OTHER REPRESENTATIONS Six third party letters of representation have been received at the time of writing, all in objection to the development. The material planning conditions raised can be summarised as follows:

- Development out of scale with village, changing character of settlement - A lack of employment opportunities within village and few local services including poor public transport. The school is overcrowded. - Development would result in noise and disturbance for existing residents, including overlooking of property and gardens - Development here is not in accordance with the local plan. - The foul drainage network cannot cope with more houses - Neighbouring dwellings will be at risk from surface water run-off - There are no alternative access routes to Dishforth and an accident at the proposed road junction would block the whole village - Development would be at risk of crime due to proximity to motorway junction - This is Grade 2 agricultural land and should not be developed.

Whilst objecting to the development, some of the representations make the following neutral/supportive comments:

- Development would have the benefit of relieving parking congestion at school times on Back Lane and Grange Close, especially if the new road is used to access the proposed school car park. - Development could be supported if assurances are received that it will be a ‘one-off’ - Development would have a limited impact upon the remainder of the village as it is located at the entrance to the settlement

VOLUNTARY NEIGHBOUR NOTIFICATION None Undertaken

ASSESSMENT OF MAIN ISSUES 1. HOUSING LAND SUPPLY AND THE PRINCIPLE OF DEVELOPMENT - This site lies outside the development limit for Dishforth, as defined in the 2001 Harrogate District Local Plan, and therefore, in planning policy terms the location is considered open countryside, in which there is normally strict control over development (Core Strategy Policy SG3).

However, paragraph 47 of the National Planning Policy Framework (NPPF) requires local planning authorities to identify and update annually a supply of specific deliverable housing sites sufficient to provide five years’ worth of housing against their requirement, as well as an appropriate buffer. In September 2015, the Council published its updated Strategic Housing Market Assessment (SHMA) that provides an up to date assessment of housing need. The SHMA takes as its starting point official population and household projections and then goes on to consider whether it is appropriate to make an upward adjustment to these figures to reflect affordable housing need, market signals and potential economic performance. The publication of the 2012 household projections incorporated into the September 2015 SHMA has had the effect of reducing downwards the objectively assessed need figure; resulting in an overall figure of 518 dwellings per year for the period 2014-2035 when compared to the previously published 621. The effect of this change has been to increase the amount of housing land supply such that it now stands at 7.2 years. This five year supply includes sites taken from the Strategic Housing and Employment Land Availability Assessment (SHELAA) that are available to deliver new housing over the next five years.

The NPPF requires that housing applications are considered in the context of the presumption in favour of sustainable development and goes on to note at paragraph 49 that ‘relevant policies for the supply of housing should not be considered up to date if the local planning authority cannot demonstrate a 5 year supply of deliverable housing sites’. As the Council can demonstrate a 5 year supply of sites, the automatic application of paragraph 14 of the NPPF, that ‘permission should be granted unless to do so would result in significant and demonstrable adverse effects does not apply on that particular basis’.

However, in order to maintain supply and deliver 518 homes per year green field land outside existing development limits will continue to be needed. This means that development limits should be considered out of date and can be given no more than limited weight. Notwithstanding the 7.2 year land supply, applications will still need to be determined on a case by case basis with refusal only where the planning harm clearly outweighs the benefits to be gained by delivering new housing.

The remainder of this report considers whether any significant application specific material considerations exist that would warrant refusing planning permission for this development.

Paragraph 112 of the NPPF advises local planning authorities to take into account the economic and other benefits of the best and most versatile agricultural land. Where significant development of agricultural land is deemed to be necessary, local planning authorities should seek to use areas of poorer quality in preference to that of a higher quality. In this instance, at 2.2 hectares, the development is not considered to result in the ‘significant’ development of agricultural land and the economic value of retaining this small quantity of land in agricultural use is not considered to outweigh the wider economic benefits of housing development.

2. LANDSCAPE AND VISUAL IMPACT - Core Strategy Policy EQ2 notes that subject to the need to plan for new greenfield development the landscape character of the whole district will be protected and where appropriate, enhanced. Saved Local Plan Policy C2 states that development should protect existing landscape character. Core Strategy Policy SG4 notes that the scale, density, layout and design of development should be appropriate to landscape character, with visual amenity protected and where possible, enhanced.

The 2004 Harrogate District Landscape Character Assessment sits as Supplementary Planning Guidance to Saved Local Plan Policy C2. It offers developer guidelines to ensure that new development integrates well into the existing landscape. This site lies within Landscape Character Area 81 ‘Dishforth and surrounding farmland.’ Within this character area land use is predominantly arable with grass fields on the fringes of settlements. The arable fields are generally large scale with grassland fields smaller to medium sized and bounded by hedges. There is very little woodland cover or individual tree cover.

In this character area, large scale industrial development has impacted upon the openness of the area, whilst the residential development at Disforth Airfield has not responded to vernacular or landscape characteristics with the harsh line between development and the rural landscape exacerbated by overgrown conifers. In response to these pressures, guidelines for new development in this character area seek to maintain the openness of the landscape and its extensive views. Development would not be appropriate if it required extensive screen planting as this would be contrary to the area’s characteristics. New development should instead be integrated with villages and the landscape through soft edges with native hedgerows and trees.

