Public Document Pack
PLANNING COMMITTEE
DATE: Monday, 16 December 2019
TIME: 2.00 pm
VENUE: Council Chamber - Civic Centre, St Luke's Avenue, Harrogate, HG1 2AE
Notice is hereby given that the above meeting will take place for the purpose following and, by virtue of Section 100B(4)(b) of the Local Government Act 1972, any other matter(s) which the Chair considers should be dealt with at the meeting as a matter of urgency.
AGENDA
Item Title Page Number 1. APOLOGIES FOR ABSENCE AND NOTIFICATION OF SUBSTITUTES:
2. DECLARATIONS OF INTEREST: Members to advise of any declarations of interest.
3. MINUTES: 5 - 20 of the meeting of the Committee held on the 19 November 2019.
4. EXEMPT INFORMATION: To determine whether to exclude the press and public during the consideration of any exempt information items.
5. LIST OF PLANS: To determine applications or make observations on applications made under the Town and Country Planning Act 1972 and the Planning (Listed Buildings and Conservation Areas) Act 1990.
MATTERS FOR THE COMMITTEE TO DEAL WITH UNDER DELEGATED POWERS
(1) 19/02171/FUL - 112 Wetherby Road, Harrogate, HG2 7AB: 21 - 50 2. (2) 19/04708/DVCMAJ - Manse Farm, York Road, 51 - 64 Knaresborough, HG5 0SP:
Legal and Governance | Harrogate Borough Council | PO Box 787 | Harrogate | HG1 9RW 01423 500600 www.harrogate.gov.uk 3. (3) 19/04463/RG3 - Stonefall Cemetery, Wetherby Road, 65 - 74 Harrogate, HG3 1DE: 4. (4) 19/04422/FUL - The Granary, Penny Pot Lane, Harrogate, 75 - 88 HG3 2SA: 5. 6. APPLICATIONS DETERMINED UNDER THE PLANNING SCHEME 89 - 306 OF DELEGATION: The Executive Officer – Development Management and Building Control to submit a list of planning applications determined under delegated powers, and also those delegated to himself in consultation with the Chair and Vice Chair of the Committee, which had been approved since the last meeting.
MEMBERSHIP: Councillor John Mann (Chair). Councillor Nigel Simms, Councillor Margaret Atkinson, Councillor Bernard Bateman, MBE, Councillor Trevor Chapman, Councillor Jim Clark, Councillor Sid Hawke, Councillor Pat Marsh, Councillor Stuart Martin, MBE, Councillor Zoe Metcalfe, Councillor Andrew Paraskos and Councillor Robert Windass.
Members are reminded that in order to expedite business at the meeting and enable Officers to adapt their presentations to address areas causing difficulty, they are encouraged to contact Officers prior to the meeting with questions on technical issues in reports.
Members of the public are entitled to attend this meeting as observers for all those items taken in open session.
The agenda papers may be examined at the Civic Centre, Harrogate and a copy may be purchased for £6.00.
Please contact Charles Casey - Democratic Services Officer, at the Civic Centre, if you have any queries or need further information on this agenda - telephone or email 01423 500600, [email protected].
Members of the public or press are entitled to record (e.g. film, audio, tweet, blog) this meeting. Any recording or reporting on this meeting should take place in accordance with the Council’s protocol on recording and reporting of public meetings. We request that any member of the public or press intending on recording the meeting notify Democratic Services at the earliest opportunity so that any reasonable adaptions can be made. Where we have received prior notification of the intention to record a meeting the Chair will make an announcement at the start of the meeting and give any direction needed.
EMERGENCY PROCEDURES FOR MEETINGS – FIRE: On hearing the fire evacuation alarm, you should leave the building by the nearest safe fire exit. Once
Legal and Governance | Harrogate Borough Council | PO Box 787 | Harrogate | HG1 9RW 01423 500600 www.harrogate.gov.uk outside the building, please assemble in the corner of the visitor car park at the front of the building opposite the main entrance. Persons should not re-enter the building until authorised to do so by the Fire and Rescue Service or the Emergency Co-ordinator.
Legal and Governance | Harrogate Borough Council | PO Box 787 | Harrogate | HG1 9RW 01423 500600 www.harrogate.gov.uk This page is intentionally left blank Agenda Item 3
PLANNING COMMITTEE 19 NOVEMBER 2019 (FROM 2.00 PM TO 5.15 PM)
PRESENT: Councillors John Mann in the Chair. Councillors Margaret Atkinson, Trevor Chapman, Sid Hawke, Pat Marsh, Stuart Martin, Zoe Metcalfe, Victoria Oldham, Andrew Paraskos, Nigel Simms and Robert Windass.
Late Arrivals: None
Early Departures: Councillor Sid Hawke left at 4.30pm Councillor Stuart Martin left at 4.30pm Councillor Zoe Metcalfe left at 4.30pm
49/19 – APOLOGIES FOR ABSENCE AND NOTIFICATION OF SUBSTITUTES: Apologies for absence had been received from Councillor Bernard Bateman. Notification had been received that Councillor Victoria Oldham was to act as substitute for Councillor Jim Clark.
50/19 – DECLARATIONS OF INTEREST: Councillor Sid Hawke declared an interest in respect of Minute 53/19(03) on the basis that he was employed as a sub- contractor with regards the application. He therefore left the meeting room for the debate and the vote. Councillor Zoe Metcalfe declared an interest in respect Minute 53/19(04) and therefore left the room for the debate and the vote.
51/19 – 45/19 – MINUTES: The Minutes of the meeting of the Committee held on 29 October 2019 were approved as a correct record and signed by the Chair.
(Seven Members voted for the motion and there were four abstentions.)
52/19 – EXEMPT INFORMATION: There were no exempt information items.
MATTERS WHICH THE COMMITTEE DEALT WITH UNDER DELEGATED POWERS
53/19 – LIST OF PLANS: In accordance with the Scheme of Delegation, the Committee made the following decisions:
53/19(01) CASE NUMBER: 18/00123/EIAMAJ GRID REF: EAST 438285 NORTH 469181
APPLICATION NO.: 6.47.52.E.EIAMAJ
LOCATION: Land Comprising Os Field 3300 Marton Le Moor YO51 9DP
PROPOSAL:
Page 5 Outline application for proposed Motorway Service Area to the West side of the A1(M) with vehicular over bridge to and from southbound carriageway and partial diversion of the A168, including associated infrastructure and staff access from B6265.
APPLICANT: Applegreen Plc
REFUSED. Reason(s) for refusal:-
1 The site is not allocated for a Motorway Service Area in either the 2001 Harrogate District Local Plan or the emerging Harrogate District Local Plan. 2 The proposal would result in a second Motorway Service Area in the District contrary to Saved Local Plan Policy T7. 3 The proposal represents an unsustainable development that would result in a significant encroachment into open countryside resulting in harm to the landscape and irreversible damage to agricultural land of the best and most versatile in conflict with Saved Policies C2 and T7 of the 2001 Harrogate District Local Plan, Policy SG4 of the Harrogate District Core Strategy Development Plan Document and Policies NE4 and NE8 of the emerging Harrogate District Local Plan. 4 The proposed Motorway Service Area would cause economic harm to the town of Boroughbridge through the resultant loss of trade in conflict with Policy JB1 of the Harrogate District Core Strategy Development Plan Document and Policy GS5 of the emerging Harrogate District Local Plan. 5 The development has a potential risk of environmental damage arising due to drainage and surface water issues contrary to Policy EQ1 of the Harrogate District Core Strategy Development Plan Document and Policy CC1 of the emerging Harrogate District Local Plan. 6 The harm resulting from the proposed development would outweigh the benefits of the proposed Motorway Service Area contrary to paragraph 11 of the National Planning Policy Framework.
Councillor Ken Lawson (Chair of Kirby Hill and District Parish Council), Gareth Owens (Objector) and David Jones (Agent) attended the meeting and spoke to the item under the Council’s Opportunity to Speak Scheme.
The officer’s recommendations that the application be ‘deferred and approved subject to conditions and a S106 agreement’ were moved and seconded. On a vote being taken one Member voted for the officer’s recommendations and ten against therefore the motion fell.
It was subsequently moved and seconded that the application be refused. Ten Members voted for the motion and there was one abstention therefore the motion to refuse was passed.
53/19(02) CASE NUMBER: 19/02745/FUL GRID REF: EAST 432624 NORTH 454928
APPLICATION NO.: 6.79.3577.H.FUL
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LOCATION: 21 Hookstone Chase Harrogate North Yorkshire HG2 7HH
PROPOSAL: Demolition of dwelling; Erection of 9 no. flats with associated hardstanding and landscaping and boundary treatment; reinstatement of highway access.
APPLICANT: APS
DEFERRED for the following reason(s):-
0 Defer approval of the application to the Exec Officer for DM & BC Subject to floor height being reduced by 1m and car parking area to be reduced to a similar level, to reduce impact on 1 Woodlands Drive. If further issues with trees arise due to reduction in ground level proposal should go back to committee.
1 The development hereby permitted shall be begun on or before 3 years from the date of this decision.
2 The development hereby permitted shall be carried out in accordance with the approved plans, as amended by Conditions of this consent, as listed below: Drawing no. 4107/100 Site Plan Drawing no. 4107/103 Rev E Proposed Site Layout Drawing no. 4107/104 Rev D Proposed Elevations Drawing no. 4107/105 Rev D Proposed Floor Plans Drawing no. 4107/106 Site Levels and Street Elevation Arboricultural Impact Assessment and plans Rev D by Aire Valley Tree Consultancy Limited
3 Notwithstanding any details shown on the approved plans listed under Condition 2 of this Consent, samples of the materials it is intended to be used externally in the construction of the roof and walls of the development hereby approved, shall be submitted for the written approval of the Local Planning Authority. Construction of the walls of the development shall not be started before any such approval. Development shall be carried out in accordance with the approved details.
4 Notwithstanding any details shown on the approved plans listed under Condition 2 of this Consent, prior to construction of any boundary treatments within the site, details shall be provided to and approved by the Local Planning Authority, of all boundary treatments within the site. An acoustic close boarded fence is required on the boundary with 1 Woodlands Road.
The development shall thereafter be implemented in accordance with the approved details.
5 Prior to occupation details will be provided to and approved in writing by the local Planning authority for the proposed bin and cycle stores. The details will include elevations of each structure and proposed materials.
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The approved details will be constructed and brought into use prior to first occupation. They will be kept available for use by occupants during the lifetime of the development.
6 Before the occupation of the first dwelling a scheme detailing the facilities that will be provided for charging electric vehicles and other ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. Buildings and parking spaces that are to be provided with charging points shall not be brought into use until the charging points are installed and operational. Charging points installed shall be retained thereafter.
7 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.
8 The site shall be developed with separate systems of drainage for foul and surface water.
9 Development shall not commence until a scheme detailing foul and surface water drainage has been submitted to and approved in writing by the Local Planning Authority. Principles of sustainable urban drainage shall be employed wherever possible. The works shall be implemented in accordance with the approved scheme. No part or phase of the development shall be brought into use until the drainage works approved for that part or phase has been completed.
10 No operations shall commence on site or any development be commenced before the developer has submitted and received written approval from the Local Planning Authority detail for a root protection area (RPA) fencing in line with the requirements of British Standard BS 5837: 2012 (section 6.2.2 figure 2) Trees in Relation to Construction - Recommendations, or any subsequent amendments to that document, around the trees or shrubs or planting to be retained, as indicated on the approved plan and for the entire area as specified in accordance with BS 5837:2012. The developer shall maintain such fences until all development the subject of this permission is completed. The level of the land within the fenced areas shall not be altered without the prior written consent of the Local Planning Authority.
11 No operations shall commence on site in connection with the development hereby approved (including any demolition work, soil moving, temporary access construction and/or widening or any operations involving the use of motorised vehicles or construction machinery) until the developer has submitted an Arboricultural Method Statement (AMS) outlining the detailed protection of the trees including site cabin, material storage, ground protection to and obtained approval from the Local Planning Authority.
12 The works hereby approved shall be monitored by a qualified arboricultural specialist in respect of the works specified in the submitted AMS, to ensure that the works are carried out in accordance with that report. In this regard, monthly inspections shall be undertaken and any proposed deviations shall be reported to
Page 8 the Local Planning Authority prior to implementation. No deviations from the conditions and the works specified in the tree report shall take place without the prior written approval of the Local Planning Authority.
13 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 by competent persons and a written report of the findings must be produced and approved in writing by the Local Planning Authority.
Where remediation is necessary a 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 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.
14 During or prior to demolition of the existing building, the roof tiles should be searched for evidence of bat roosting and removed by hand under the supervision of a licenced bat-worker. Should evidence of bats be found, works must cease pending the written agreement of a method statement for continued working around the roof with the local planning authority.
15 An integrated bat brick must be installed at least at eaves height on one of the gables, prior to the development's first occupation.
16 There shall be no excavation or other ground works, except for investigative works, or the depositing of material on the site until the access to the site has been set out and constructed in accordance with the published Specification of the Highway Authority and the following requirements: (i) The crossing of the highway footway shall be constructed in accordance with the Standard Detail number E6. (ii) The final surfacing of any private access within 3 metres of the public highway shall not contain any loose material that is capable of being drawn on to the existing or proposed public highway.
17 There shall be no access or egress by any vehicles between the highway and the application site (except for the purposes of constructing the initial site access) until splays are provided giving clear visibility of 2.4 metres x 45 metres measured along both channel lines of Woodlands Road. Once created, these visibility areas shall be maintained clear of any obstruction and retained for their intended purpose
Page 9 at all times.
18 There shall be no access or egress by any vehicles between the highway and the application site (except for the purposes of constructing the initial site access) until visibility splays providing clear visibility of 2 metres x 2 metres measured down each side of the access and the back edge of the footway of the major road have been provided. The eye height will be 1.05 metre and the object height shall be 0.6 metres. Once created, these visibility areas shall be maintained clear of any obstruction and retained for their intended purpose at all times.
19 Notwithstanding the provision of any Town and Country Planning General Permitted or Special Development Order for the time being in force, the areas shown on Drawing no. 4107/103 Rev E Proposed Site Layout for parking spaces, turning areas and access shall be kept available for their intended purposes at all times.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity and to protect the character of the local area. 4 In the interests of the amenity of future occupiers. 5 In the interests of visual amenity. 6 To ensure the development provides for the use of electric vehicles. 7 In the interests of amenity for neighbouring residents. 8 To ensure that the site is properly drained and in order to prevent overloading surface water is not discharged to the foul sewer network. 9 To ensure the provision of adequate and sustainable means of drainage in the interests of amenity and flood risk. 10 To protect the health of retained trees on site. 11 To protect the health of retained trees on site. 12 To protect the health of retained trees on site. 13 For the safety of residents and visitors, in the event of contamination being encountered during construction of the development. 14 To avoid harm to bats during the course of works. 15 In order to provide continuing opportunities for bats to utilise the site for roosting following redevelopment. 16 To ensure a satisfactory means of access to the site from the public highway in the interests of vehicle and pedestrian safety and convenience. 17 In the interests of road safety. 18 In the interests of road safety to provide drivers of vehicles using the access and other users of the public highway with adequate inter-visibility commensurate with the traffic flows and road conditions. 19 To ensure these areas are kept available for their intended use in the interests of highway safety and the general amenity of the development.
INFORMATIVES
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1 TOPSOIL IMPORTATION If any topsoil is taken onto site for the formation of a domestic garden it should be certified as suitable for a domestic garden. This should be validated through sampling once on site.
CERTIFIED TOPSOIL Certificates are required from each supplier for all imported soil and material onto the site. 2 HIGHWAYS A separate license will be required from the Highway Authority in order to allow any works in the adopted highway to be carried out. The 'Specification for Housing and Industrial Estate Roads and Private Street Works' published by North Yorkshire County Council, the Highway Authority, is available at the County Council's offices. The local office of the Highway Authority will also be pleased to provide the detailed constructional specification referred to in the highways conditions.
Stewart Taylor (Objector) and Ken Ormerod (Agent) attended the meeting and spoke to the item under the Council’s Opportunity to Speak Scheme.
The officer’s recommendations that the application be ‘approved subject to conditions’ were moved and seconded. On a vote being taken five Members voted for the officer’s recommendations and six against therefore the motion fell.
It was subsequently moved and seconded that the application be refused. On a vote being taken four Members voted for the motion to refuse, four against and there were three abstentions therefore the motion was tied. The Chair exercised his right to cast the deciding vote and voted against the motion therefore the motion fell.
Lastly it was moved and seconded that the application be deferred to the Executive Officer for Development Management and Building Control subject to conditions. On a vote being taken nine Members voted for the motion to defer to the Executive Officer for Development Management and Building Control and two against therefore the motion was passed.
53/19(03) CASE NUMBER: 19/01530/FUL GRID REF: EAST 415897 NORTH 464726
APPLICATION NO.: 6.59.220.E.FUL
LOCATION: Adjacent To Land Comprising Os Field 8876 Land Comprising Woodland At 415897 464726 Bewerley HG3 5JA
PROPOSAL: Erection of Yoga Studio; Erection of 6 no. accommodation cabins; Creation of access and track; Creation of car parking area.
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APPLICANT: Sophie Bickerdike
DEFERRED for the following reason(s):-
0 To be taken to a subsequent committee for additional information to be provided (including: impact on heritage assets, restriction on use to yoga studio only, playing of loud music)
Councillor Stanley Lumley (Ward Member for Pateley Bridge and Nidderdale Moors), Councillor Malcolm Dawson (Member of Bewerley Parish Council), Nic Gonnerman (Objector) and Sophie Bickerdike (Applicant) attended the meeting and spoke to the item under the Council’s Opportunity to Speak Scheme.
It was moved and seconded that the application be deferred to a later Committee so that additional information including: impact on heritage assets, restriction on use to yoga studio only, playing of loud music could be provided.
Unanimous
53/19(04) CASE NUMBER: 19/03854/FULMAJ GRID REF: EAST 432776 NORTH 463753
APPLICATION NO.: 6.68.140.A.FULMAJ
LOCATION: Primrose House Copgrove Road Burton Leonard Harrogate HG3 3SR
PROPOSAL: Partial demolition of Primrose House, demolition of commercial buildings and erection of 30 dwellings with alterations to access.
APPLICANT: Wharfedale Homes Ltd
DEFERRED and the CP in consultation with the Chairman be authorised to APPROVE the application subject to the following condition(s) and such other conditions CP considers to be necessary. REASON FOR DEFERRAL:
0 Pending the completion of a s106.
1 The development hereby permitted shall be begun on or before.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details, as amended by letter and or drawings received by the Council of the Borough of Harrogate on the and as modified by
Page 12 the conditions of this consent.
3 Before the first use of any materials in the external construction of the roof and walls of the development hereby approved, samples of those materials shall have been made available for inspection by, and the written approval of, the Local Planning Authority and the development shall be carried out in strict accordance with the approved details.
4 Prior to the commencement of the external construction of the walls of the development hereby approved a sample panel of the type of stone to be used showing the proposed coursing and pointing shall be erected on the site for the written approval of the Local Planning Authority. Development shall be carried out in strict accordance with the approved details and the sample stonework panel shall be retained on site during the period of construction of all external walls that are constructed in stone.
5 A detailed scheme for landscaping, including the planting of trees and or shrubs and the use of surface materials shall be submitted to the Local Planning Authority prior to the commencement of any external construction of the walls of the development hereby approved. The scheme shall specify materials, species, tree and plant sizes, numbers and planting densities, and the timing of implementation of the scheme, including any earthworks required and shall be implemented in strict accordance with details as approved by the Local Planning Authority.
6 In the event of failure of any trees or shrubs, planted in accordance with any scheme approved by the Local Planning Authority, to survive for a period of five years from the date of the completion of implementation of that scheme, such trees or shrubs shall be replaced by the developer with such live specimens of such species in such number as may be approved by the Local Planning Authority.
7 (a) No operations shall commence on site or any development be commenced before the developer has implemented the report detail including root protection area (RPA) (as per Quants environmental Tree Report and Method Statement dated 25th July 2017) fencing in line with the requirements of British Standard BS 5837: 2012 (section 6.2.2 figure 2) Trees in Relation to Construction - Recommendations, or any subsequent amendments to that document, around the trees or shrubs or planting to be retained, as indicated on the approved plan and for the entire area as specified in accordance with BS 5837:2012. The developer shall maintain such fences until all development the subject of this permission is completed.
(b) No operations shall commence on site in connection with the development hereby approved (including any demolition work, soil moving, temporary access construction and/or widening or any operations involving the use of motorised vehicles or construction machinery) until the root protection area (RPA) works required by the approved tree protection scheme and ground protection detail (no dig) are in place. The level of the land within the fenced areas shall not be altered without the prior written consent of the Local Planning Authority.
(c) The arboricultural consultant is to monitor and ensure that the above conditions
Page 13 are met during the development reporting to the planning authority in line with the tree report details (fortnightly inspections) and notify the LPA of any deviations.
8 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 D 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
Page 14 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 A, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of section B, 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 C.
9 The site shall be developed with separate systems of drainage for foul and surface water.
10 No development shall take place until details of the proposed means of surface water drainage, including details of any balancing works and off-site works have been submitted to and approved in writing by the local planning authority. Furthermore, unless otherwise approved in writing by the local planning authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works.
11 The drainage system must be designed so that, unless an area is designed to hold and/or convey water, flooding does not occur on any part of the site for a 1 in 30 year rainfall event.
Calculations must include an allowance for urban creep where required and climate change. The drainage system must be designed so that, unless an area is designed to hold and/or convey water, flooding does not occur during a 1 in 100 year rainfall event in any part of a building (including a basement) or in any utility plant susceptible to water (e.g. pumping station or electricity substation) within the development. Calculations must include an allowance for urban creep where required and climate change. This requirement is recognised but must be reflected in the drainage layout.
The design of the site must ensure that flows resulting from rainfall in excess of a 1 in 100 year rainfall event are managed in exceedence routes that avoid risk to people and property both on and off site.
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12 Works to demolish buildings or remove vegetation on site shall be commenced outside the main birds nesting season (March to August inclusively)unless a pre- commencement check by a suitably experienced ecologist demonstrates that no actively nesting birds would be disturbed.
13 A scheme for ecological mitigation and enhancement shall be approved in writing by the local planning authority prior to the commencement of works. Such a scheme shall include the provision of integrated bat and swift bricks.
14 Unless otherwise approved in writing by the Local Planning Authority, there shall be no excavation or other groundworks, 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 LocalPlanning Authority in consultation with the Highway Authority:
(1) Detailed engineering drawings to a scale of not less than 1:500 and based upon an accurate survey showing:
(a) the proposed highway layout including the highway boundary (b) dimensions of any carriageway, cycleway, footway, and verges (c) visibility splays (d) the proposed buildings and site layout, including levels (e) accesses and driveways (f) drainage and sewerage system (g) lining and signing (h) traffic calming measures (i) all types of surfacing (including tactiles), kerbing and edging.
(2) 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:
(a) the existing ground level (b) the proposed road channel and centre line levels (c) full details of surface water drainage proposals. (3) Full highway construction details including: (a) 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 (b) when requested cross sections at regular intervals along the proposed roads showing the existing and proposed ground levels (c) kerb and edging construction details (d) typical drainage construction details. (4) Details of the method and means of surface water disposal.
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 with the Local Planning Authority in consultation with the Highway Authority.
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(5) Details of all proposed street lighting. (6) Drawings for the proposed new roads and footways/footpaths giving all relevant dimensions for their setting out including reference dimensions to existing features. (7) Full working drawings for any structures which affect or form part of the highway network. (8) A programme for completing the works. (9) A plan showing the double yellow lines that will be installed in the turning head, and once approved, installed on site to the satisfaction of the Local Highway Authority. (10) A plan showing pedestrian tactile paving at the entrance of the site.
15 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.
16 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.
17 No dwelling shall be occupied until the related parking facilities have been constructed in accordance with proposed drawing no. Y81:1086.03 rev G. Once created these parking areas shall be maintained clear of any obstruction and retained for their intended purpose at all times.
18 Unless otherwise approved in writing by the Local Planning Authority, there shall be no HCVs brought onto the site until a survey recording the condition of the existing highway has been carried out in a manner approved in writing by the Local Planning Authority in consultation with the Highway Authority.
19 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
Page 17 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 h. HGV deliveries to be within 9.15 a.m- 3 p.m.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure that the development is carried out in accordance with the approved drawings. 3 In order to ensure that the materials used conform to the amenity requirements of the locality. 4 In order to ensure that the materials used conform to the amenity requirements of the locality. 5 To safeguard the rights of control by the Local Planning Authority in these respects and in the interests of amenity. 6 To safeguard the rights of control by the Local Planning Authority in these respects and in the interests of amenity. 7 In order to protect trees on site 8 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. 9 To prevent pollution of the water environment. 10 To ensure that no surface water discharged take place until proper provision has been made for its disposal. 11 To ensure that the development can be properly drained. 12 In order to protect nesting birds 13 In order to protect and enhance biodiversity 14 To secure an appropriate highway constructed to an adoptable standard in the interests of highway safety and the amenity and convenience of highway users. 15 To ensure safe and appropriate access and egress to the dwellings, in the interests of highway safety and the convenience of prospective residents. 16 In the interests of highway safety. 17 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. 18 In the interests of highway safety and the general amenity of the area. 19 To provide for appropriate on-site vehicle parking and storage facilities, in the interests of highway safety and the general amenity of the area.
INFORMATIVES
1 In imposing condition number 14 above it is recommended that before a detailed planning submission is made a draft layout is produced for discussion between the
Page 18 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.
Councillor Keith Townson (Member of Burton Leonard Parish Council), Susan Hammond (Objector) and Jon Beeson (Agent) attended the meeting and spoke to the item under the Council’s Opportunity to Speak Scheme.
The officer’s recommendations that the application be ‘approved subject to conditions and a S106 Agreement’ were moved and seconded.
Unanimous
54/19 – APPLICATIONS DETERMINED UNDER THE PLANNING SCHEME OF DELEGATION: The Executive Officer – Development Management and Building Control submitted a list of planning applications determined under delegated powers, and also those delegated to himself in consultation with the Chair and Vice Chair of the Committee, which had been approved since the last meeting.
RESOLVED (UNANIMOUSLY):
That the report be received. (D)
Page 19 This page is intentionally left blank Agenda Item 5(1)
Case No. 19/02171/FUL Item No.01
Location: 112 Wetherby Road, Harrogate, HG2 7AB
Proposal: Demolition of existing building and erection of a coffee shop to include a drive-thru, car parking, access and landscaping
Applicant: Euro Garages
Access to the case file on Public Access can be found here: - view file
Reason for report: This application is to be presented to the Planning Committee following a request for it to be referred by Councillor Marsh.
SUMMARY
This application proposes the demolition of an existing building and erection of a coffee shop to include a drive-thru, car parking, access and landscaping. This application follows an appeal that was dismissed in November 2018 due to the impact the proposal would have on residential amenity, particularly noise issues.
This revised proposed information has demonstrated to Officers that the proposed development can operate in the area without causing detrimental impact to the neighbouring residents or business.
As such the development on balance is compliant with the guidance set out in the National Planning Policy Framework and Planning Practice Guidance, policies in the Emerging Local Plan, the Core Strategy policies in the Harrogate District Local Development Framework (adopted 2009) and the saved policies in the Harrogate District Local Plan (2001, as altered 2009) and there are no material considerations in this instance that warrant setting aside local planning policies.
RECOMMENDATION: Approve subject to conditions
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1.0 SITE DESCRIPTION
1.1 The site concerns an existing business use on Wetherby Road in Harrogate. The existing site is in B1 use being a mix of laboratories and offices. To the east of the site is a car dealership. To the west is a public house and residential properties. To the south and southeast of also residential properties. Across the road to the north are a petrol garage, shops and a residential property.
2.0 PROPOSAL
2.1 Planning permission is sought for the demolition of the existing building and erection of a coffee shop to include a drive-thru, car parking, access and landscaping.
2.2 This application follows two previous applications; one withdrawn prior to its determination (application reference: 12/01475/FUL) and an application that was refused and went to appeal (application reference 17/00729/FUL). The following were the reasons the 2017 application was refused:
1. The proposed highway alterations to facilitate a right turn into the site would lead to the loss of a traffic lane to the detriment of the flow of traffic along Wetherby Road which would lead to an increase in congestion together with highway safety concerns regarding, those turning right into the site having to cross two lanes of oncoming traffic, and the increase of vehicular traffic close to a traffic signal controlled junction that is already operating at capacity. As such the proposal is contrary to the requirements of policies SG4 and TRA3 of the Harrogate Core Strategy 2009.
2. The proposed development will lead to an increase in traffic to and from the site and vehicles idling within and on the highway close to the site. The site is close to a traffic signal controlled junction that has already breached acceptable air quality levels. Therefore the proposal is considered to lead to a negative impact upon air quality within the local area to the detriment of the amenities of those living and working within the area. The proposal is therefore contrary to the requirements of policy SG4 of the Harrogate Core Strategy 2009 and policy HD20 of the Harrogate Local Plan 2001 (as amended, 2004).
3. The proposed development through both its proposed use and opening times would lead to a significant increase in activity on the site and an increase in comings and goings from the site to the detriment of the residential amenities of the occupiers of those dwellings close to the site in terms of noise generation. The proposal is therefore contrary to the requirements of policy SG4 of the Harrogate Core Strategy 2009 and policy HD20 of the Harrogate Local Plan 2001 (as amended, 2004).
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2.3 The applicant took the application to appeal (reference: 3195782) and the Planning Inspector dismissed the proposal in November 2018. The Planning Inspector did not agree with the Council that the proposal demonstrated highways or air quality implications. However, she did agree with the Council that the proposal did represent a detrimental impact to the neighbouring properties' residential amenities in terms of noise generation.
2.4 This application has been submitted by the applicant to seek to address the Inspector’s concerns around residential amenity, particularly the noise impact from the proposal on neighbouring residential properties.
3.0 APPLICANT'S SUPPORTING INFORMATION
3.1 The following supporting information has been submitted:
Noise Assessment Report
Air Quality Assessment
Technical Notes 1 and 3 – Drive –thru Coffee Shop Development, Wetherby Road
Landscaping plan
Planning Statement
BREEM Report
Asbestos Demolition Survey
Flood Risk Assessment
Proposed and existing plans
4.0 RELEVANT HISTORY
4.1 02/00965/COU - Change of use from Offices (B1) to dental surgery (D1) on first floor, Permitted 14.05.2002.
4.2 The Dental Laboratory on the site was granted Reserved Matters approval in 1977 with an extension approved in 1982.
4.3 12/01475/FUL - Erection of Drive Thru' Coffee Shop with associated parking and landscaping and formation of new vehicular access. - Withdrawn - 07.10.2012
4.4 17/00729/FUL - Demolition of existing building and erection of a coffee shop to include a drive-thru, car parking, access and landscaping. - Refused - 15.08.2017 - Dismissed on appeal - 30.11.2018
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5.0 NATIONAL & LOCAL POLICY
5.1 National Planning Policy
5.2 The National Planning Policy Framework March 2019 (NPPF) sets out the Government’s planning policies for England and how these are expected to be applied. Planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise. The National Planning Policy Framework is a material consideration in planning decisions. At the heart of the NPPF is a presumption in favour of sustainable development.
5.3 Core Strategy
Policy SG4 Settlement Growth: Design and Impact Policy EQ1 Reducing risks to the environment Policy EQ2 The natural and built environment and green belt Policy SG2 Settlement Growth: Hierarchy and limits Policy JB4: Retail and town centre development Policy TRA3: Travel management Policy C1: Inclusive communities Policy JB3: Land for jobs and business Policy TRA1: Accessibility
5.4 Harrogate District Local Plan (2001, As Altered 2004)
Policy HD20 Design of New Development and Redevelopment Policy HD13 Trees and Woodlands Policy E2, Retention of Industrial/Business Land and Premises
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5.5 Emerging Policies (as proposed to be modified) from Draft Harrogate District Local Plan 2014-2035
Policy HP3 Local Distinctiveness Policy HP4 Protecting Amenity Policy EC1 Protection and Enhancement of Existing Employment Areas Policy NE7 Trees and Woodlands Policy NE1 Air Quality Policy TI1: Sustainable Transport Policy TI3 Parking Provision Policy CC4 Sustainable Design Policy GS5 Supporting the District’s Economy
5.6 Supplementary Planning Documents Not applicable to this application.
5.6 Other material policy considerations:
Not applicable to this application.
6.0 CONSULTATIONS
6.1 Estates Manager - Raised no objection to the application, subject to an informative being added regarding the protection of Stray Land.
6.2 NYCC Highways And Transportation - Raised no objection to the application, subject to conditions.
6.3 Environmental Health Officer Contaminated Land - Raised no objection to the application, subject to conditions.
6.4 Police Architecture Liaison Officer - Raised no objection to the application, subject to conditions.
6.5 Department of Community Services – No response received at the time of writing this report.
6.6 Economic Development Officer – Whilst Economic Development would ideally like to see this site retained for B Class Use, during consideration of the previous planning application it was concluded that the principle of the proposed redevelopment was acceptable.