The proposed development site is well related to the existing built up area of Dishforth, being adjacent to the 2001 settlement boundary on land that falls gently towards the village. On this basis development here is not expected to be unduly prominent from the west and should not have a significant impact upon the openness of the landscape because of this topography and the connection with the existing settlement. Visual impact from the north is restricted by the existing linear planting associated with the A168 road.

Whilst detailed landscaping is a reserved matter, the outline planning application is accompanied by a Landscape Parameters Plan which sets out broad concepts for development to minimise the impact of development upon the landscape. A ten metre build exclusion zone is proposed for the western and northern boundaries to ensure built form is set back from the site boundaries. This will allow the proposed hedge and tree planting to these boundaries to develop to maturity, minimising conflict with the new dwellings. At reserved matters stage Officers would seek to ensure that native hedgerow species and trees of large ultimate size are planted in these locations to soften and integrate the development with the village, rather than screen it entirely. Opportunity also exists for tree planting within the site to further mitigate against the visual impact of development.

The Council’s Landscape Officer does not object to the principles contained within the parameters plan, considering that it demonstrates appropriate broad landscape principles for the development of the site whilst recognising that it would not be possible to fully mitigate the landscape impact of development in this location. Subject to detailed landscape design in accordance with these principles Officers are satisfied that the site has the potential to accept the proposed development without conflict with the objectives of the Landscape Character Assessment and significant adverse effect on the surrounding landscape. 3. THE SETTING OF DISHFORTH AND IMPACT OF DEVELOPMENT ON HERITAGE ASSETS - Harrogate District Core Strategy Policy SG4 requires new development to be well integrated with, and complementary to neighbouring buildings and the spatial qualities of the local area along with being appropriate to the form and character of the settlement. Paragraph 61 of the NPPF advises that planning decisions should address the integration of new development into the built, natural and historic environment.

In assessing the impact of development on the setting of any nearby listed buildings, Officers have had regard to sections 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

As the detailed design of any development, its scale, appearance and layout is reserved for later consideration, this assessment is limited to the consideration of the principle of residential development and its impact upon the setting of the village, and any nearby listed buildings.

Dishforth is a Group C settlement as identified under policy SG2 of the Core Strategy where only limited growth was expected within the existing built up area or ‘very small scale rounding off.’ On this basis the development before members is contrary to this policy as the erection of up to 28 dwellings cannot be considered ‘very small scale rounding off.’ However as this policy can only be given limited weight due to the increase in housing numbers required since the publication of the Core Strategy Members will need to consider the development on its own merits with refusal considered only if Members are of the view that the scale or location of the development causes significant harm to the character and appearance or setting of the settlement.

Officers consider that this scale of development can be accommodated in this location without causing significant harm to the character of Dishforth. Development would expand the built up area of the village beyond its existing boundaries, but does so in a relatively restrained manner. The proposed development would not extend the village substantially to the south west, with the boundary being broadly in line with the existing extent of development off Back Lane, whilst existing dwellings are opposite the site to the north. Whilst the proposed scheme is not very small scale, it could still be said to be rounding off of the existing village as it is well related to existing built form and does not significantly extend the village boundary. Subject to detailed design at reserved matters, Officers are satisfied that the scheme has the potential to integrate well with the existing built form of the village.

The nearest designated heritage asset to the site is the Grade II Listed dwelling of ‘Westcott’ approximately 50 metres east of the site boundary. Whilst the development would be visible from this building its setting would not be adversely affected. It already sits in a street scene that has been subject to change over time containing 20th Century residential development and its special architectural or historic interest would not be compromised by further house building in this location.

4. RESIDENTIAL AMENITY - It is a core principle within paragraph 17 of the NPPF that the planning system should always seek to secure a good standard of amenity for all existing and future occupants of land and buildings. This is embodied in saved Local Plan policy HD20 which requires development to protect the privacy and amenity of neighbouring residents and occupiers of adjoining buildings, and Core Strategy Policy SG4 which requires development to protect and where possible enhance residential amenity.

The Council’s House Extensions and Garages Design Guide is an adopted supplementary planning document in support of saved Local Plan policy HD20. Aimed primarily at householder development, its annexes do provide guidance on separation distances between dwellings to maintain residential amenity, which is equally as relevant to new residential development.

Consideration of residential amenity in terms of the impact of development on neighbouring residents by way of overshadowing, overlooking and overbearing effect is for reserved matters once the appearance, layout and scale of the dwellings are being considered. At this stage, given the site area, it is reasonable to conclude that the proposed amount of development could be accommodated in a manner that avoids such harm to existing residents.

The end use of the development site as residential dwellings would not be expected to give rise to in-principle concerns relating to noise generation for existing residents. This is not an inherently noisy land-use. Construction on the other hand does create noise and Officers would recommend a condition to protect neighbouring residents from the adverse effects of this by restricting working hours.

Dust generation can also be problematic to neighbouring residents during construction and the developer will be expected to submit by condition a dust mitigation strategy to minimise the effect of this on existing residents and the wider environment.