6.7 Arboricultural Officer - Raised no objection in this instance to the application, or recommended conditions.
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6.8 Harrogate Civic Society – consider that the application should be refused due to traffic volume and congestion issues on the Woodlands junction and the deterioration of air quality. If the Council is minded to approve the application then the Sundays and Bank Holiday opening times should be 8.30am in the interests of residential amenity.
7.0 VIEWS OF THE PARISH COUNCIL
7.1 The proposal is in Harrogate, where there is no Parish Council.
8.0 OTHER REPRESENTATIONS
8.1 37 letters of objections from the public and local council member were received in regards to this application. A summary of the points raised are as follows:
- The size of the building is reduced and moved back to facilitate moving the parking to the front of the site. But the drive-thru and glass frontage will be very close to properties and rear gardens. - The proposed landscaping diminishes completely to the side of our property - It is not clear where the A/C units will be. - The previous plans said acoustic fence but new plans says close boarded timber fence which will not be as effective. - The traffic will be a problem and a detrimental impact on the Woodlands junction and Masham Road for both cars and pedestrians. - The use of the site as a coffee shop next to predominately residential neighbourhood is inappropriate, due to the impact it will have on people’s health and wellbeing. The development would be better suited to an out of town business park or industrial location. - Fail to see the need for another coffee shop in the area, given the proximity to the pub, service station and supermarkets in the area. - The proposal will bring an impact on air quality, litter and anti-social behaviour to the area. - There is an old layout plan in the Arboricultural Report and there are mistakes in the Noise Impact Assessment report and their reference to sensitive noise receptor sites. - Concerns were raised about the noise and visual disturbance that would be caused to the residents with the coffee shop deliveries, refuse collections and noise and light pollution. - The open top compound will create noise generation. - The new scheme shows a smaller building and less car parking spaces. - The development will bring less paid jobs and not bring in any benefit to local businesses, town centre or the local economy.
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- The site should be turned into housing or a green community garden area, which would better serve the community. - The acoustic reports concluded that the associated noise on this proposed development would not be any more than the present noise generated from passing traffic and the Woodlands Publix House. The proposed opening time is 7am, so staff will arrive at 6.30am, therefore there will be an additional 5/6 hours of additional noise. - There will be no rest time for local residents from this proposed 7 days a week long hour business. This would be particularly intrusive a bed times or in the gardens. - There are errors in the submission that does not leave me with confidence that the development would be acceptable. Or work for the community. - Is it necessary to have two Starbucks signs? - Local concern that the site could become different or a multiple hot food outlet could ultimately come on this site. - The proposal would result in a loss of property value and privacy. - The large Ash tree to the front of the site softens the area and should not be removed. - The proposed materials will not compliment the local area.
8.2 Due to the length of time the application has been under consideration and the additional information submitted by the applicant over the summer another round of public consultation was completed. 17 letters of objection were received at the time of writing this report. A verbal update will be provided at Planning Committee if any further comments are received. To date the following points have been raised that differ from the points raised to during the last public consultation:
- The application process is not being done in a fair manner for local residents and I feel is being by-passed to try and get the application through without due diligence. The site notices should have been taken down and new ones put up at a later date. - I wish to invoke the Human Rights Act 1998 Part II, The First Protocol "Every natural or legal person is entitled to the peaceful enjoyment of his possessions. No one shall be deprived of his possessions except in the public interest and subject to the conditions provided for by law and by the general principles of international law." Also, additional research into Human Rights has revealed the following in the case of Briton v SOS [Direct quote] "In a recent case, Britton v SOS, the courts reappraised the purpose of the law and concluded that the protection of the countryside falls within the interests of Article 8 (2).’Private and family life' therefore encompasses not only the home but also the surroundings. Arguably, this
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could mean that Article 8 (2) would also apply where a listed building or a conservation area is affected, enabling people to demand respect for the special interest of the conservation area in which they live or nearby listed buildings as a human right." Amongst other things, the court concluded that private and family life therefore encompasses "not only the home but also the surroundings". The proposed site is in the "surroundings" of local residents who have made it very clear that they do not wish their 'Private and family life' to be diminished by the proposed drive-thru. - The examples provided by JLL of other schemes in Bolton and Snowhill are not comparable to this site. - The proposed Noise Management Plan does is not acceptable, as it still applies there could be noise at unsociable hours. - Labelling of the layout plan is wrong as it refers to the pub and not the flats next to the pub and misses the ‘keep clear’ road sign.
Full copies of the comments received can be read on Public Access.
9.0 ASSESSMENT
9.1 Sustainability
9.2 The National Planning Policy Framework, February 2019, sets out the Government’s planning policies for England and is a material consideration in decision making. At the heart of the Framework is a presumption in favour of sustainable development. Achieving sustainable development means that the planning system has three overarching objectives, which are interdependent and need to be pursued in mutually supportive ways. The three sustainability objectives are economic, social and environment.
9.3 SOCIAL SUSTAINABILITY
9.4 Policy and Economic Development Issues
9.5 The existing premises on the site are a B1 use and as such are protected through Policy E2 of the Harrogate Local Plan. The continued use of the site for similar business purposes would not cause any unacceptable planning problems.
9.6 Policy JB3 of the Harrogate Core Strategy also seeks to maintain an appropriate mix of sites and premises to ensure adequate provision for small and medium sized enterprises.
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9.7 The Council's Economic Office outlines “whilst Economic Development would ideally like to see this site retained for B class use, during consideration of the previous planning application it was concluded that the principle of the proposed redevelopment was acceptable. We therefore echo the comments made previously but have no further comments to add.”
9.8 Priority 1a of our Strong Local Economy Action Plan for 2015-2020 seeks to identify and safeguard sites for employment use to meet the current and future business growth needs across the district, noting the importance of providing a range of business premises.
9.9 As part of this application the applicant has submitted a Marketing & Viability Assessment.
9.10 The site has remained empty and disused for significant number of years. The site is on a key route into Harrogate. From a planning prospective the site is a brownfield site and is in need of some form of development.
9.11 As with the previous application, no objection to the principle of changing the use of the land to a cafe Drive Thru is raised.
9.12 Conclusion on Social Issues
9.13 To conclude, as with the 2017 Officer report and on balance, it is considered the loss of an office building and the reuse of a brownfield site in this mixed use area would not be significantly detrimental to warrant refusing on this ground.
9.14 ENVIRONMENTAL SUSTAINABILITY
9.15 Character and Appearance
9.16 The National Planning Policy Framework (NPPF) sets out within its 12 core planning principles the importance of always seeking to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings.
9.17 Core Strategy Policy EQ2 states that the District’s exceptionally high quality natural and built environment will be given a level of protection appropriate to its international, national and local importance.
9.18 Core Strategy Policy SG4 states all development should comply with the following criteria:
1. The scale, density, layout and design should make the most efficient use of land,
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a) Be well integrated with, and complementary to, neighbouring buildings and the spatial qualities of the local area,
b) Be appropriate to the form and character of the settlement,
2. Visual, residential and general amenity should be protected and where possible enhanced;
The environmental impact and design of development should conform to Policies EQ1 and EQ2 of the Core Strategy.
9.19 Saved Policy HD20: Design of New Development and Redevelopment of the Local Plan sets out design advice and requires new development to make a positive contribution to the spatial quality of the area; it goes on to state siting and design should respect the area's character and layout.
9.20 Saved Policy HD20: Design of New Development and Redevelopment of the Local Plan sets out design advice and requires new development to make a positive contribution to the spatial quality of the area; it goes on to state siting and design should respect the area's character and layout.
9.21 The area surrounding the application has no definitive architectural character, there is a mixture of architectural styles and finishes along Wetherby Road. The land use around the site varies in nature, including family suburban housing and commercial premises.
9.22 Currently on the site is an unused office building which is in need of maintenance.
9.23 The 2017 proposed building was for a single storey structure with a mono pitch roof with flat roof sections. Full height glazing to the south western and north western elevations provide height, light & airiness to the retail area.
9.24 The initial 2019 scheme proposed a building would be a single storey including a mono-pitch roof, but with the roof signage which made the building significantly higher. In addition the new layout pushed the building closer to the residential properties. Therefore, the Council had the ability to consider these changes and the impact they would have on the character of the area.
9.25 Strong consideration here had to be taken to the fact that elevated residential properties back onto boundaries with the site and in some cases these properties’ walls with windows form the boundary line.
9.26 The applicant noted the concerns of the Council and the public and agreed to remove the roof detail. The amended plans now show a simple mono- pitch roof.
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9.27 The proposed building will use neutral cladding panels (colour Grey Ral 7016), designed to fade to the back ground, providing prominence to the main body of the building. The roof panels will also be the same grey colour (composite cladding merlin grey).
9.28 Taking into account the setting and surrounding mixture of commercial and residential activities with a range of different materials being used; the use of materials for the proposed building is considered to make an acceptable contribution to the spatial quality of the buildings along Wetherby Road. To ensure the quality of the materials to be used in the construction of the building are acceptable it is recommended that a condition be added requiring all external materials apart from the glazing shall be approved in writing by the Council.
9.29 It is concluded that the design of the proposed building as amended is acceptable, as it does respect the balance of the area between commercial and residential. The proposal accords with local and national planning policies.
9.30 Amenity - impact on existing and proposed residents
9.31 Core Strategy Policy SG4 seeks to ensure that visual, residential and general amenity is maintained. Saved Local Plan policy HD20 requires development to maintain the privacy and amenity of neighbouring residents and occupiers of adjoining buildings. This approach is consistent with the NPPF which seeks a good standard of amenity for all existing and future occupiers of land and buildings.
9.32 The closest dwellings to the site are those on Coachman's Court, particularly no’s 5 and 7 which have elevations on the boundary with the site. The gardens of properties on Masham Close back onto the southeast corner of the site.
9.33 The Environmental Health Officer and the Case Officer have reviewed the all the submitted information. Although the noise assessment shows an impact during the evening hours their comments regarding the context of the environment, the operation hours and that the figures are based on worse case has been taken into account. As such Officers are happy to accept the noise assessment and the hours of operation the applicant is proposing, as long as they submit a noise management plan demonstrating what measures will be put in place to manage noise from site to ensure the proposed mitigation measures are effective e.g. when staff arrive and leave site that they are quiet and aware of their surroundings, that the plant is switched off at 22:00, that signs are erected on site reminding customers to keep music levels at a reasonable level, that staff will monitor and take action if anti-social behaviour occurs on site i.e. engine revving. This noise
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management plan should be secured by condition and reviewed and agreed should any future noise complaints be received.
9.34 The applicant has stated the only equipment to be used on site to warm food will be a sandwich press and from its experience there are no external odours relating to its food or coffee machines. This is accepted, but as this application is for A3 class use there will be the ability for the site to be used as a restaurant or cafe which could cook foods on site that require effective extraction. As such it is recommend a condition be added requiring details to be submitted and approved in writing should the use of the building change. Concerns are raised that if the business changes to another fast food establishment and the impact this will have on the residents. It is considered that this is the only condition that is reasonable and necessary to control the potential impact the change of the business may have on the neighbour’s residential amenities.
9.35 It is recommended that conditions regarding waste collections and deliveries be added to the decision notice to protect residential amenity. Additionally it is recommended a condition regarding the storage of waste. It is considered this condition is reasonable to protect the environment and residential amenity and should be added to the decision notice.
9.36 Local residents have questioned the acoustic fence proposed. In order to satisfy the concerns that the acoustic fencing is acceptable to protect the sensitive receptors a pre commencement condition is recommended.
9.37 The rear neighbouring properties are elevated above the application site. Numbers 5 and 7 Coachman’s Court both have side windows on the boundary with the application site. The serving hatch in the southern elevation will not directly face the side window in the conservatory of no. 7 Coachman’s Court. It is considered, given the requirement for a boundary treatment scheme, that the separation distance with the proposed boundary treatment and the separation between these two windows that no direct views will be able to be had between these two uses.
9.38 Concerns were raised with the applicant regarding the level of glazing in the proposed western elevation facing the side secondary windows serving no. 5 Coachman’s Court living room and conservatory (the Council considers conservatories to be living rooms). A resident also raised the concern of the proposed door in the western elevation of the building. The applicant did not agree that the proposed glazing would be a concern to this property given the separation distance. However, it is Officer’s view that the building does need a secondary exist point in case of a fire or emergency.
9.39 Therefore, this door has to remain, but a condition can be added that the door in the western elevation only be used for fire escape purposes.
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Furthermore, in order to remove the sense and feeling of being overlooked when the residents of no. 5 Coachman’s Court are in their living room or conservatory; it is recommended that a condition be added requiring the glazing in the western elevation be obscurely glazed for the lifetime of the development. It is considered with these conditions the residential amenity of this property will be protected through the reuse of this previous employment site.
9.40 A reason for refusal of the last application was noise generation from the proposed activity and the impact this will have on the residents. The Inspector agreed with the Council, but did not state that in her opinion the applicant could not undertake measures that would make the scheme acceptable in this mixed residential and commercial area.
9.41 As mentioned above, whilst Officers have considered the submitted Noise assessment it is considered that a noise management plan should be submitted. The Environmental Health Officer agreed that based on the submitted information she was happy for the noise management plan to be conditioned as a pre-commencement condition.
9.42 Other than the conditions mentioned above it is considered a condition should be added setting out the opening times of the business and that no outside seating areas (for staff or customers) will be created. This is in order to protect the residents’ amenity in line with the applicant’s stated tested timeframe and from the activities mentioned in their assessment.
9.43 There are other residential properties along the rear boundaries of the site. There will be a landscaping scheme and their gardens separating them from the development. It is accepted that all these residents will be aware of the development; however, what needs to be remembered is that this is a disused employment site with minimal residential protection conditions.
9.44 It is considered taking on board the Inspectors comments, the information submitted as part of this application; the scheme on balance would not have a detrimental impact on the neighbouring properties subject to the proposed conditions. The proposal therefore complies with the provisions of both ‘saved’ Local Plan Policy HD20, Core Strategy Policy SG4 and guidance contained within the House Extensions and Garages Design Guide. The proposal also meets the objectives contained within the NPPF Core Planning Principles.
9.45 Highways
9.46 Policy SG4 of the Harrogate District Core Strategy states that development must not add significantly to pre-existing problems of access, road safety and traffic flow.
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9.47 A number of residents have raised concerns about the impact the development would have on the Woodlands junction, Masham Road junction, traffic congestion, highway safety and pedestrian and cyclist safety. All these concerns are noted and such matters formed a ground of refusal for the 2017 planning application.
9.48 However, the Planning Inspector during the hearing did listen to all sides regarding the proposed Wetherby Road layout, the increase of idling traffic and road congestion. The Inspector during the hearing did also visit the application site and the surrounding area. However, the Planning Inspector did conclude: “… that the proposed development would not harm highway safety. Consequently, I find no conflict with Policy SG4 of the Harrogate Core Strategy….”
9.49 NYCC Highways has commented on the application and due to the Inspector’s decision has raised no highway objection to this application. However, they have recommended a number of conditions relating to the highway and parking on site. It is considered subject to these conditions, there are no highway safety issues with the proposal.
9.50 Trees and landscaping
9.51 There is a large prominent ash tree to the front of the site that is required to be felled to allow for the construction of the new access point. Local people have raised concerns to the felling of this tree.
9.52 It was agreed in the 2017 planning application that the tree would be felled to allow for the accommodation of the new wider access point to the site. Furthermore, the Inspector did not dismiss the appeal on the impact to the tree or highways grounds. The Council’s Arboricultural Officer’s response outlined: “no objection or conditions recommended” to this proposal, which is identical to the 2017 application.
9.53 Whilst the concerns of local residents are noted as the felling of the tree is necessary to allow for the Inspector’s approved access point no objection is raised in this instance to the loss of the tree.
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9.54 The applicant has submitted a landscaping plan as part of this application that shows grass, shrubs and trees across the site. It is considered these measures provide a soft buffer to the front of the site and the highway.
9.55 Residents have raised concerns regarding the loss of the hedge next to their rear gardens. The landscaping plan shows that to the rear of the site next to the residents boundaries there will be a native hedge, wild meadow and trees with the existing trees along the boundary remain.
9.56 One resident has raised why there is no soft planting by their boundary and if it can be added. The question has been put to the applicant and a response provided at the planning committee meeting.
To conclude based on the submitted landscaping plan and the Inspector’s decision on the access point no objection is raised to the loss of the tree or the proposed landscaping scheme. It is recommended that a condition is added requiring the planting to be done in the appreciate season and replanted if failed. Subject to this condition the proposal accords with both local and national planning policies.
9.57 Ecology
9.58 The applicant submitted a Biodiversity Check List that raised no detrimental impact to ecology.
9.59 Should any protective species be found during the construction stage other legislation is in place to ensure their protection.
9.60 Air Quality
9.61 Concerns have been raised about the impact of the development on air quality. The proposed development site is located adjacent to the Harrogate Air Quality Management Area (AQMA) on Wetherby Road. The AQMA has been declared due to exceedances of the annual mean objective for nitrogen dioxide (NO2).
9.62 The applicant has submitted an Air Quality Assessment and Transport Statements. The Air Quality Assessment has been updated through the course of the application process.
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9.63 The site is in a sustainable location with pedestrian access and bus links. Although it is noted that the scheme does include a drive-thru that will rely on car travel.
9.64 Additionally, the National Planning Policy Framework, NPPF, (paragraph 35) states that "developments should be located and designed where practical to incorporate facilities for charging plug-in and other ultra-low emission vehicles; and consider the needs of people with disabilities by all modes of transport."
9.65 Policy NE1 of the Emerging Local Plan places the need for applicants to ensure no significant adverse effects where development may affect the Air Quality Management Areas that includes the Woodlands junction.
9.66 The applicant has shown on the site plan that the development will incorporate facilities for the charging of electric vehicles and other ultra-low emission vehicles and two cycle storage areas.
9.67 The Air Quality Officer has raised no objection to the application. But did raise ‘…whilst the assessment identifies that the development will cause a negligible increase in NO2, PM10 and PM2.5 concentrations, I have to highlight that the site is next to a declared AQMA. Whereas the increase in traffic on the highway is low, there will be approximately 692 vehicles entering and exiting the site per day (according to the transport figures) having the potential to cause increased queuing in the area.’ The comments of the Air Quality Officer are noted, but as she states the applicant’s assessment as part of this application states the development will have a negligible impact on the AQMA. Furthermore, the Inspector (para. 14 of her decision letter) did not agree with the Council that the development or the increase of traffic from it would have an unacceptable effect on the AQMA.
9.68 It is therefore considered that given all the evidence and the Inspector’s decision, the proposal cannot be refused on its impact on the AQMA.
9.69 The Air Quality Officer recommends if minded to approve that the electric charging points and cycle storage areas should be conditioned. The air quality assessment also carried out a construction phase assessment, and recommended a number of measures that could be implemented, but no specific details. These construction details should be secured by condition.
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9.70 Additionally, the Air Quality Assessment originally commented on offering damage costs of £12,973, which the Air Quality Officer recommends should be secured by a legal agreement. The applicant during the course of the application has removed its offer to pay damage costs, as it feels the cost of putting in the infrastructure to accommodate the electric charging points will be significant. The applicant feels the infrastructure costs should be taken into account and offset the need to pay damages to the Council.
9.71 The need for the legal agreement is still being discussed and a final decision on it shall be presented at Planning Committee.
9.72 To conclude aside from the legal agreement, it is recommended that the electric charging points and cycle storage area should be added as a condition to ensure the aid in improving air quality in accordance with advice contained within the Framework and emerging policy NE1 of the Emerging Local Plan.
9.73 Land Contamination
9.74 The applicant has submitted an Appendix 2 screening form which does not reveal any issues of concern; the application also contains some historical maps of the site.
9.75 The Environmental Officer having reviewed this and advised that given the previous use (as a B class use) it is very unlikely that the application site is contaminated. Also, that the site is also not within a waste consultation area as the site is deemed therefore to be low risk.
9.76 To conclude, no objection on land contamination grounds are raised.
9.77 ECONOMIC SUSTAINABILITY
9.78 With regards the economic role of sustainable development, the proposed development will help maintain jobs and provide economic benefits to the construction industry supply chain.
9.79 OTHER MATTERS
9.80 Pre–commencement conditions
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9.81 A number of pre-commencement conditions are proposed to be added to the decision notice. A list of the proposed pre-commencement conditions has been provided to the applicant and confirmation on if they agree to these conditions shall be provided at Planning Committee.
9.82 Comments Received from the Public and Officer Comments
9.83 The comments raised about the development affecting property values and the Council/Starbucks paying for neighbouring residents to the site to move are noted. Whilst the concerns of the residents are noted, planning does not take into account property values. Additionally, the Council would not compensate neighbouring properties next to a previously developed site. The request for Starbucks to compensate neighbouring residents would need to be sent directly to them and therefore separate from this planning application process.
9.84 Residents have raised concerns that about the first site notices not being taken down and the second site notices being put up over previous notices. The Council does not visit every application site once public consultation is finished to remove site notices. Site notices can be removed by the applicant or members of the public once public consultation has closed. Due to the length of time the application was in and the additional information submitted by the applicant over the summer; the decision was taken to complete another round of public consultation. This is a voluntary exercise, as the LPA is only required to undertake one publication process, which was completed in the summer. On visiting the site to put up the second site notices in November, it was noted that the old notices were still present. The decision was taken that as the notices are on the same coloured plastic if the old notices were taken down and replaced with the new notices people may not spot there is a new publication of the application. Therefore, the new site notices were layered over the existing notices with some separation, it was felt this would draw passing public’s attention to the fact something new is on the lamppost. Whilst the concerns of the residents are noted, a number of additional public consultations were received during the publication process.
9.85 Concerns have been raised in regards the impact the development may have in generating anti-social behaviour in the area. The Police Architectural Liaison Officer was consulted on this application and raised no objection, but recommended that the applicant produce a comprehensive management policy that demonstrates how they have considered crime and disorder and what measures they intend to put in place to reduce the likelihood of an increase of these levels as well as ways the applicant intends to minimise
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litter. The Police Architectural Liaison Officer was satisfied that if his recommended conditions were added and complied with the Authority will be able to discharge its functions in accordance with Section 17 of the Crime & Disorder Act 1998.
9.86 It is recommended that a management policy condition be added to any decision notice to approve and subject to this that the proposal would not cause a significant increase in anti-social behaviour in the area.
9.87 A resident wrote to invoke their Human Rights Act 1998 Part II, The First Protocol "Every natural or legal person is entitled to the peaceful enjoyment of his possessions. No one shall be deprived of his possessions except in the public interest and subject to the conditions provided for by law and by the general principles of international law." Also, additional research into Human Rights has revealed the following in the case of Briton v SOS [Direct quote] "In a recent case, Britton v SOS, the courts reappraised the purpose of the law and concluded that the protection of the countryside falls within the interests of Article 8 (2).’Private and family life' therefore encompasses not only the home but also the surroundings.
9.88 The resident refers to listed building or consideration areas, which neither relates to this application site. But the resident did refer to their right to private and family life that encompasses not only the home but also the surroundings. The wishes of the resident is noted and respected. The applicant has presented a proposal that has been considered by qualified professionals and it has been concluded that the scheme does not on balance propose a detrimental impact to residents’ residential amenity. It is therefore considered that the proposal with the conditions does on balance not infringe residents Human Rights, particularly their right to privacy and family life.
9.89 Concerns have been raised regarding the potential of light pollution from the site. Details of the advertisements have been removed from this application, as it will form part of a separate advertisement application. The concerns from lighting from the external arears of the building are noted. However, this is a suburban area, therefore, there is an expectation of some light from businesses in this area. It is considered that subject to the applicant complying with the measure permitted by the Government in the General Permitted Development Order (GDPO) no concerns are raised. If the applicant wishes a lighting scheme that does not comply with the GDPO
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then an application to the Local Planning Authority would be required and a decision would be made at that stage.
9.90 Stray Land
9.91 The front of the site occupies Stray land and it is recommended that an informative be added drawing this to the applicant’s attention.
10.0 PLANNING BALANCE & CONCLUSION
10.1 In accordance with NPPF, the proposal is considered in the context of the presumption in favour of sustainable development.
10.2 To conclude the Planning Inspector did not agree with the Council’s concerns on the highway safety and air quality impacts from this proposal. The Inspector only dismissed the appeal on residential amenity grounds, particularly noise impact to the local residents. The wording in the Inspector’s letter did not categorically outline that this residential amenity concern could not be overcome.
10.3 The applicant has presented an amended layout for the scheme moving the parking away from residents and completed noise assessments that on balance satisfy Officers’ concerns with the proposal in a mixed commercial and residential area of Harrogate. Based on the submitted information with the proposed conditions, on balance the proposal accords with both local and national planning policies.
11.0 RECOMMENDATION
11.1 That the application be APPROVED subject to conditions.
In the event of any changes being needed to the wording of the Committee's decision (such as to delete, vary or add conditions/informatives/planning obligations or reasons for approval/refusal) prior to the decision being issued, the Chief Planner has delegated authority to do so in consultation with the Chairman of the Planning Committee, provided that the changes do not exceed the substantive nature of the
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Committee's decision.
Case Officer: Aimée McKenzie Expiry Date: 5 March 2019
1 The development hereby permitted shall be begun on or before .
2 The development hereby approved shall be carried out in strict accordance with the details found within the Application Form, Location Plan, Planning Statement (May 2019) Market &Viability Statement (April 2019), Biodiversity Check List, BREEAM 2011, New Construction Pre-Assessment (August 2012) Asbestos Demolition Survey and Asbestos Survey plans - ground and first floor (MD Compliance Services Ltd, November 2016), Arboricultural Survey (December 2016), Flood Risk Assessment (Renaissance, January 2017), Technical Note 1 Drive - Thru Coffee Shop Development, Wetherby Road, Harrogate (Dynamic Transport Planning (December 2017), Technical Note 3 Drive - Thru Coffee Shop Development, Wetherby Road, Harrogate (Dynamic Transport Planning (April 2019) and Noise Assessment Report (Wardell Armstrong, May 2019) dated and received by Harrogate Borough Council on 21 May 2019; Air Quality Assessment (Wardell Armstrong, June 2019) dated and received by Harrogate Borough Council on 19 June 2019, Letter from JLL (dated 14 August 2019), Noise Assessment Report (Wardell Armstrong, August 2019), Letter from Wardell Armstrong - Air Quality (dated 1 August 2019) and Letter from Wardell Armstrong - Noise Comments (dated 2 August 2019), drawing reference: landscape layout plan 4186 01dated and received by Harrogate Borough Council on 15 August 2019, drawing reference: 181298- PLNG12J and 181298-PLNG13F dated and received by Harrogate Borough Council on 1 November 2019 as modified by this consent.
3 Prior to the commencement of the operations hereby permitted, a detailed Dust Management Plan shall be submitted in writing to, and approved in writing by the Local Planning Authority. Once the Dust Management Plan has been approved in writing it shall be implemented and maintained as approved by the Local Planning Authority.
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4 Prior to the premises coming into use a Management Policy shall be submitted to and approved in writing by the Local Planning Authority. The Management Policy shall contain details of what measures are to be put in place to reduce the risk of crime & disorder and how the operator is to minimise litter generated from its business at the site. Once the Management Policy is approved in writing by the Local Planning Authority it shall be implemented and maintained for the lifetime of the development unless otherwise approved in writing by the Local Planning Authority.
5 Prior to the development being brought into use details of the acoustic barrier located between the drive thru and the receptors and around the compound area containing the AC condensers shall be submitted to and approved in writing by the Local Planning Authority. The use hereby approved shall not commence until the construction of the acoustic barrier has been completed and those works shall be maintained and retained thereafter for the lifetime of the development.
6 Should cooking of food become an integral business activity, a revised scheme containing full details of arrangements for internal air extraction, odour control, and discharge to atmosphere from cooking operations, including any external ducting and flues, shall be submitted to and approved in writing by the local planning authority. The works detailed in the approved scheme shall be installed in their entirety before the use hereby permitted is commenced. The equipment shall thereafter be maintained in accordance with the manufacturer's instructions and operated at all times when cooking is being carried out unless otherwise agreed in writing with the Local Planning Authority.
7 There should be suitable and sufficient waste storage facilities provided for the safe and secure on site storage of waste derived from the business to ensure that no detriment to amenity from smell, flies or vermin arises. A scheme detailing the provisions to be made for the safe storage of waste must be submitted to and approved by the Local Planning Authority and. The waste storage scheme shall be maintained for the life of the approved development.
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8 No waste collections shall take place on or from the site before the hours of 0800 nor after 1800 Monday to Saturday, or at all on Sundays and Public Holidays.
9 All collections, deliveries to and dispatches from the premises (not specific to waste collections) shall take place at the front of the building between the hours of 07:00-19:00 Monday to Saturday, and 08:30-19:00 Sunday & Public Holidays.
10 Prior to the development hereby permitted coming into use a scheme shall be submitted to and approved in writing by the Local Planning Authority which specifies the provisions to be made for the control of noise emanating from the site, specifically from deliveries and noise from staff entering and leaving the site. This scheme, as approved, shall be implemented before the development is brought into use and retained within the approved building for future staff information and implementation for the lifetime of the development.
11 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 access to the site have been set out and constructed in accordance with the published Specification of the Highway Authority and the following requirements: (ii)(c) The crossing of the highway footway shall be constructed in accordance with the Standard Detail number E7, which must include dropped kerbs for pedestrians, with tactile crossings.
12 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.
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13 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 buildings(s) or other works until: i. The details of the required highway improvement works, listed below, have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. ii. An independent Stage 2 Safety Audit has been carried out in accordance with HD19/03 - Road Safety Audit or any superseding regulations. iii. A programme for the completion of the proposed works has been submitted. The required highway improvements shall include: a. Provision of a right hand turn lane on Wetherby Road, heading south east, to the satisfaction of the Local Highway Authority. b. Provision of a pedestrian crossing island, outside the Citroen garage, as shown on drawing number 181298-PLNG12E to the satisfaction of the Local Highway Authority.
14 Unless otherwise approved in writing by the Local Planning Authority in consultation with the Highway Authority, the development shall not be brought into use until the following highway works have been constructed in accordance with the details approved in writing by the Local Planning Authority: The required highway improvements shall include: a. Provision of a right hand turn lane on Wetherby Road, heading south east, to the satisfaction of the local Highway Authority.
15 Notwithstanding the provision of any Town and Country Planning General Permitted or Special Development Order for the time being in force, the areas shown on drawing reference: proposed site plan for parking spaces, cycle storage areas, turning areas and access shall be kept available for their intended purposes at all times.
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16 Unless approved otherwise in writing by the Local Planning Authority there shall be no establishment of a site compound, site clearance, demolition, excavation or depositing of material in connection with the construction of the site until proposals have been submitted to and approved in writing by the Local Planning Authority for the provision of: i. On-site parking capable of accommodation all staff and sub-contractors vehicles clear of the public highway ii. On-site materials storage area capable of accommodating all materials required for the operation of the site. The approval areas shall be kept available for their intended use at all times that construction works are in operation. No vehicles associated with on-site construction works shall be parked on public highway outside the front of the application site.
17 The use of this site hereby permitted to a coffee shop drive-thru (Use Class A3) shall not be carried out other than between the hours of 0700-2200 Monday to Saturdays and 0700 -2000 on Sundays and Public Bank Holidays.
18 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no outside seating areas for staff or customers shall be constructed within the site boundaries.
19 The glazing in the western elevation as shown on drawing reference: Proposed Elevation - 181298-PLNG13F shall be obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent and that level of obscure glazing shall be retained throughout the life of the development.
20 The door in the western elevation as shown on drawing reference: Proposed Elevation - 181298-PLNG13F shall be used for emergency exist of the building only and shall be retained as such throughout the life of the development.
21 A detailed scheme for landscaping, including the planting of trees and or shrubs and the use of surface materials shall be submitted to the Local Planning
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Authority (LPA) and such a scheme shall specify materials, species, tree and plant sizes, number and planting densities and the timing of the implementation of the scheme, including any earthworks required. The landscape scheme is to be implemented the planting season (October to March) after completion of the permitted. If within a period of ten years from the date of the planting of any tree that tree, or any tree planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree of the same species and size as that originally planted shall be planted at the same place, unless the local planning authority gives its written consent to any variation.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 The proposed development through both its proposed use and opening times would lead to a significant increase in activity on the site and an increase in comings and goings from the site to the detriment of the residential amenities of the occupiers of those dwellings close to the site in terms of noise generation. The proposal is therefore contrary to the requirements of Policy SG4 of the Harrogate Core Strategy 2009 and Policy HD20 of the Harrogate Local Plan 2001 (as amended, 2004). 3 In the interest of protecting air quality in line with guidance in the NPPF and policy NE1 of the Emerging Local Plan. 4 In the interest of protecting residential amenity in line with guidance in the NPPF and policy C1 of the Harrogate Core Strategy. 5 In the interest of protecting residential amenity in accordance with policy SG4 of the Core Strategy and guidance in the NPPF. 6 In the interest of protecting residential amenity in accordance with policy SG4 of the Core Strategy and guidance in the NPPF.