Planning decisions must also consider the amenity of potential future residents. In this instance the site is in close proximity to the A168 trunk road at the point where it meets the A1(M). The carriageway of the A168 is to the north of the development site and in the view of the Council’s Environmental Protection team has the potential to result in noise disturbance to future residents of the proposed development. Whilst the officer does not consider that this disturbance is likely to be so severe to warrant a recommendation for refusal, further assessment should be carried out to ensure the detailed design of the development minimises the effect of traffic noise, both in terms of internal and external amenity areas associated with proposed dwellings. As such a condition is recommended to ensure an acoustic survey is carried out prior to submission of reserved matters, with reserved matters submitted taking into account the results of the acoustic survey in the design and layout of the site, along with mitigation measures to individual properties. The aim is to protect the future occupiers of the residential development from transportation noise as far as reasonably possible, bearing in mind that such noise is an established feature of this area.

5. HIGHWAYS AND SUSTAINABLE TRANSPORT - Harrogate District Core Strategy Policy SG4 advises that the travel impact of any scheme should not add significantly to any pre- existing problems of access, road safety or traffic flow. Consequently if members consider that harm is caused on highways and transport grounds they first need to identify the pre- existing problem of access, road safety and/or traffic flow and demonstrate how this development would ‘add significantly’ to this problem. Such a local policy is consistent with the National Planning Policy Framework (NPPF), which advises at paragraph 33 that:

Plans and decisions should take account of whether: - the opportunities for sustainable transport modes have been taken up depending on the nature and location of the site, to reduce the need for major transport infrastructure; - safe and suitable access to the site can be achieved for all people; and - improvements can be undertaken within the transport network that cost effectively limit the significant impacts of the development. Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe.

Dishforth is listed as a Group C settlement within Core Strategy Policy SG2 as a smaller village with more limited access to jobs, shops and services than those settlements within groups A and B. On this basis the policy sought to restrict market housing to within the existing built up area or very small schemes to ‘round off’ the existing built up area. As discussed above however, only limited weight can be given to policies controlling the distribution of new housing due to the housing need of 518 dwellings per year being greater than the 390 per year envisaged by the Core Strategy. As such Members should consider whether any significant problems of accessibility exist in this location to warrant overriding the benefits to be gained from the delivery of new housing.

The bus service within Dishforth is limited at five journeys per day Monday to Saturday to Ripon to the west, and Thirsk and Northallerton to the north east as route 70. Whilst the service is limited, journey options are available at the time of writing that arrive in the principal destinations prior to 09:00 and depart after 17:00 allowing residents the opportunity to use public transport for commuting and leisure purposes, albeit on a limited basis given the rural location of the site. A bus stop exists adjacent to the proposed development site.

In addition, school bus services operate to local high schools and the primary school is adjacent to the development site, minimising the need for private school transport. Potential future residents of the development site would also have access to a primary school, part time Post Office, Village Hall, two public houses and a church within the settlement boundary

Officers acknowledge that the proposed site does not meet the accessibility criteria within Appendix 8 of the Core Strategy as the site is not within walking distance of a major area of employment, a general practitioner’s surgery or local shopping centre (but is within the accessibility distances of a primary school and stop on the key bus network), but given these criteria are designed for assessing sites within the main settlements they are not considered determinative in this case. As additional greenfield sites are to be required to maintain the five year land supply, Officers consider this site to be well related to an existing settlement with a reasonable degree of accessibility by sustainable transport modes given the nature and location of the site.

In order to increase the opportunity of future residents to access more sustainable modes of private transport, in accordance with paragraph 35 of the NPPF this development should incorporate facilities for charging plug in and other ultra-low emission vehicles, and a condition is proposed in this regard.

With respect to access and the local highway network, there is no evidence to suggest that the development of up to 28 dwellings in this location would have any adverse impact upon traffic flow or highway capacity in the vicinity of the site and no objection is received on this basis from the Local Highway Authority. No objection is received from the specialist Officer on the grounds of access or highway safety either.

The vehicular access point for the site will be at the point of the existing field access, albeit widened and with the gradient reduced. The highways officer advises that visibility at this point is satisfactory for the speeds of the public highway and no cherry trees would need to be lost as these were planted in the highway verge behind the line of the existing visibility splay. A detailed drawing has been received that demonstrates to the satisfaction of the highways officer that a safe vehicular access for this site can be achieved.

Officers are satisfied that the highways and transport impacts of the proposed scheme are acceptable, or can be made acceptable by condition and therefore the application is compliant with the relevant objectives of Core Strategy Policy SG4 and the NPPF.

6. ECOLOGY AND ARBORICULTURE - Paragraph 118 of the NPPF advises that when determining planning applications, local planning authorities should aim to conserve and enhance biodiversity by applying the following principles:

- If significant harm resulting from a development cannot be avoided (through locating on a site with less harmful impacts), adequately mitigated, or, as a last resort, compensated for, then planning permission should be refused. - Opportunities to incorporate biodiversity in and around developments should be encouraged.

The Council’s Principal Ecologist has reviewed the applicant’s ecological report which notes that habitats within the site are predominantly of low conservation value comprising arable cropland with small field margins and improved grazing pasture. Of some interest however are the hedgerows and associated trees on the boundaries of the site. In light of this the applicant’s ecologist makes recommendations which the specialist officer considers acceptable to form the basis of an ecological mitigation and enhancement plan for the site with some additional recommended measures:

- Retaining hedgerows and associated trees - Planting of new hedgerows and gapping up of the existing where necessary with an appropriate native species mix (to provide mitigation and enhancement for nesting birds and bats) - Wildflower seeding of new and existing hedgerows - Protective fencing along all retained hedgerows and new planting during construction

The Principal Ecologist also notes that a badger sett is located within 50m of the site, on land within the same ownership at the base of a gappy and exposed hedgerow. Precautionary working methods will therefore be needed during construction and this hedge should be enhanced with the sett fenced off to minimise disturbance from people and dogs once the residential development is occupied.

Subject to the imposition of a condition to secure this ecological mitigation and enhancement scheme as part of the reserved matters application (to ensure ecological enhancements are integral to the design of the scheme) there is no objection on biodiversity grounds. With regard to trees, saved Policy HD13 of the Harrogate District Local Plan advises that development proposals involving the loss of trees or woodlands that contribute to the character or setting of a settlement will not be permitted.

The Council’s Arboricultural Officer has no objection to the development of this site and recommends standard conditions to secure root protection areas for trees and hedgerows to be retained during construction. An Arboricultural Method Statement will be required however for any works in the vicinity of the Cherry trees within the highway verge to ensure development is carried out without conflicting with the root protection area of these highly visible trees.

7. LAND CONTAMINATION AND POLLUTION - Paragraph 121 of the NPPF requires planning decisions to ensure that a site is safe for its new use, taking into account ground conditions and stability and pollution arising from previous uses. The Council’s Environmental Protection section has given consideration to the submitted phase 1 ground condition survey and accepts its findings, noting that soil sampling based upon the existing and previous agricultural uses should be undertaken. This can be subject to a condition requiring a phase II investigation to include soil testing to give a more in depth characterisation of the site prior to recommending any remedial measures.

The presence or otherwise of any land/soil contamination arising from previous uses is not a barrier to development, with the developer being responsible for securing safe ground conditions for the proposed end use.

8. DRAINAGE AND FLOOD RISK - This site is not within land designated by the Environment Agency as flood zones 2 or 3 and as such it is not considered to be a site where the proposed development is at risk of flooding, nevertheless paragraph 103 of the NPPF requires local planning authorities when determining applications to ensure that flood risk is not increased elsewhere. This is achieved by ensuring that the surface water drainage proposals follow sustainable drainage principles with surface water run off properly controlled and managed, with rates of discharge agreed.

The surface water drainage strategy supplied with the application is sufficient for an outline planning application and demonstrates that surface water proposals would be assessed in accordance with the sustainable drainage hierarchy with an indicative drainage layout provided.

The indicative drainage strategy for the proposed development is based upon the results of infiltration testing carried out at four locations across the site. The results of this testing indicates that infiltration drainage is feasible at this site and, in accordance with the sustainable drainage hierarchy, would be the preferred solution for surface water drainage in this instance. Individual plots would have soakaways with silt traps located within their boundaries, or roof water would be conveyed by pipe to the eastern part of the site where infiltration rates are greatest.

Should the use of soakaway drainage prove impractical at detailed design stage, discharge to watercourse can be considered. Surface water from dwellings would be attenuated in oversize pipes under the proposed access road prior to discharge to the existing Yorkshire Water sewer which ultimately discharges to Soppa Gutter, an asset maintained by the Swale and Ure Drainage Board. The Internal Drainage Board have indicated that a greenfield discharge rate into this watercourse of 5 litres/second would be agreeable.

The proposed adoptable highways within the development site would in the first instance drain to a soakaway within the public open space proposed for the centre of the site. The Local Highway Authority have agreed in principle that this soakaway can be adopted by the County Council subject to an adoption agreement and a commuted sum to secure its on- going maintenance. Due to the lower ground levels at the vehicular access point, the first 25 metres of the public highway would drain into the existing highway drainage system, subject to attenuation at green field rates.

The same drainage solutions are recommended by the strategy for the proposed school car park, using an underground infiltration system with permeable surfacing above, or should this prove impractical, piped discharge to watercourse at green field rates.

Subject to conditions to secure the detailed design of the drainage strategy prior to construction, and to secure arrangements for the on-going management and maintenance of drainage assets, the indicative scheme provided at this outline stage is agreed by Officers.

Foul Water would discharge to the existing foul water sewer below the existing public highway. Yorkshire Water, as sewerage undertaker have not raised any objection to this proposal.

9. AFFORDABLE HOUSING - Saved Local Plan Policy H5 requires housing developments in rural areas of three or more dwellings, or if not known on a site area greater than 0.1Ha, to provide on-site affordable housing. This site is not one of the noted exemptions in the policy where the Council would accept a commuted sum in lieu of on-site provision. The Local Planning Authority expects 40% of total housing units to be affordable as defined within the NPPF, subject to viability. This approach is consistent with paragraph 50 of the NPPF, which expects affordable housing to be provided on site where an identified need exists. The Council’s Housing team confirms that a need exists for affordable housing within the District, with 339 dwellings per annum required.