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7 In the interest of protecting residential amenity and environmental protection, in accordance with policy SG4 of the Core Strategy and guidance in the NPPF. 8 In the interest of protecting residential amenity, in accordance with policy SG4 of the Core Strategy and guidance in the NPPF. 9 In the interest of protecting residential amenity, in accordance with policy SG4 of the Core Strategy and guidance in the NPPF. 10 In the interest of protecting residential amenity, in accordance with policy SG4 of the Core Strategy and guidance in the NPPF. 11 To ensure a satisfactory means of access to the site from the public highway in the interest of vehicle and pedestrian safety and convenience. 12 In the interest of highway safety in accordance with guidance in the NPPF. 13 To ensure that the details are satisfactory in the interests of the safety and convenience of highway users of the application site in accordance with guidance in the NPPF and policy SG4 of the Core Strategy. 14 The interests of the safety and convenience of highway users of the application site, in accordance with guidance within the NPPF and policy SG4 of the Core Strategy. 15 To ensure these areas are kept available for their intended use in the interests of highway safety and the general amenity of the development in accordance with guidance within the NPPF and policy SG4 of the Core Strategy. 16 To provide for appropriate on-site vehicle parking and storage facilities, in the interest of highway safety and the general amenity of the area, in accordance with guidance in the NPPF and policy SG4 of the Core Strategy. 17 In the interests of surrounding residential amenity in line with policy SG4 of the Harrogate Core Strategy and guidance in the NPPF. 18 In the interests of surrounding residential amenity in line with policy SG4 of the Harrogate Core Strategy and guidance in the NPPF. 19 In the interests of protecting privacy and residential amenity in line with policy SG4 of the Harrogate Core Strategy. 20 In the interests of protecting privacy and residential amenity in line with policy SG4 of the Harrogate Core Strategy. 21 In the interest of visual amenity and residential amenity, in accordance with guidance in the NPPF and policy SG4 of the Core Strategy.
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INFORMATIVES
1 The area to the front of the property forms part of the Stray.
See map here - https://www.harrogate.gov.uk/info/20090/visit_parks_and_woodlands/393/the_s tray_harrogate
It is important that all works are contained within the curtilage of the property. No deliveries can be made or materials stored on Stray land.
Please ensure that no vehicles are parked on any areas of the Stray.
The proposed development affects Stray land and prior to the commencement of works the applicant will need to contact the Duchy of Lancaster -
The Surveyor of Urban Lands, The Duchy of Lancaster, 1 Lancaster Place, Strand, London WC2E 7ED http://www.duchyoflancaster.co.uk/
2 You are advised that a separate license will be required from the Highway Authority in order to allow any works in the adopted highway to be carried out. The 'Specification for Housing and Industrial Estates Roads and Private Street Works' published by North Yorkshire County Council, the Highway Authority, is available at the County Council's offices. The local office of the Highway Authority will also be pleased to provide the detailed constructional specification referred to in the conditions above.
19/02171/FUL Page 50 30 Agenda Item 5(2)
Case No. 19/04708/DVCMAJ Item No. 02
Location: Manse Farm, York Road, Knaresborough, North Yorkshire, HG5 0SP
Proposal: Variation of Condition No. 2 (Drawings) to allow a further 13 dwellings in Phase East of planning permission 17/05491/REMMAJ - Reserved matters application (layout, scale, appearance and landscaping) for erection of 600 dwellings including laying out of open space, landscaping and access roads, approved under outline planning permission Ref 13/00535/EIAMAJ.
Applicant: Taylor Wimpey
Access to the case file on Public Access can be found here: - view file
Reason for report: This application is to be presented to the Planning Committee because it involves more than 50 dwellings.
SUMMARY
The application site is part of the larger Manse Farm development, which has the benefit of planning permission for 600 dwellings, employment uses, neighbourhood centre and school (Ref Nos. 13/005353/EIAMAJ and 17/05491/REMMAJ).
It is now proposed to make amendments to part of the development to facilitate public transport connections with the approved Highfield Farm development immediately to the east (Ref 18/04456/EIAMAJ).
The proposed amendments also include a change in the approved housing mix, resulting in an additional 13 dwellings in this part of the development.
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Notwithstanding the increase in house numbers, the proposed amendments are considered to provide a better mix of housing while facilitating transport links to the neighbouring Highfield Farm development.
RECOMMENDATION: Defer and Approve subject to conditions and a Deed of Variation to the existing s106 Agreement
19/04708/DVCMAJ Page 52 2
19/04708/DVCMAJ Page 53 3
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1.0 SITE DESCRIPTION
1.1 The application site, comprising approximately 42ha, lies on the eastern edge of Knaresborough and formerly comprised agricultural land.
1.2 The site lies to the north of York Road (A59) and south of the Knaresborough-York railway line, which is on an embankment on this stretch. The west of the site is bounded by Frogmire Dyke and the Eastfield residential area. The east boundary is formed by the access to Highfield House, with farmland beyond.
1.3 The larger site is being developed by two housebuilders; Linden Homes building that part of the site to the west of Hay-a-Park Lane, Taylor Wimpey that part to the east. The two roundabouts on the A59 serving the site are currently under construction.
2.0 PROPOSAL
2.1 In 2014 outline planning permission was granted for a mixed use development of the Manse Farm site, including housing, employment uses, neighbourhood centre and school (Ref 13/00535/EIAMAJ).
2.2 Reserved matters for the first employment phase were granted in 2016 (Ref 15/05229/REMMAJ).
2.3 Reserved matters for the residential phase were granted in 2018 (Ref 17/05491/REMMAJ).
2.4 More recently, the Planning Committee approved in principle outline permission for the residential development of the site at Highfield Farm subject to a s106 agreement. That site abuts the application site along its eastern boundary (Ref 18/04456/EIAMAJ).
2.5 It is now proposed to amend that part of the Manse Farm development that abuts the Highfield Farm development.
2.6 The primary purpose of the proposed amendment is to provide public transport links between the two developments; bus routes and walking/cycling routes. (Members may recall this issue was mentioned by
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the agent when the Highfield Farm application was considered by the Planning Committee in August 2019).
2.7 In the original layout, buses would have entered the development from one roundabout on the A59 and exited via the second roundabout, having completed short internal loop of the site. The proposed amendments would allow for buses to access the Highfield development in the northeast corner of the Manse Farm development.
2.8 On the back of the proposed amendments it is also proposed to amend the approved housing mix to provide more 3 and 4-bed units and fewer 5-bed units. This would result in an increase of 13 units on this particular phase, taking the total from 300 to 313.
2.9 As no limit was put on the number of dwellings on site with the original outline permission (Ref 13/00535/EIAMAJ) it is possible for the Reserved Matters details to be amended to provide for more housing, which will bring the total to over 600 units across the whole site.
2.10 The following table compares the housing mix of the approved and proposed schemes:
No. of Approved Proposed bedrooms 1-bed 12 12 2-bed 88 88 3-bed 79 89 4-bed 110 117 5-bed 11 7 TOTAL 300 313
2.11 The proposed amendment would involve an increase in the number of 3-bed (+10) and 4-bed units (+7), with fewer 5-bed houses (-4).
2.12 The proposed amendment would therefore be more in line with the housing mix required by emerging Local Plan Policy HS1.
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3.0 APPLICANT'S SUPPORTING INFORMATION
3.1 The application is supported by the following documents.
Landscaping details Planning Layout Engineering Layout Affordable Housing Schedule
4.0 RELEVANT HISTORY
4.1 13/00535/EIAMAJ - Mixed use development comprising residential dwellings (Use Class C3), employment use (Use Classes B1 and B8), a neighbourhood centre (Use Classes A1, A2, A3, A4 and A5), open landscaping, a primary school (Use Class D1) and associated access. Granted, subject to a s106 agreement. 05.02.2014.
4.2 15/02941/DISCON - Approval of Condition 46 (Landscape Parameters Plan) of Permission 6.500.273.EIAMAJ.Conditon discharged 25.09.2015.
4.3 15/02942/DISCON - Approval of details required under Condition 4 (Phasing Plan) of Permission 6.500.273.EIAMAJ. Condition discharged 28.08.2015.
4.4 15/05229/REMMAJ - Reserved matters application under outline permission 6.500.273.EIAMAJ for erection of 2 blocks comprising 5 units (Use Classes B1) and formation of associated car parking, landscaping and access road (Infrastructure and Employment Phase A). Approved 16.03.2016.
4.5 15/05302/AMENDS - Application for non-material amendment to allow changes to the approved phasing plan of planning permission 6.500.273.EIAMAJ. Approved 24.12.2015.
4.6 16/01212/AMENDS - Application for a non-material amendment to allow removal of Condition 36 (Code for Sustainable Homes) of planning permission 6.500.273.EIAMAJ due to the Government withdrawal of this requirement. Approved 12.04.2016.
4.7 16/01403/AMENDS - Application for a non-material amendment to allow for variation of Condition 55 (Affordable Housing) of planning permission
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6.500.273.EIAMAJ to allow for a reduction in the provision of affordable housing from 50% to 40%. Approved 23.05.2016.
4.8 16/03372/DISCON – Application for discharge of Condition 35 of planning permission 6.500.273.EIAMAJ. Condition discharged 21.09.2016.
4.9 17/03942/AMENDS - Application for a non-material amendment to allow removal of Condition 47 of planning permission 6.500.273.EIAMAJ. Approved 11.10.2017.
4.10 17/05491/REMMAJ - Reserved matters application (layout, scale, appearance and landscaping) for erection of 600 dwellings including laying out of open space, landscaping and access roads, approved under outline planning permission Ref 13/00535/EIAMAJ. Approved 24.04.2018.
4.11 18/04456/EIAMAJ - Application for outline planning permission, with all matters reserved, for up to 402 dwellings with associated demolition, infrastructure works and open space. (Site area 24ha). Deferred for approval subject to s106 agreement. 13.08.2019.
5.0 NATIONAL & LOCAL POLICY
5.1 National Planning Policy
5.2 Core Strategy
Policy EQ1 Reducing risks to the environment
Policy EQ2 The natural and built environment and green belt
Policy SG4 Settlement Growth: Design and Impact
Policy TRA1 Accessibility
Policy TRA2 Transport infrastructure
5.3 Harrogate District Local Plan (2001, As Altered 2004)
Policy H5 Affordable Housing
Policy HD20 Design of New Development and Redevelopment
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5.4 Emerging Policies (as proposed to be modified) from Draft Harrogate District Local Plan 2014-2035
Policy DM1 Housing Allocations
Policy DM3 Mixed Use Allocations
Policy GS2 Growth Strategy to 2035
Policy GS3 Development Limits
Policy HS1 Housing Mix and Density
Policy HS2 Affordable Housing
5.5 Supplementary Planning Documents
Residential Design Guide
Landscape Character Assessment of Harrogate District
Provision for Open Space in Connection with New Housing Development
Provision for Village Halls in Connection with New Housing Development
5.6 Other material policy considerations:
5.7 Planning Practice Guidance
6.0 CONSULTATIONS
6.1 NYCC Highways And Transportation – Due to the alteration of the layout and addition of 13 dwellings the Engineering Details will require a further review to ensure compliance with the requirements of the Highways Department.
Provision of updated 1:250 scale plans are required. (These have now been provided by the applicant and the further comments of the Highway Authority are awaited at the time of writing. An update will be provided at the meeting).
6.2 NYCC Lead Local Flood Authority - The LLFA have no objection in principle however where property numbers are to be increased, enlarged
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impermeable area will need to be incorporated within the wider design proposal.
6.3 Natural England – No comment.
6.4 Police Architectural Liaison Officer - Have reviewed the drawings that accompanied this application and in terms of Designing Out Crime, the addition of an extra 13 dwellings in this phase of the development has not created any additional issues.
7.0 VIEWS OF THE PARISH COUNCIL
7.1 Not yet received.
8.0 OTHER REPRESENTATIONS
8.1 Publicity expires 23 December 2019.
8.2 No representations received at time of writing.
9.0 ASSESSMENT
9.1 Sustainability
9.2 According to the NPPF there are three strands to sustainability; social, economic and environmental.
9.3 SOCIAL SUSTAINABILITY
9.4 Housing
9.5 The proposed amendment will result in a better mix of housing, with more 3 and 4-bed houses and fewer 5-bed, bringing the development more in line with emerging Local Plan Policy HS1.
9.6 The increased number of units will also lead to a pro rata increase in the number of affordable units on the site, in accordance with emerging Local Plan Policy HS2.
9.7 ENVIRONMENTAL SUSTAINABILITY
9.8 Character and Appearance
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9.9 Despite the increase in the number of dwellings, the reduction in the number of larger dwellings means that the overall layout remains largely unchanged and in accordance with the parameters plans approved with the outline permission.
9.10 However, there would be a loss of open space in the northeast corner of the site, abutting the Highfield Farm site, to facilitate a new link road capable of taking a bus route to link the two sites. There would be a small increase in the amount of open space to the west of the existing Highfield Farm buildings, to provide room for the new cycling/pedestrian links.
9.11 Overall, it is considered that the proposed amendments would not detract from the character and appearance of the approved scheme.
9.12 Residential Amenity
9.13 The increased number of units across the site would be achieved in part by a denser layout on part of the site. However the spaces between the proposed dwellings are sufficient to protect the residential amenities of future occupants and comply with the Council’s guidance.
9.14 The proposed amendments will not have a noticeable impact on the residential amenities of existing neighbours over and above the impacts of the approved development.
9.15 Landscape
9.16 Notwithstanding the increase in house numbers, the proposed amendments would not have an adverse impact on the surrounding landscape compared with the approved scheme.
9.17 The proposed amendments would result in the loss of a small area of Public Open Space to accommodate the new vehicular link, but this not considered to have a significant detrimental impact on the landscape of the development or the surrounding area.
9.18 Highways
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9.19 The main driver for the proposed amendments is to provide a road link of sufficient standard to take buses from this site into the neighbouring Highfield Farm development.
9.20 In the original layout a ‘T’ junction at the end of the internal loop road led onto a road serving the north of the estate. This link would now be improved to a standard capable of taking buses, branching off to the east into the Highfield development.
9.21 The Highway Authority has no objections to the proposed amendments, which would not impact on the wider highway network.
9.22 Drainage
9.23 The Lead Local Flood Authority (LLFA) has no objection to the proposed amendments, but has requested further information on the additional water storage which is likely to be required.
9.24 The information requested by the LLFA includes changes to impervious surfaces, MicroDrainage calculations, full network details table, pipeline schedule and control/storage structure details.
9.23 The drainage network must be designed and demonstrate, that unless an area is designed to hold and/or convey water;
• Surface water flows is contained within the proposed drainage pipes without surcharge for up to the 1 in 2 year flood event,
• Flooding does not occur on any part of the site for a 1 in 30 year rainfall event, with all development surface water flows remaining within the proposed drainage system,
• Flooding does not occur during a 1 in 100 year rainfall event in any part of a building or in any utility plant susceptible to water (e.g. pumping station or electricity substation) within the development.
9.24 The applicant has been asked to provide the additional information requested by the LLFA and an update will be provided at the meeting.
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9.25 ECONOMIC SUSTAINABILITY
9.26 The development of new housing has economic benefit, through employment created on site during the construction phase of development and work created for the construction supply chain. Thereafter, occupiers of the completed dwellings would be employed in the region and make use of local shops, services and facilities, creating benefits for local businesses.
9.27 The proposed amendments would create an additional 13 dwellings with additional economic benefits to those already brought about by the approved scheme.
10.0 OTHER MATTERS
10.1 SECTION 106 AGREEMENT
10.2 Outline planning permission Ref 13/00535/EIAMAJ was granted subject to a s106 agreement requiring, inter alia, commuted sum payments for Primary and Secondary Education (£2m and £1.6m respectively).
10.3 As these commuted sums were based on the number of dwellings with 2 or more bedrooms, these sums may need to be recalculated on the basis of the additional 13 dwellings proposed. This would require a Deed of Variation to the existing s106 agreement.
10.4 Existing trigger points in the various conditions attached to outline permission Ref 13/00535/EIAMAJ would remain unaltered.
10.5 The proposed amendments would also lead to an increase in affordable housing across the site which again would be covered in a Deed of Variation.
11.0 PLANNING BALANCE & CONCLUSION
11.1 The proposed amendment is considered necessary as it will facilitate bus/cycle/pedestrian links between the Manse Farm and Highfield Farm developments.
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11.2 The proposed changes to the road layout are relatively minor, internal to the development site. They would not impinge on the wider highway network.
11.3 The loss of Public Open Space is not considered to detract from the landscape of the development or its wider setting.
11.4 The proposed alterations to the housing mix are considered to be acceptable and more in line with emerging Local Plan Policy HS1.
11.5 The additional 13 units represent a 2% increase of units across the whole site. No limit on the number of units was imposed by the outline permission, and the proposed increase will not impact on the wider environment.
12.0 RECOMMENDATION
12.1 That the application be DEFERRED and APPROVED subject to conditions, a S106 Agreement and the expiry of the publicity period.
In the event of any changes being needed to the wording of the Committee's decision (such as to delete, vary or add conditions/informatives/planning obligations or reasons for approval/refusal) prior to the decision being issued, the Chief Planner has delegated authority to do so in consultation with the Chairman of the Planning Committee, provided that the changes do not exceed the substantive nature of the Committee's decision.
Case Mark Williams Expiry Date: 10 February 2020 Officer:
19/04708/DVCMAJ Page 64 14 Agenda Item 5(3)
Case No. 19/04463/RG3 Item No. 03
Location: Stonefall Cemetery, Wetherby Road, Harrogate, North Yorkshire, HG3 1DE
Proposal: Installation of a temporary cremator in the rear courtyard and 2.4m high hoarding; Taking down masonry walls and windows to form access opening; removal of existing cremator plant; Replacement of cremator plant with new; reinstating wall and window as per original.
Applicant: Harrogate Borough Council
Access to the case file on Public Access can be found here:- view file
Reason for report: This application is to be presented to the Planning Committee because the applicant is Harrogate Borough Council
SUMMARY
The proposal involves the provision of a small-scale temporary structure along with minor external alterations to allow essential works to be carried out to the existing facility. The development will have limited visual impact and there are no implications for the level of amenity afforded to residential properties bounding Stonefall Cemetery.
The proposal accords with the three overarching objectives of sustainability set out in the National Planning Policy Framework (February 2019), the Core Strategy policies in the Harrogate District Local Plan Development Framework, the saved policies in the Harrogate District Local Plan (2001, as altered 2009) along with the policies in the emerging Harrogate District Local Plan. There are no other material consideration in this instance that would warrant setting aside local planning policies.
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1.0 SITE DESCRIPTION
1.1 Stonefall Cemetery has access points from Wetherby Road and Forest Lane. This application relates to the crematorium, a single storey building accessed from Forest Lane, with the residential developments of Bowland Close and Bowland Court situated along the northern boundary.
2.0 PROPOSAL
2.1 Planning permission is sought to install a temporary cremator within the rear courtyard of the crematorium, a 2.4metre high hoarding will be erected around the cremator. Part of the stone wall within the rear courtyard will be taken down and windows removed to create an access opening in order to remove existing cremator plant and replace this, following which the wall and windows will be reinstated.
3.0 RELEVANT HISTORY
3.1 There is no recent or relevant planning history.
4.0 NATIONAL & LOCAL POLICY
4.1 National Planning Policy
National Planning Policy Framework, February 2019.
4.2 Core Strategy
Policy SG4 Settlement Growth: Design and Impact Policy EQ2 The natural and built environment and green belt
4.3 Harrogate District Local Plan (2001, As Altered 2004)
Policy HD20 Design of New Development and Redevelopment
4.4 Emerging Policies (as proposed to be modified) from Draft Harrogate District Local Plan 2014-2035
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Policy HP4 Protecting Amenity
Policy HP3 Local Distinctiveness
5.0 CONSULTATIONS
5.1 Environment Agency - Dales Area Office - No response has been received.
5.2 EHO Contaminated Land - The Area Environmental Health Officer has no objection to the proposal but advises that the site is currently subject to an Environmental Permit and a variation application should be submitted to Environmental Protection.
6.0 OTHER REPRESENTATIONS
6.1 No representations have been received.
7.0 ASSESSMENT
7.1 The main issues for consideration under this application are as follows:
a) Character and Appearance
b) Amenity- impact on existing residents.
c) Highway.
7.2 Sustainability
7.3 The National Planning Policy Framework, February 2019, sets out the Government’s planning policies for England and is a material consideration in decision making. At the heart of the Framework is a presumption in favour of sustainable development. Achieving sustainable development means that the planning system has three overarching objectives, which are interdependent and need to be pursued in mutually supportive ways. The three sustainability objectives are economic, social and environment.
7.4 SOCIAL SUSTAINABILITY
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7.5 The crematorium is a public facility which serves the local community and it is important that this facility is maintained in order to meet the needs of the local population whilst it is upgraded.
7.6 ENVIRONMENTAL SUSTAINABILITY
7.7 Character and Appearance
7.8 The proposal seeks to install a temporary cremator, which will be of flat roof construction with a flue. The structure will be positioned within the courtyard to the rear of the crematorium and will be screened by 2.4 metre high hoarding. A further hoarding will be erected between the courtyard and entrance to the crematorium to screen views of the temporary structure. The colour of the hoarding is to be agreed and a condition will be attached requiring details to be submitted for approval.
7.9 The top section of the flue will be visible against the side elevation of the existing building, however, a condition will be attached to ensure this is painted an appropriate colour to mitigate its impact.
7.10 The existing stone wall of the crematorium building which is to be taken down and those windows removed to allow access to the existing plant, will be stored and re-instated as existing following completion of the work.
7.11 The development is visually contained within the rear courtyard, and those parts of the plant that will be visible are to be painted an appropriate colour to mitigate their impact for the temporary period the plant is in situ.
7.12 The proposal therefore accords with saved Policy HD20 of the Local Plan, Policies SG4 and EQ2 of the Core Strategy along with Policy HP3 of the emerging Local Plan which require development to be well-integrated with and complimentary to existing buildings and protect the quality of the built environment.
7.13 Amenity - impact on existing residents
7.14 Residential properties are located along the northern boundary of the site. The existing crematorium is situated a good distance from these houses and
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the development will not be visible from the rear elevations or gardens of these properties.
7.15 In this regard the proposal accords with saved Policy HD20 of the Local Plan, Policy SG4 of the Core Strategy and Policy HP4 of the emerging Local Plan which seek to safeguard residential amenity.
7.16 Highways
7.17 The proposal does not involve any alteration to the existing access to the site and as such there are no implications for highway safety.
7.18 ECONOMIC SUSTAINABILITY
7.19 It is advised that the existing plant is beyond repair and that financial investment is required to replace the plant to enable the facility to continue to operate. There will also be economic benefit resulting from the appointment of contractors and employment of the workforce to carry out the development.
8.0 OTHER MATTERS
8.1 The Area Environmental Health Officer advises that the site is currently subject to an Environmental Permit and a variation application should be submitted to Environmental Protection. An informative can be added advising the applicant.
8.2 Regarding the timescale for the proposed work, the applicant has advised that it in intended to commence work in spring next year and their consultants have indicated a worse case indicative programme where the temporary cremator will be on site for 32 weeks and operational for 19 weeks. The applicant would, however, seek to reduce this timescale once a preferred contractor has been appointed.
8.3 A temporary consent for a period of 2 years is therefore considered reasonable.
9.0 PLANNING BALANCE & CONCLUSION
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9.1 The proposal will ensure the continued operation of a public and community facility, according with the social role of sustainability.
9.2 The development is small-scale, to be installed for a temporary period and any visual impact will be mitigated by condition. There are no implications for the amenity afforded to residential properties bounding the site nor highway safety. The development therefore accords with the environmental role of sustainability which seeks to safeguard the built environment.
9.3 There will be investment in the replacement of the existing plant and employment will be created through the appointment of a contractor and their workforce. The development will therefore make a modest contribution to economic sustainability.
9.4 The proposal accords with the three overarching objectives of sustainability as set out in the Framework, saved Policy HD20 of the Harrogate District Local Plan, Policies SG4 and EQ2 of the Harrogate District Core Strategy DPD, along with Policies HP3 and HP4 of the emerging Local Plan, which require development to be well-integrated with existing buildings and protect residential amenity and the built environment.
10.0 RECOMMENDATION
10.1 That the application be APPROVED subject to conditions
1. The temporary cremator and hoardings hereby permitted shall be wholly removed from the site, and the existing stone wall and windows shall be re-instated in strict accordance with Drawing NPS-DR-B-(90)-002 P2, within two years from the date of this decision notice.
2. The development hereby permitted shall be carried out in strict accordance with the following drawing:
Plans and Elevations for Temporary Works at Stonefall Cemetery Harrogate:
NPS-DR-B-(90)-002 Rev.P2
3. Prior to the development hereby permitted being first brought into use details of the colour of the hoarding and the flue shall be submitted for the written approval of the Local Planning Authority and the hoarding and flue shall then be painted the approved colour which shall retained as such thereafter
Reasons for Conditions:-
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1. In the interests of visual amenity and to safeguard the character and appearance of the area.
2. For the avoidance of doubt.
3. In the interests of visual amenity.
INFORMATIVES
1. The site is currently subject to an Environmental Permit and a variation application should be submitted to Environmental Protection to take account of the proposed plans.
Further information can be sought from Emily Revill, Technical Officer (Environmental Protection) Email: [email protected], tel: 01423 500600 (ext numbe58523)
In the event of any changes being needed to the wording of the Committee's decision (such as to delete, vary or add conditions/informatives/planning obligations or reasons for approval/refusal) prior to the decision being issued, the Chief Planner has delegated authority to do so in consultation with the Chairman of the Planning Committee, provided that the changes do not exceed the substantive nature of the Committee's decision.
Case Gillian Pinna-Morrell Expiry Date: 16 December 2019 Officer:
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Case No. 19/04422/FUL Item No. 04
Location: The Granary, Penny Pot Lane Harrogate HG3 2SA
Proposal: Erection of single storey extension and alterations to fenestration.
Applicant: Mr Graham Swift
Access to the case file on Public Access can be found here:- view file Reason for report: This application is to be presented to the Planning Committee because the applicant is an elected member of the council.
SUMMARY
Planning permission is sought for the erection of a single storey extension to the side and rear elevations, and alterations to the fenestration to the rear elevation of The Granary, Penny Pot Lane, Harrogate.
The proposed development would have an acceptable impact on the character and appearance of the host dwelling and street scene and on neighbouring amenity. The design would have a neutral impact on the host dwelling and the character of the surrounding Special Landscape Area.
Accordingly, the proposal accords with guidance in the National Planning Policy Framework and the policies of the Development Plan.
RECOMMENDATION: Approve subject to conditions
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1.0 SITE DESCRIPTION
1.1 The application site comprises The Granary which is a semi–detached barn conversation, arranged over two floors. The dwelling is located on a residential development of five large residential units which were converted from the farm buildings of ‘Oakdale Farm’ in the 1990s.
1.2 The dwelling is constructed in natural stone with a natural slate roof and painted timber windows. There is a shared access track located directly to the north east of the dwelling, with entrances onto the public highway, Penny Pot Lane, to the east of the development and to the south adjacent to Oakdale Bridge.
1.3 The dwellings to the site are of similar character and style, with multiple subservient extensions visible within the development.
1.4 The dwellings are sited to the west of Harrogate within a Special Landscape Area.
2.0 PROPOSAL
2.1 Full planning permission is sought for the erection of a single storey extension which wraps around the side and the rear of the dwelling and requires the partial demolition of the boundary wall and an extension of the railings to the first floor side entrance. The proposal also seeks consent for alterations to fenestration to alter a window opening to a doorway to the rear elevation.
3.0 APPLICANT'S SUPPORTING INFORMATION
Location Plan
Site Plan
Existing Drawings
Proposed Drawings
4.0 RELEVANT HISTORY
4.1 04/01401/FUL- Erection of single storey side and single storey rear extension.(Amended Scheme) Permitted 28.05.2004.
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5.0 NATIONAL & LOCAL POLICY
5.1 National Planning Policy
National Planning Policy Framework
5.2 Core Strategy
Policy EQ2 The natural and built environment and green belt
Policy SG4 Settlement Growth: Design and Impact
5.3 Harrogate District Local Plan (2001, As Altered 2004)
Policy H15 Extensions to Dwellings
Policy HD20 Design of New Development and Redevelopment
Policy C02 Landscape Character
Policy C09 Special Landscape Areas
Policy C16 The Re-use and Adaptation of Rural Buildings
Policy R11 Rights of Way
5.4 Emerging District Local Plan (2019)
Policy HP3 Local Distinctiveness
Policy HP4 Protecting Amenity
Policy NE4 Landscape Character
Policy HS8 Extensions to Dwellings
Policy HP5 Public Rights of Way
5.5 Supplementary Planning Documents
House Extensions and Garages Design Guide
5.6 Other material policy considerations:
5.7 Planning Practice Guidance
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6.0 CONSULTATIONS
6.1 Harrogate Bridleways Association- Does not support or object to the proposal, however ‘the applicant should be aware that the public bridleway must be kept open and unobstructed at all times, the surface of the bridleway cannot be altered without permission of NYCC rights of way and adequate health and safety provision should be in place to ensure the safety of the public on the bridleway.’
6.2 Footpath Officer – NYCC- Does not support or object to the proposal, however requested the addition of an informative to prevent the obstruction of the Public Right of Way.
7.0 OTHER REPRESENTATIONS
7.1 None received at the time of writing.
8.0 ASSESSMENT
8.1 The main issues in the consideration of this application are as follow: -
Character and Appearance
Impact on Residential Amenity
Impact on the Public Right of Way
Impact on Special Landscape Area
8.2 Sustainability
8.3 The National Planning Policy Framework, February 2019, sets out the Government’s planning policies for England and is a material consideration in decision making. At the heart of the Framework is a presumption in favour of sustainable development. Achieving sustainable development means that the planning system has three overarching objectives, which are interdependent and need to be pursued in mutually supportive ways. The three sustainability objectives are economic, social and environment.
8.4 ENVIRONMENTAL SUSTAINABILITY
8.5 Character and Appearance
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8.6 The locality of ‘Oakdale Farm’ Development is verdant in nature with the public highway, Penny Pot Lane, being tree and shrub lined to this section. This predominantly screens views of the development to the south and east, with longer distance views of the roof lines achievable to the north.
8.7 The topography of the land slopes up from south to north and as such, the roof line of the host dwelling is visible from the north above the tree line. However, the proposal at single storey height would not be easily visible outside the development site and therefore the impact on the wider area would be minimal. As such, the special character of the landscape would not be eroded by the proposed development.
8.8 The proposal would be visible to the Public Right of Way, bridleway 15.54/28/1 which is sited immediately to the north of the site.
8.9 The proposed extension would be sited to the north side elevation and rear elevation of the host dwelling to accommodate addition kitchen space, a utility and small living/snug area.
8.10 Previous applications are deemed to be a material consideration. It is noted that application 04/01401/FUL was permitted in May 2004 for the erection of single storey porch extension to the side elevation and for a single storey rear extension of larger proportions than those proposed within this application. This consent has not been implemented. The site has not significantly altered since the granting of this permission and therefore, weight can be given to the acceptability in principal of the proposal’s siting, subject to its scale and design.
8.11 The north west side extension element would be of flat roof construction, occupying the existing space under the external staircase to the first floor and extending along the side to join the pitched form of the proposed rear projection. The flat roof element would host metal railing to match the existing first floor platform which would assimilate with the host dwelling and would be of appropriate scale. As such, would not be a visually intrusive feature.
8.12 The north west side boundary wall would be decreased in height with raised beds beyond the remaining low stone wall. The boundary wall to the rear, north east,
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boundary would be retained. The alteration to the side boundary wall would accommodate the installation of two appropriately proportioned windows to the kitchen extension overlooking the bridleway.
8.13 The pitched roof element would be sited to the northern corner of the dwelling, projecting 1.3m beyond the side elevation and 3.3m beyond the rear elevation. The overall width of the extension would be 4.5m across the rear of the dwelling. The extension has a low eaves height of 2.1m and a ridge height of 3.4m. Therefore the extension is modest in proportion when viewed in the context of the host dwelling and would not overdevelop the site.
8.14 The form of the side and rear elements would assimilate with roof forms of the host building and its siting would be to the rear of the dwelling, with a small projection to the side elevation and therefore would not detract from the character of the front elevation. The extension would not alter the feature window to the north east elevation. As such the proposal respects the character of the host building and would be a sympathetic and subservient addition.
8.15 A distance of approximately 5.7m would be retained to the side elevation of neighbouring dwelling, Oakdale House and as such, the proposal, at single storey height, can be constructed without demonstrably eroding the spatial quality of the area.
8.16 The alteration from a window to a glazed door to the rear elevation of the dwelling would not alter the siting of the fenestration and would not significantly vary the proportion of void to wall of the dwelling. This element would not significantly alter the appearance of the rear elevation. Moreover, this element would be screened by the proposed extension and would not have a significant impact of the character of the locality.
8.17 A number of side and rear extensions, of varying scales and styles, have been installed previously on properties in this development.