The application form confirms that the applicant is willing to provide affordable housing in line with the Council’s criteria and a condition will be applied to any permission to secure its delivery.

As this application proposes the construction of more than 11 dwellings, the national thresholds for the provision of affordable housing on smaller residential developments, as stated in the National Planning Policy Guidance, do not apply in this instance.

10. INFRASTRUCTURE PROVISION/CONTRIBUTIONS - Core Strategy Policy C1 notes that the Borough Council will expect developers to provide for and/or contribute towards the provision of community and other infrastructure needs generated directly by their development where this is necessary to make a scheme acceptable in planning terms. Paragraph 203 of the NPPF corresponds by noting that planning authorities should consider whether otherwise unacceptable development could be made acceptable through the use of conditions or planning obligations.

There is no requirement for the developer to carry out, or contribute to any off site highways or sustainable transport works in this instance as the proposed development would not add to any existing problems of accessibility, highway safety or traffic flow. The Local Highway Authority does require a commuted sum to secure the maintenance fund for the proposed highway drainage soakaway and this can be secured as part of the proposed condition requiring management arrangements for drainage assets to be agreed.

A scheme will be required by condition to secure the provision of the school car park as part of the development and arrangements for its on-going management and maintenance.

The County Council Education section does not require a financial contribution towards the primary school itself on this development site. The capacity of Dishforth Primary School is 97 of which the number on roll at January 2016 was 74. Existing forecasts for the academic year 2019/20 put the number on roll at 66. This development can be expected to provide an additional 7 primary school age pupils putting the total expected number on roll at 73. On this basis there is no deficiency in primary school places within the catchment area of the development site and therefore no requirement for any financial contribution.

New residential development can result in the requirement for financial contributions to support village halls and existing off-site public open space dependent upon the population generated and the quality standard of the existing community facilities, as noted within the Council’s Public Open Space and Village Hall provision in connection with new housing development Supplementary Planning Documents. As the requirement for a commuted sum for these purposes is dependent upon the number and size of dwellings being provided, the final figure would not be known until reserved matters stage.

However an indicative calculation has been carried out based upon 28 dwellings and a mix of dwellings consistent with the Council’s Strategic Housing Market Assessment. This leads to a financial contribution of approximately £36000 for Dishforth Village Hall alongside contributions for open space maintenance at Duckhill Lane, Dishforth Cemetery and Marton- Le-Moor sports ground. The criteria for allocating commuted sums depends first upon whether the cumulative limit of five contributions per open space has been reached to accord with the Community Infrastructure Levy Regulations, and secondly whether the particular village hall or open space meets the Council’s quality standard. Funds are only allocated where a recipient is below the assessed quality standard.

As such a condition is recommended to secure a scheme for public open space and village hall enhancement should this become necessary at reserved matters stage.

11. ARCHAEOLOGY - The development site has been subject to a scheme of trial trenching following geophysical survey as the site is considered by the County Council Heritage Unit to be of archaeological interest. The specialist officer has considered this report which confirmed that the features noted on the geophysical survey were archaeological.

The features excavated varied in size and the majority appear to represent the remains of a field system which most likely dated to between the 2nd and 4th century. The largest ditch recorded in trenches 3 and 5 is a significant feature with its size and depth suggesting that it marked something more significant than the boundary to a simple field system. It is possible that the ditch represented an outer boundary of an enclosed settlement although no evidence for structures or domestic activity was recorded in the trenches.

On this basis the Heritage Unit recommends that a targeted programme of archaeological excavation and monitoring is carried out in response to the ground disturbing works associated with the development, followed by analysis and reporting to ensure a detailed record is made of any deposits/remains that may be disturbed. This work can be subject to a condition on any outline consent and would accord with paragraph 141 of the NPPF.

12. DESIGNING OUT CRIME - Saved Local Plan policy HD20 seeks to ensure that through design layout and lighting, development makes provision for a safe environment. This is consistent with paragraph 69 of the NPPF which seeks to ensure that planning decisions should aim to achieve safe and accessible environments where crime and disorder and the fear of crime do not undermine quality of life or community cohesion.

This application has been considered by the Architectural Liaison Officer at North Yorkshire Police who makes recommendations relating primarily to the detailed design and layout of the scheme and which will be considered as part of any reserved matters application. The Officer does note however that crime from construction sites can be common, particularly with regard to the theft of plant and equipment, materials, tools and fuel. On this basis the Officer recommends a condition to secure details of crime prevention measures during the construction phase.

CONCLUSION This agricultural land, outside of but adjacent to the built up area of Dishforth has not previously been considered for housing development and was not proposed as a housing land allocation within the Council’s now withdrawn Sites and Policies Development Plan Document. However in order to maintain the Council’s five year land supply and deliver 518 dwellings per year, additional green field land outside of existing development limits will continue to be needed. Applications will need to be determined on a case by case basis with refusal considered only where the planning harm clearly outweighs the benefits of new housing.

In this instance Officers recommend that this outline application for up to 28 dwelling be approved. The development site does not have any significant constraints that would outweigh the benefits of providing new housing. Subject to detailed design the landscape and visual impacts of development can be mitigated, and the loss of these fields to housing would not have a significant impact upon surrounding landscape character, or the setting of Dishforth.

There are no safety concerns with regard to the proposed vehicular access and development would not add to any existing problems of access or traffic flow. The development site is reasonably accessible by sustainable transport when taking into account the nature and location of the site.

Material considerations covered in this report are either satisfactory, or can be made satisfactory through the imposition of reasonable and relevant planning conditions. As such Officers consider the application to comply with the relevant requirements of the development plan.

CASE OFFICER: Mr Andrew Siddall

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

1 No development shall take place without the prior written approval of the Local Planning Authority of all details of the following reserved matters -

(a) appearance; (b) landscaping; (c) layout; and (d) scale.

Thereafter the development shall not be carried out otherwise than in strict accordance with the approved details.

2 Application for the approval of the reserved matters shall be made to the Local Planning Authority not later than 3 years from the date of this permission. The development hereby permitted 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.

3 Unless modified by other conditions of this consent, development shall be carried out in accordance with the following approved drawings:

Landcape Parameters Plan Revision C - received by the Local Planning Authority on 18 April 2016

16056 C-60 Proposed Access Junction - received by the Local Planning Authority on 02 March 2016

4 Unless otherwise agreed in writing by the Local Planning Authority, reserved matters shall demonstrate a mix of market and affordable housing in accordance with that specified within the 'Harrogate Borough Council Strategic Housing Market Assessment Final Report (September 2015) or any subsequent updates to, or replacement for this document.

5 Construction activity shall only take place between the hours of 08:00 to 18:00 Monday to Friday, 08:00 to 13:00 Saturdays and not at all on Sundays and Bank Holidays

6 Prior to submission of reserved matters an acoustic assessment shall be carried out by a suitably qualified acoustic consultant. Such assessment shall consider the noise environment of the site and demonstrate how the appearance, layout and landscaping of the development has been designed to minimise the effect of traffic noise on both the internal spaces and external amenity areas of the proposed dwellings. Thereafter reserved matters shall be brought forward in accordance with the results of the acoustic assessment.

7 Unless otherwise approved in writing by the Local Planning Authority, there shall be no excavation or other ground works, except for investigative works or the depositing of material on the site, until the following drawings and details have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority:

a. Detailed engineering drawings to a scale of not less than 1:500 and based upon an accurate survey showing: - the proposed highway layout including the highway boundary - dimensions of any carriageway, cycleway, footway, and verges - visibility splays - the proposed buildings and site layout, including levels - accesses and driveways - drainage and sewerage system - lining and signing - traffic calming measures - all types of surfacing (including tactiles), kerbing and edging.

b. Longitudinal sections to a scale of not less than 1:500 horizontal and not less than 1:50 vertical along the centre line of each proposed road showing: - the existing ground level - the proposed road channel and centre line levels - full details of surface water drainage proposals.

c. Full highway construction details including: - typical highway cross-sections to scale of not less than 1:50 showing a specification for all the types of construction proposed for carriageways, cycleways and footways/footpaths - when requested cross sections at regular intervals along the proposed roads showing the existing and proposed ground levels - kerb and edging construction details - typical drainage construction details.

d. Details of the method and means of surface water disposal.

e. Details of all proposed street lighting.

f. Drawings for the proposed new roads and footways/footpaths giving all relevant dimensions for their setting out including reference dimensions to existing features.

g. Full working drawings for any structures which affect or form part of the highway network.

h. A programme for completing the works.

The development shall thereafter 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.

8 No dwelling to which this planning permission relates shall be occupied until the carriageway and any footway/footpath from which it gains access is constructed to basecourse macadam level and/or block paved and kerbed and connected to the existing highway network with street lighting installed and in operation. The completion of all road works, including any phasing, shall be in accordance with a programme approved in writing with the Local Planning Authority in consultation with the Highway Authority before the first dwelling of the development is occupied.

9 There shall be no access or egress by any vehicles between the highway and the application site until full details of any measures required to prevent surface water from non-highway areas discharging on to the existing or proposed highway together with a programme for their implementation have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. The works shall be implemented in accordance with the approved details and programme.

10 Unless otherwise approved in writing by the Local Planning Authority, there shall be no excavation or other ground works, except for investigative works, or the depositing of material on the site in connection with the construction of the access road or building(s) or other works hereby permitted until full details of the following have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority:

(i) Additional car parking facility for Dishforth primary school. (ii) vehicular, cycle, and pedestrian accesses (iii) vehicular and cycle parking (iv) vehicular turning arrangements (v) manoeuvring arrangements (vi) loading and unloading arrangements. (vii) a construction programme for the implementation of the above.

Thereafter the works shall be carried out in accordance with the approved details and once created shall be maintained clear of any obstruction and retained for their intended purpose at all times.