8.18 The property is constructed of natural stone with a natural slate roof to match the existing dwelling with painted timber fenestration and powder coated aluminium bi-
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folding doors. The drawings specify that the walling and roofing materials would match the host building.
8.19 As such, the design and location of the single storey extension, associated works to the boundary wall and first floor railings and installation of a door in place of a window would not have a detrimental impact on the character and appearance of the host dwelling or street scene and surrounding area.
8.20 The proposal would be in keeping with the visual appearance of the dwelling and would comply with policies SG4, EQ2, H15, HD20, C9 and C16, PPS5 and the Guide.
8.21 Impact on Residential Amenity
8.22 The dwelling is attached to Oak House to the south east, Beck House to the south west and Oakdale House is sited to the north east, beyond the boundary wall and neighbour driveway. The dwellings are located in a cluster around the access track, reflective of the agricultural character of the original buildings.
8.23 Given the proximity and layout of the plots in this development, there is considered to be an existing degree of mutual overlooking between properties and their amenity spaces.
8.24 One glazed door from the utility room of the proposed extension would face the side elevation of Oakdale House at a distance of approximately 5.7m. Along its south western boundary, Oakdale House appears to host a utility room and additional tertiary accommodation and two dual aspect bedrooms to the first floor.
8.25 The proposed utility door to the extension and the alteration of one window to a glazed door are sited at ground floor height and would face onto the host dwelling’s boundary wall at 1.7m in height. The fenestration would not directly overlook accommodation to ground floor level due to screening and given the presence of existing fenestration at first floor height, it is not considered that the proposed extension will be significantly more harmful to the neighbouring amenity of Oakdale House.
8.26 The proposal would be set 8.5m away from the side boundary towards the adjoining neighbour Oak House and given its projection of 3.3m beyond the rear building line,
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this projection adheres to the Design Guidelines with regards to mitigating against impact on neighbouring amenity.
8.27 The fenestration to the side elevation would overlook bridleway 15.54/28/1 and neighbouring garage block beyond. Due to the scale and siting of the windows, set away from neighbouring dwellings, there would be an acceptable level of overlooking from tertiary accommodation on residential amenity.
8.28 The flat roof element of the extension to the side of the dwelling would extend the railed platform to the first floor entrance, which is sited opposite a detached garage block.
8.29 This extension is of modest scale and is narrow. Therefore this appears to be a design feature and would not offer additional accommodation. As such, this element would not have a significantly increase impact on residential amenity than the existing platform.
8.30 As such, the proposal would not adversely impact on the levels of privacy and amenity currently afforded the occupants of neighbouring properties. As such, it complies with policies SG4 and HP4.
8.31 Impact on the Public Right of Way
8.32 Public Right of Way bridleway 15.54/28/1 proceeds along from east to west along the shared access track from Penny Pot Lane towards Oaker Bank.
8.33 The fenestration to the side elevation of the proposal and the extended first floor entrance would overlook the bridleway.
8.34 The existing ground floor w/c window and first floor platform overlook the bridleway from the host dwelling, with windows to neighbouring plots also overlooking the bridleway.
8.35 Due to the scale and siting of the windows and the presence of existing windows, there would not be a significant increase in overlooking impact created by the proposal towards the bridleway.
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8.36 The form of the extension would not encroach on the bridleway and would not unduly overshadow or overbear it. The extension would be viewed in the context of the host dwelling as an appropriately proportioned extension. As such, the character and amenity value of the Public Right of Way would be safeguarded in line with policies R11 and HP5.
8.37 ECONOMIC SUSTAINABILITY
8.38 With regard to the economic role of sustainable development, the proposed development will help maintain jobs and economic benefits to the construction industry supply chain.
9.0 OTHER MATTERS
9.1 There are no other considerations on social or economic sustainability grounds due to the nature of the application and proposed development.
10.0 PLANNING BALANCE & CONCLUSION
10.1 Given the subservient scale and siting of the singles storey extension, associated works and alterations to fenestration, and within the context of the locality, the proposed development would have an acceptable impact on its character and the residential amenities of neighbouring occupants.
10.2 Accordingly, the proposal accords with guidance in the National Planning Policy Framework and the policies of the Development Plan. There are no other material considerations, in these circumstances, that warrant setting aside these requirements.
11.0 RECOMMENDATION
That the application be APPROVED subject to the following conditions:
1 The development hereby permitted shall be begun on or before .
2 The development hereby permitted must not be carried out otherwise than in strict accordance with the submitted details, as modified by the conditions of this consent, and the following plans and drawings:
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• Location Plan, Existing Floor Plan & Elevations, Dwg no 662/01 01 Revision A, received 17.10.2019. • Proposed Site Plan, Floor Plans & Elevations, Dwg no. 662/01 02 Revision E, received 19.11.2019.
3 The rooflight(s) hereby permitted shall be of the conservation type with a black steel frame and central glazing bar, have recessed installation so that the rooflight sits flush with the roof covering and does not project above this line, be top opening unless a side hung escape rooflight is required and the flashing of the opening shall be carried out in traditional leadwork.
Reasons for Conditions:- 1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and to ensure compliance with the approved drawings. 3 To protect the character and appearance of the host dwelling and surrounding area in the interests of visual amenity.
12.0 INFORMATIVES
12.1 No works are to be undertaken which will create an obstruction, either permanent or temporary, to the Public Right of Way adjacent to the proposed development. Applicants are advised to contact the County Council’s Access and Public Rights of team at County Hall, Northallerton via [email protected] to obtain up-to- date information regarding the line of the route of the way. The applicant should discuss with the Highway Authority any proposals for altering the route.
In the event of any changes being needed to the wording of the Committee’s decision (such as to delete, vary or add conditions / informatives / planning obligations or reasons for approval / refusal) prior to the decision being issued, the Chief Planner has delegated authority to do so in consultation with the Chairman of the Planning Committee provided that the changes do not exceed the substantive nature of the Committee’s decision.
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Case Emma Walsh Expiry Date: 20 December 2019 Officer:
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HARROGATE BOROUGH COUNCIL
PLANNING COMMITTEE
LIST OF APPLICATIONS DETERMINED BY THE CHIEF PLANNER UNDER THE SCHEME OF DELEGATION
CASE NUMBER: 19/02575/DISCON WARD: CASE OFFICER: Gerard Walsh DATE VALID: 18.06.2019 GRID REF: E 428164 TARGET DATE: 13.08.2019 N 456978 REVISED TARGET: DECISION DATE: 19.11.2019 APPLICATION NO: 6.93.635.C.DISCON
LOCATION: Residential Development Site At 428164 456978 Skipton Road Harrogate North Yorkshire
PROPOSAL: Approval of details required under conditions 3 (Material Samples), 4 (Biodiversity Mitigation and Enhancement Plan) and 7 (Landscaping Scheme) of planning permission 17/01398/REMMAJ - Application for approval of Reserved Matters (under Outline Application 14/00854/OUTMAJ) for the erection of 210 dwellings with appearance, landscaping, layout and scale considered.
APPLICANT: Home Group Ltd
2 CONFIRMATION of discharge of condition(s)
CASE NUMBER: 19/03461/FUL WARD: Falls Within 2 Or More CASE OFFICER: Emma Howson DATE VALID: 15.08.2019 GRID REF: E 431877 TARGET DATE: 10.10.2019 N 470027 REVISED TARGET: 15.11.2019 DECISION DATE: 14.11.2019 APPLICATION NO: 6.500.28.F.FUL
LOCATION:
Page 89 The Mount Littlethorpe Lane Littlethorpe HG4 1UD
PROPOSAL: Change of use of coach house annexe to unrestricted residential occupancy with walled garden as domestic curtilage.
APPLICANT: Mr C Anderson
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 14.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details. Drawing No 10A Proposed Plan and Site Plan dated July 2019
3 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions, garages, outbuildings, porches, roof or dormer windows or additional openings other than any expressly authorised by this permission shall be erected or installed without the grant of further specific planning permission from the local planning authority.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of preserving the character of the building, and residential amenity
CASE NUMBER: 19/03540/TPO WARD: Falls Within 2 Or More CASE OFFICER: Kate Lavelle DATE VALID: 25.09.2019 GRID REF: E 434734 TARGET DATE: 20.11.2019 N 457057 REVISED TARGET: DECISION DATE: 13.11.2019 APPLICATION NO: 6.100.2002.B.TPO
LOCATION: Railway Viaduct Over River Nidd Waterside Knaresborough North Yorkshire
PROPOSAL:
Page 90 Selective pruning of trees within W4 of Tree Preservation Order 01/1959.
APPLICANT: Network Rail
APPROVED subject to the following conditions:-
1 The works hereby approved shall be completed within two years of the date of this decision.
2 The proposed works shall be completed in strict accordance with the specification noted in the application and no pruning wounds greater than 100mm in diameter shall be generated as a result of the works.
3 All works shall be undertaken by a suitably qualified Arborist in accordance with British Standards: 3998 (2010) Works to Trees.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990 2 In order to maintain the amenity of the locality. 3 In the interests of good arboricultural practice.
INFORMATIVES
1 The applicant will need to notify the owners of Mother Shiptons Cave as to their proposals as some of the trees may be located on this neighbouring land.
CASE NUMBER: 19/04219/ADV WARD: Falls Within 2 Or More CASE OFFICER: Kate Lavelle DATE VALID: 04.10.2019 GRID REF: E 436488 TARGET DATE: 29.11.2019 N 456903 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.500.273.G.ADV
LOCATION: Manse Farm Knaresborough North Yorkshire
PROPOSAL: Display of 4 no non illuminated flags and 2 no non illuminated V shaped boards.
APPLICANT:
Page 91 Taylor Wimpey North Yorkshire
APPROVED subject to the following conditions:-
1 The development hereby approved shall be carried out in strict accordance with the details within the application form, as modified by the amended drawing (reference MF K SA1 Rev A) and the conditions of this consent.
2 This consent hereby grants permission for the display of the advertisement(s) referred to in this notice for a period of two years from the date of this consent. The advertisement(s) shall be dismantled after such time unless specific further permission has been granted by the Local Planning Authority prior to the end of that period.
Reasons for Conditions:-
1 For the avoidance of doubt and in the interests of proper planning 2 In order to protect the visual amenities of the surrounding area.
CASE NUMBER: 19/04594/SCREEN WARD: Falls Within 2 Or More CASE OFFICER: Mike Parkes DATE VALID: 31.10.2019 GRID REF: E 420515 TARGET DATE: 21.11.2019 N 456989 REVISED TARGET: DECISION DATE: 20.11.2019 APPLICATION NO: 6.500.78.SCREEN
LOCATION: RAF Menwith Hill Main Street Menwith Hill Camp Harrogate North Yorkshire HG3 2RF
PROPOSAL: Environmental Impact Assessment Screening Opinion for the reconfiguration of the main gate.
APPLICANT: WYG
Environmental Impact Assessment Is Not Required
1 The proposal has been assessed against advice in the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 and National Planning Practice Guidance. On the basis of that assessment it is considered that
Page 92 the proposal is not likely to have significant effects on the environment such that an Environmental Impact Assessment would be required.
CASE NUMBER: 19/01890/FUL WARD: Bishop Monkton & Newby CASE OFFICER: Michelle Stephenson DATE VALID: 28.07.2019 GRID REF: E 439242 TARGET DATE: 22.09.2019 N 467164 REVISED TARGET: 08.11.2019 DECISION DATE: 07.11.2019 APPLICATION NO: 6.56.228.FUL
LOCATION: 51 Waterside Langthorpe YO51 9GE
PROPOSAL: Extension of the ground and first floor decking balconies and installation of new staircase and balustrades.
APPLICANT: Mr Michael Cowling
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 07.11.2022.
2 The development hereby approved must be carried out in strict accordance with the details within the application form and the following amended plans and drawings: Location Plan (Licence no: 100047474), received 2 May 2019. Site Plan, received 31 July 2019. Proposed Plans, Elevation and Sectional Elevation (Dwg no. P01), received 31 July 2019.
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and to ensure compliance with the approved drawings. 3 To protect the character and appearance of the host dwelling and surrounding Conservation Area in the interests of visual amenity.
Page 93
CASE NUMBER: 19/03775/FUL WARD: Bishop Monkton & Newby CASE OFFICER: Michelle Stephenson DATE VALID: 10.09.2019 GRID REF: E 437122 TARGET DATE: 05.11.2019 N 470661 REVISED TARGET: 20.11.2019 DECISION DATE: 20.11.2019 APPLICATION NO: 6.34.66.FUL
LOCATION: The Old Post House 16 Cana Lane Marton Le Moor HG4 5BT
PROPOSAL: Erection of single storey extension to existing garage to form Summerhouse. Alterations to fenestration.
APPLICANT: Mr And Mrs Eyre
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 20.11.2022.
2 The development hereby approved must be carried out in strict accordance with the details within the application form and the following amended plans and drawings: Site Plans (Dwg no. 101938/02), received 4 September 2019. Proposed Amendments/ Extension to Existing Store to form Summer House (Dwg no. 101938/01), received 4 September 2019.
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved must match those of the existing dwelling.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 To protect the character and appearance of the street scene and surrounding area in the interests of visual amenity.
Page 94
CASE NUMBER: 19/04205/FUL WARD: Bishop Monkton & Newby CASE OFFICER: Emma Walsh DATE VALID: 03.10.2019 GRID REF: E 436164 TARGET DATE: 28.11.2019 N 468628 REVISED TARGET: DECISION DATE: 26.11.2019 APPLICATION NO: 6.46.53.J.FUL
LOCATION: Oak Tree House Skelton Village Skelton On Ure HG4 5AG
PROPOSAL: Retrospective application for single storey extension.
APPLICANT: Mr & Mrs Wade
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be completed on or before twelve months from the date of this consent.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details: Proposed Site Plan- drawing PL02, received 03.10.2019. As Built Ground Floor Plan- drawing PL30 rev A, received 20.11.2019 As Built Roof Plan- drawing PL32, received 03.10.2019 As Built North and East Elevations- drawing PL35, received 03.10.2019 As Built West Elevations- drawing PL36 rev A, received 20.11.2019 Proposed Elevation to driveway- drawing PL40, received 20.11.2019
3 If within a period of ten years from the date of the planting of the trees within the proposal hereby approved, are removed, uprooted or destroyed or dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree of the same species and size as that originally planted shall be planted at the same place, unless the local planning authority gives its written consent to any variation.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interest of safeguarding visual and residential amenity
Page 95
CASE NUMBER: 19/04228/FUL WARD: Bishop Monkton & Newby CASE OFFICER: Jeremy Constable DATE VALID: 07.10.2019 GRID REF: E 436126 TARGET DATE: 02.12.2019 N 468578 REVISED TARGET: DECISION DATE: 02.12.2019 APPLICATION NO: 6.46.19.F.FUL
LOCATION: Skelton Grange Skelton Village Skelton On Ure HG4 5AG
PROPOSAL: Erection of single storey extension.
APPLICANT: Mr & Mrs Scagell
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 02.12.2022.
2 The development hereby approved shall be carried out in strict accordance with the details within the application form and the following submitted plans and drawings: Location Plan: Drwg No.2014-13 (Received 07.10.2019) Site Plan: Drwg No.2014-14 (Received 07.10.2019) Proposed floor plans and elevations: Drwg No.2014-11 (Received 07.10.2019)
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
Reasons for Conditions:-
1 To ensure compliance with Section 91 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity.
CASE NUMBER: 19/04250/FUL WARD: Bishop Monkton & Newby
Page 96 CASE OFFICER: Jeremy Constable DATE VALID: 07.10.2019 GRID REF: E 438951 TARGET DATE: 02.12.2019 N 466121 REVISED TARGET: DECISION DATE: 02.12.2019 APPLICATION NO: 6.63.3.AO.FUL
LOCATION: Reed Boardall Cold Storage Limited Bar Lane Roecliffe York North Yorkshire YO51 9NN
PROPOSAL: Formation of pedestrian site access and illuminated pedestrian footpath.
APPLICANT: Reed Boardall Group
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 02.12.2022.
2 The development hereby approved shall be carried out in strict accordance with the details within the application form and the following submitted plans and drawings: M3109-01 Rev B and M3109-02 (Received 07.10.2019)
Reasons for Conditions:-
1 To ensure compliance with Section 91 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning.
CASE NUMBER: 19/04260/TPO WARD: Bishop Monkton & Newby CASE OFFICER: Katie Lois DATE VALID: 07.10.2019 GRID REF: E 432966 TARGET DATE: 02.12.2019 N 466376 REVISED TARGET: DECISION DATE: 19.11.2019 APPLICATION NO: 6.54.282.B.TPO
LOCATION: Dransfield House Main Street Bishop Monkton HG3 3QP
PROPOSAL: Lateral reduction (by 3m) of 1 no. Oak (T5) within Tree Preservation Order 16/1990.