11 There shall be no access or egress by any vehicles between the highway and the application site until details of the precautions to be taken to prevent the deposit of mud, grit and dirt on public highways by vehicles travelling to and from the site have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. These facilities shall include the provision of wheel washing facilities where considered necessary by the Local Planning Authority in consultation with the Highway Authority. These precautions shall be made available before any excavation or depositing of material in connection with the construction commences on the site and be kept available and in full working order and used until such time as the Local Planning Authority in consultation with the Highway Authority agrees in writing to their withdrawal

12 No development for any phase of the development shall take place until a Construction Method Statement for that phase has been submitted to, and approved in writing by, the Local Planning Authority in consultation with the Local Highway Authority. The approved Statement shall be adhered to throughout the construction period for the phase. The statement shall provide for the following in respect of the phase:

a. the parking of vehicles of site operatives and visitors b. loading and unloading of plant and materials c. storage of plant and materials used in constructing the development d. erection and maintenance of security hoarding including decorative displays and facilities for public viewing where appropriate e. wheel washing facilities f. measures to control the emission of dust and dirt during construction g. a scheme for recycling/disposing of waste resulting from demolition and construction works h. HGV routing

13 Prior to commencement of development a scheme for the provision of electric vehicle charging points to serve the development hereby permitted shall be submitted for the written approval of the local planning authority. Thereafter development shall be carried out as approved.

14 A detailed ecological mitigation and enhancement scheme for the site, to include the construction phase, timescales for implementation, and provision for on-going management of the scheme shall be submitted for the written approval of the local planning authority with the reserved matters application. Thereafter the scheme shall be carried out as approved.

15 Prior to any materials being brought onto site and any development commencing a tree protection plan and specification shall be submitted to and approved in writing by the Local Planning Authority. Such plan and specification shall demonstrate the provision of root protection area (RPA) fencing in line with the requirements of British Standard BS5837:2012 'Trees in relation to construction - recommendations' or any subsequent amendments to that document around the trees/hedging/shrubs to be retained. Thereafter the fencing shall be erected prior to any materials being brought onto site and development commencing and retained until all development subject to this permission is complete, or the Local Planning Authority agrees in writing to its removal.

16 No excavations for services, storage of materials or machinery, parking of vehicles, deposit or excavation of soil or rubble, lighting of fires or disposal of liquids shall take place within any area designated as being fenced off or otherwise protected in the approved root protection area scheme. The level of the land within the fenced areas shall not be altered without the prior written consent of the Local Planning Authority.

17 Prior to the commencement of any works within or adjacent to the Root Protection Area of the Cherry trees on the northern boundary of the site, the developer shall submit an Arboricultural Method Statement demonstrating how the works will be carried out without impacting on the Root Protection Area of the Cherry trees.

18 Unless otherwise agreed by the Local Planning Authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until sections A to D have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until section 4 has been complied with in relation to that contamination.

A. SITE CHARACTERISATION An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. The report of the findings must include:

(i) a survey of the extent, scale and nature of contamination;

(ii) an assessment of the potential risks to: * human health, * property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, * adjoining land, * groundwaters and surface waters * ecological systems * archaeological sites and ancient monuments;

(iii) an appraisal of remedial options, and proposal of the preferred option(s).

This must be conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'.

B. SUBMISSION OF REMEDIATION SCHEME A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

C. IMPLEMENTATION OF APPROVED REMEDIATION SCHEME The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise approved in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works.

Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority. D. REPORTING OF UNEXPECTED CONTAMINATION In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirement of section 1, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of section 2, which is subject to the approval in writing of the Local Planning Authority.

Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with section 3.

19 The site shall be developed with separate systems of drainage for foul and surface water on and off site.

20 No development shall take place until a Foul and Surface Water drainage plan has been submitted to and approved in writing by the Local Planning Authority. With respect to surface water such plan shall demonstrate: - The results of infiltration tests to determine the acceptability of soak away drainage - On site storage - Rate of discharge - Outfall Location - Should discharge be to watercourse, the results of a condition survey of the proposed outfall watercourse and a scheme for the carrying out of any required remedial works - Exceedance Flow Routes

With respect to foul water the plan shall include details of any balancing works and offsite works.

Thereafter development shall be carried out as approved and no piped discharge of surface water shall take place until the works have been completed.

21 No development shall take place until a scheme detailing how surface water will be managed during the construction phases has been submitted to and approved in writing by the local planning authority. Thereafter development shall be carried out as approved.

22 No dwelling to which this permission relates shall be occupied until a management plan has been submitted to and approved in writing by the local planning authority that demonstrates the following:

- How drainage/SuDS structures will be managed for the life of the development; - The organisation responsible for this management and how it will be funded; - Physical access arrangements and establishment of legal rights of access in perpetuity; and - Health and Safety risk assessment for the operation and maintenance of drainage/SuDS structures Thereafter development shall be operated in accordance with the approved plan.

23 Unless otherwise agreed in writing by the local planning authority, no building or other obstruction shall be located over or within 5.0 (five) metres either side of the centre line of the water main, which crosses the site.

24 Unless otherwise approved in writing by the local planning authority, no buildings shall be occupied or brought into use prior to completion of the approved foul drainage works.

25 The development shall not be begun until a scheme for the provision of affordable housing as part of the development has been submitted to and approved in writing by the Local Planning Authority. The affordable housing shall be provided in accordance with the approved scheme and shall meet the definition of affordable housing in Annex 2 of the NPPF or any future guidance that replaces it. The scheme shall include:

a. The numbers, type, tenure and location on the site of the affordable housing provision to be made which shall consist of not less than 40% of housing units (subject to viability); b. The timing of construction of the affordable housing and its phasing in relation to the occupancy of the market housing; c. The arrangements for the transfer of the affordable housing to an affordable housing provider (or the management of the affordable housing if no such provider is involved); d. The arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable housing; and e. The occupancy criteria to be used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced.

The development shall not be occupied until the approved scheme has been carried out and it shall thereafter be retained.

26 No development shall take place until either -

i. Full details of public open space and village hall provision/contributions to serve the development in accordance with Policy C1 of the Harrogate District Core Strategy have been submitted to and approved by the Local Planning Authority and agreement has been reached with the Local Planning Authority as to the provision of the same and its subsequent management and maintenance.

ii. Alternative arrangements for public open space and village hall provision/contributions have been submitted to and approved in writing by the Local Planning Authority.

27 A) No demolition/development shall take place/commence until a Written Scheme of Investigation has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of significance and research questions; and: 1. The programme and methodology of site investigation and recording 2. Community involvement and/or outreach proposals 3. The programme for post investigation assessment 4. Provision to be made for analysis of the site investigation and recording 5. Provision to be made for publication and dissemination of the analysis and records of the site investigation 6. Provision to be made for archive deposition of the analysis and records of the site investigation 7. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.

B) No demolition/development shall take place other than in accordance with the Written Scheme of Investigation approved under condition (A).

C) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (A) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.

28 No development shall take place until a scheme for the provision of, and subsequent management and on-going maintenance of the school car park has been submitted to and agreed in writing by the Local Planning Authority

29 Prior to commencement of development, a scheme demonstrating the measures to be taken to minimise the risk of crime on the site during the construction phase shall be submitted for the written approval of the Local Planning Authority. Thereafter the scheme shall be implemented as approved.

Reasons for Conditions:-

1 To safeguard the rights of control by the Local Planning Authority in respect of the reserved matters. 2 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 3 In the interests of proper planning and for the avoidance of doubt 4 To ensure the development provides for a mix of housing based on current and future demographic trends, market trends, and the needs of different groups in the community in accordance with paragraph 50 of the National Planning Policy Framework. 5 To mitigate and reduce to a minimum adverse effects on residential amenity caused by noise in accordance with paragraph 123 of the National Planning Policy Framework 6 To mitigate and reduce to a minimum adverse effects on residential amenity caused by noise in accordance with paragraph 123 of the National Planning Policy Framework 7 To secure an appropriate highway constructed to an adoptable standard in the interests of highway safety and the amenity and convenience of highway users. 8 To ensure safe and appropriate access and egress to the dwellings, in the interests of highway safety and the convenience of prospective residents. 9 In the interests of highway safety 10 To ensure appropriate on-site facilities in the interests of highway safety and the general amenity of the development. 11 To ensure that no mud or other debris is deposited on the carriageway in the interests of highway safety. 12 In the interests of highway safety and residential amenity 13 To ensure the development takes the opportunities available to maximise the use of sustainable transport modes in accordance with paragraph 35 of the National Planning Policy Framework 14 To ensure the development avoids harm to, and provides opportunities for the enhancement of, biodiversity in accordance with paragraph 118 of the National Planning Policy Framework 15 In the interests of the health and amenity of the tree(s). 16 In the interests of the health and amenity of the tree(s). 17 In the interests of the health and amenity of the tree(s). 18 To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policies SG4 and EQ1 of the Harrogate District Core Strategy. 19 In the interests of satisfactory and sustainable drainage 20 In the interests of satisfactory and sustainable drainage 21 To ensure the construction of the development does not increase flood risk for others 22 To secure the ongoing management and maintenance of drainage assets in the interests of satisfactory and sustainable drainage 23 In order to allow sufficient access for maintenance and repair work at all times. 24 To ensure that no foul water discharges take place until proper provision has been made for disposal 25 To ensure that affordable housing is provided on site, in accordance with "saved" Policy H5 of the Local Plan. 26 To ensure adequate provision of public open space and community facilities to meet the needs of occupiers of the development, in accordance with Core Strategy Policy C1. 27 To accord with section 12 of the National Planning Policy Framework as the site is of archaeological interest 28 to secure the provision of this community facility in accordance with the objectives of Core Strategy policy C1 29 To minimise the risk of crime and disorder, and the fear of crime, during the construction phase from undermining quality of life, in accordance with paragraph 69 of the National Planning Policy Framework.

INFORMATIVES

1 In imposing condition number 7 it is recommended that before a detailed planning submission is made a draft layout is produced for discussion between the applicant, the Local Planning Authority and the Highway Authority in order to avoid abortive work. The agreed drawings must be approved in writing by the Local Planning Authority for the purpose of discharging this condition.

2 With respect to condition 10, the proposals shall cater for all types of vehicles that will use the site. The parking standards are set out in the North Yorkshire County Council publication 'Transport Issues and Development - A Guide' available at www.northyorks.gov.uk