APPLICANT:
Page 97 Mr Rodney Wilson
APPROVED subject to the following conditions:-
1 The works hereby approved shall be completed within two years of the date of this decision.
2 The proposed works, the lateral reduction (by 3m) of 1 no. Oak tree, shall be completed in strict accordance with the specification noted in the application.
3 All works shall be undertaken by a suitably qualified Arborist in accordance with British Standards: 3998 (2010) Works to Trees.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to maintain the amenity of the locality. 3 In the interests of good Arboricultural practice.
CASE NUMBER: 17/03794/DISCON WARD: Boroughbridge CASE OFFICER: Andy Hough DATE VALID: 04.09.2017 GRID REF: E 439280 TARGET DATE: 30.10.2017 N 466968 REVISED TARGET: DECISION DATE: 19.11.2019 APPLICATION NO: 6.64.57.V.DISCON
LOCATION: Site Of Riverside Sawmills Valuation Lane Boroughbridge North Yorkshire
PROPOSAL: Approval of details required under conditions 4 (Geoenvironmental Appraisal), 14 (Engineering drawings), 21 and 22 (Site access, parking and storage) of planning permission 14/04315/FULMAJ as amended by 17/04133/DVCMAJ and Condition 32 (Construction Management Plan of 17/04133/DVCMAJ - Demolition of buildings and erection of 84 dwellings with garaging, conversion of barn to form 1 dwelling and formation of new vehicle accesses and associated landscaping. (site area 4.4ha).
APPLICANT: Linden Homes
4 REFUSAL to confirm discharge of condition(s)
Page 98
1 As conditions 4, 14, 21, 22 and 32 were required to be discharged prior to commencement of development and the development has been substantially started, the conditions cannot be discharged because the work has been undertaken before agreement of the necessary details.
In these circumstances the conditions cannot be formally be discharged. As however the details submitted to discharge the conditions are in all other respects considered acceptable and would have discharged the conditions if submitted and agreed prior to commencement of development, it is not expedient in this case to take enforcement action because of the technical breach of the wording to the conditions.
INFORMATIVES
1 It is not expedient to take enforcement action because although conditions 4, 14, 21, 22 and 32 were not discharged before commencement of development , the submitted details are in all other respects considered acceptable and would have been satisfactory had they been agreed before development began.
CASE NUMBER: 19/02276/FUL WARD: Boroughbridge CASE OFFICER: Aimée McKenzie DATE VALID: 05.07.2019 GRID REF: E 439636 TARGET DATE: 30.08.2019 N 466927 REVISED TARGET: 29.11.2019 DECISION DATE: 29.11.2019 APPLICATION NO: 6.64.134.K.FUL
LOCATION: Hsbc Bridge Street Boroughbridge YO51 9LG
PROPOSAL: Conversion of former bank into 6 no. flats with associated parking and amenity space. Works to include demolition of vault, relocation of entrance and alterations to fenestration.
APPLICANT: Khalastchi
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 29.11.2022.
2 The development hereby approved shall be carried out in strict accordance with the details within the application form dated and received by Harrogate Borough Council
Page 99 on 29 May 2019, Flood Risk Assessment (ARP, July 2019) and biodiversity check list dated and received by Harrogate Borough Council on 5 July 2019 and Design and Access Statement dated and received by Harrogate Borough Council on 28 August 2019, drawing references: 3106 100 Rev B, 3106 901 Rev B, 3106 200 Rev B, 3106 900 Rev B and 3106 902 Rev B dated and received by Harrogate Borough Council on 22 October 2019 and email from the agent dated received 21 November 2019 and as modified by this consent.
3 An electric vehicle infrastructure strategy and implementation plan shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of any dwelling hereby permitted. The plan shall contain details of the number and location of all electric vehicle charging points which shall be of Mode 3 type (specific socket on a dedicated circuit with a minimum current rating of 16 Amp). Buildings and parking spaces that are to be provided with charging points shall not be brought into use until associated charging points are installed in strict accordance with approved details and are operational. The charging point installed shall be retained thereafter.
4 The windows labelled obscure glazed on the norther elevation of the building as shown on drawing reference: 3106 200 Rev B shall be obscurely glazed to level 3 or higher of the Pilkington scale of privacy or equivalent and that level of obscure glazing shall be retained throughout the life of the development.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of improving access to sustainable transport options across the District and to improve air quality in accordance with the NPPF. 4 In the interests of protecting privacy and residential amenity in line with policy SG4 of the Harrogate Core Strategy.
CASE NUMBER: 19/02370/FUL WARD: Boroughbridge CASE OFFICER: Michelle Stephenson DATE VALID: 06.06.2019 GRID REF: E 439644 TARGET DATE: 01.08.2019 N 466942 REVISED TARGET: 04.12.2019 DECISION DATE: 02.12.2019 APPLICATION NO: 6.64.370.C.FUL
LOCATION: North Riding House Bridge Street Boroughbridge York North Yorkshire YO51 9LA
PROPOSAL:
Page 100 Installation of 2 no. dormer windows and 4 no. roof lights. Part Conversion of store to form garage (revised scheme).
APPLICANT: Mr And Mrs Crossley
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 02.12.2022.
2 The development hereby approved must be carried out in strict accordance with the following drawings as amended: Location Plan (Scale 1:1250), received by Harrogate Borough Council on 24 June 2019. Block Plan (Scale 1:500), received by Harrogate Borough Council on 24 June 2019. Proposed Plans, Elevations and Sections 'AS PROPOSED - Planning Drawing' (Dwg no. N.R.H. / 02 REV F), received by Harrogate Borough Council on 29 November 2019.
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
4 The rooflight(s) hereby permitted shall be of the conservation type with a black steel frame and central glazing bar, have recessed installation so that the rooflight sits flush with the roof covering and does not project above this line, be top opening unless a side hung escape rooflight is required and the flashing of the opening shall be carried out in traditional leadwork.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 To protect the character and appearance of the application dwelling and surrounding Conservation Area in the interests of visual amenity.
4 In the interests of visual amenity.
CASE NUMBER: 19/03661/DISCON WARD: Boroughbridge CASE OFFICER: Kate Lavelle DATE VALID: 19.09.2019 GRID REF: E 438888 TARGET DATE: 14.11.2019
Page 101 N 464182 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.64.756.B.DISCON
LOCATION: Land Comprising Field At 438888 464182 Harrogate Road Minskip North Yorkshire
PROPOSAL: Approval of details required under conditions 11 (lighting) and 13 (electric vehicle charging) of Planning Permission 18/00276/FULMAJ- Erection of 10 no. dwellings.
APPLICANT: Home Group LTD
1 CONFIRMATION of discharge of condition(s)
INFORMATIVES
1 Condition 11 (lighting): Details were submitted on 28.08.2019 (Tulua 111 PIR Data sheet exterior wall lighting, Bronx style bollard specification and Lighting plan 1701 C 100 Rev B). The submitted details are considered to be acceptable.
2 Condition 13 (electric vehicle charging): Details were submitted on 28.08.2019 (Electric Vehicle Infrastructure strategy 1701 C 100 Rev B). Further details were submitted on 11.10.2019. An amended plan (1701 C 100 Rev D) was submitted on 25.10.2019. The submitted amended details are considered to be acceptable.
CASE NUMBER: 19/03885/FUL WARD: Boroughbridge CASE OFFICER: Michelle Stephenson DATE VALID: 18.09.2019 GRID REF: E 439204 TARGET DATE: 13.11.2019 N 466944 REVISED TARGET: 15.11.2019 DECISION DATE: 14.11.2019 APPLICATION NO: 6.64.793.FUL
LOCATION: 5 Oak Close Boroughbridge York North Yorkshire YO51 9FZ
PROPOSAL: Erection of conservatory.
APPLICANT: Mr And Mrs Clare
APPROVED subject to the following conditions:-
Page 102
1 The development hereby permitted shall be begun on or before 14.11.2022.
2 The development hereby approved must be carried out in strict accordance with the details within the application form and the following amended plans and drawings: Location Plan (ID: BW1-00826650), received 12 September 2019. Proposed Floor Plan (Scale 1:100), received 12 September 2019. Proposed Elevations (Scale 1:100), received 12 September 2019. Proposed Site Plan (Scale 1:200), received 12 September 2019.
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and to ensure compliance with the approved drawings. 3 To protect the character and appearance of the host dwelling and surrounding area in the interests of visual amenity.
CASE NUMBER: 19/04394/TPO WARD: Boroughbridge CASE OFFICER: Katie Lois DATE VALID: 16.10.2019 GRID REF: E 439303 TARGET DATE: 11.12.2019 N 466289 REVISED TARGET: DECISION DATE: 02.12.2019 APPLICATION NO: 6.64.543.B.TPO
LOCATION: 24 Mallard Walk Boroughbridge York North Yorkshire YO51 9LQ
PROPOSAL: Root pruning and installation of root barrier for 2 no. Black Pines (G1) within Tree Preservation Order 26/2011
APPLICANT: Mr Brian Collier
APPROVED subject to the following conditions:-
1 The works hereby approved shall be completed within two years of the date of this
Page 103 decision.
2 The proposed works shall be completed in strict accordance with the specification noted in the application.
3 All works shall be undertaken by a suitably qualified Arborist in accordance with British Standards: 3998 (2010) Works to Trees.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to maintain the amenity of the locality. 3 In the interests of good Arboricultural practice.
CASE NUMBER: 19/00629/FUL WARD: Claro CASE OFFICER: Michelle Stephenson DATE VALID: 18.02.2019 GRID REF: E 436523 TARGET DATE: 15.04.2019 N 462771 REVISED TARGET: 07.11.2019 DECISION DATE: 13.11.2019 APPLICATION NO: 6.70.145.FUL
LOCATION: The Garden House Main Street Staveley HG5 9LD
PROPOSAL: Erection of agricultural storage shed; Demolition of 3 no. storage sheds.
APPLICANT: Mr P Holmes
4 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 13.11.2022.
2 The development hereby approved must be carried out in strict accordance with the details within the application form and the following amended drawings: Location Plan (Licence no. 1000) received 13 February 2019. Proposed Plans and Elevations with Site Plan (Dwg no. E30-02-PLG I a), received 08 November 2019.
3 No development or other operations shall commence on site until a scheme, by a
Page 104 qualified structural engineer, for the foundation details and general building structure has been submitted to and approved in writing by the Local Planning Authority. Such a scheme shall ensure that tree roots are retained and the building protected against root activity related movement in the future. Thereafter, development shall take place in accordance with the approved details; no development shall take place except in complete accordance with the approved protection scheme.
4 All tree pruning works shall be carried out by an appropriately experienced and qualified tree surgeon. All works shall be carried out so as to conform to British Standards 3998:2010 Recommendations for Tree Works.
5 The building hereby permitted shall only be used for agricultural storage, stabling of horses and sheltering of livestock in association with the operation of the land holding at the dwelling known as The Garden House, Staveley.
6 The 3 no. Nissen huts as indicated on the Proposed Floor Plans and Elevations (Dwg no. E30-02-PLG I a), as amended and received by Harrogate Borough Council on 8 November 2019, shall be removed in their entirety within 6 months of the commencement of development hereby approved. In the event that the works are not completed within 6 months of the commencement of development, further details shall be submitted to the local planning authority, prior to the end of that 6 month period, and the works shall be completed in accordance with the approved details.
7 This permission shall be of no effect if any development, consisting of the erection of any freestanding building within the curtilage of the dwelling house, as may be permitted under Article 3 of The Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting that order) is commenced before the commencement of development hereby permitted.
8 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no outbuildings other than any expressly authorised by this permission shall be erected without the grant of further specific planning permission from the local planning authority.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 To ensure the protection of the trees during construction and in the interest of visual amenity of the surrounding Conservation Area. 4 In the interests of good Aboricultural practice. 5 In the interests of residential and general amenity. 6 For the avoidance of doubt and to protect the visual amenity of the Conservation Area. 7 In order to prevent the exercise of permitted development rights prior to the implementation of the development and having regard to the scale and impact of
Page 105 development, within the Conservation Area, which could result and to comply with policies EQ2 and SG4 of the Core Strategy, saved policy HD3 of the Local Plan and policy HP2 of the Emerging Local Plan. 8 To ensure continued control over the extent of further building on the site in view of the location within the Conservation Area and having regard to policies EQ2 and SG4 of the Core Strategy, saved policy HD3 of the Local Plan and policy HP2 of the Emerging Local Plan.
INFORMATIVES
1 As the application site is within 250m of a landfill it is recommended that certain precautions are taken with the construction; namely: o A concrete floor. o Gas proof membrane beneath the floor. o Sealing/protection of any services to the building. o Adequate ventilation. Following completion of works a verification report should be obtained including photographic evidence and or statements from building control to indicate that the protection measures were included and installed to required standards.
CASE NUMBER: 19/02664/DISCON WARD: Claro CASE OFFICER: Kate Lavelle DATE VALID: 21.06.2019 GRID REF: E 436781 TARGET DATE: 16.08.2019 N 462451 REVISED TARGET: 30.11.2019 DECISION DATE: 13.11.2019 APPLICATION NO: 6.70.138.A.DISCON
LOCATION: Land Comprising Field At 436781 462451 Arkendale Road Staveley North Yorkshire
PROPOSAL: Approval of details required under conditions 5 (RPA Fencing), 7 (great crested newts) and 8 (ecological and landscaping) of planning permission 18/00027/FUL - Erection of two detached houses and two detached bungalows with car ports (Revised Scheme).
APPLICANT: Carl Beadle
1 CONFIRMATION of discharge of condition(s)
INFORMATIVES
Page 106
1 Condition 5 (RPA fencing): Details of the RPA fencing were submitted on 21.06.2019. The submitted details are acceptable.
2 Condition 7 (great crested newts): Details of a Great Crested Newt EDNA Survey by Smeeden Formen dated April 2019 were submitted on 21.06.2019. The submitted details are acceptable
3 Condition 8 (ecological and landscaping): Details of landscape proposals (drawing LLO1 Rev A) and a Landscape & Ecological Management Plan by Smeeden Foreman dated April 2019 were submitted on 21.06.2019. The submitted details are acceptable.
CASE NUMBER: 19/03215/DISCON WARD: Claro CASE OFFICER: Josh Arthur DATE VALID: 31.07.2019 GRID REF: E 432730 TARGET DATE: 25.09.2019 N 459582 REVISED TARGET: 29.11.2019 DECISION DATE: 26.11.2019 APPLICATION NO: 6.83.142.C.DISCON
LOCATION: Land Comprising Field At 432730 459582 Main Street Scotton North Yorkshire
PROPOSAL: Approval of details required under conditions 3 (site investigation), 6 (surface water), 9 (parking and access), 11 (wheel wash), 12 (highway condition), 13 (site parking), 15 (contamination survey) and 17 (root protection plan) of planning permission 18/01215/OUT - Outline application for the erection of 4 no. dwellings with access considered.
APPLICANT: Mr And Mrs M Emsley
CONFIRMATION of discharge of condition(s)
INFORMATIVES
1 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 A, and where remediation is necessary a remediation scheme must be prepared in accordance
Page 107 with the requirements of section B, 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 C.
2 Adequate provision for any additional surface water created by the development shall be accommodated within the constraints of the site. The drainage strategy shall comply with Building Regulations 2000 - Approved Document H (H3) - Rainwater Drainage. It is the applicant/owners responsibility to ensure that surface water does not cause nuisance to neighbouring land or property as a direct result of their actions.
CASE NUMBER: 19/03263/REM WARD: Claro CASE OFFICER: Gillian Pinna-Morrell DATE VALID: 02.08.2019 GRID REF: E 432730 TARGET DATE: 27.09.2019 N 459582 REVISED TARGET: 02.12.2019 DECISION DATE: 02.12.2019 APPLICATION NO: 6.83.142.D.REM
LOCATION: Land To The South Of Beechwoood Grange Main Street Scotton North Yorkshire
PROPOSAL: Reserved matters application for the Erection of 4 no. dwellings (Access, Appearance, Landscaping, Layout and Scale considered) under Outline Permission 18/01215/OUT.
APPLICANT: Mr And Mrs Emsley
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 02.12.2021.
2 The development hereby permitted shall be carried out in strict accordance with the following drawings:
Site Plan: BEE_1814_PL03 E Plot 1: Plans: BEE_1814_PL10_A Plot 1: Elevations: BEE_1814_PL11_A Plot 2: Plans:BEE_1814_PL12_A Plot 2: Elevations: BEE_1814_PL13_A Plot 3: Plans: BEE_1814_PL14_A Plot 3: Elevations: BEE_1814_PL15_A
Page 108 Plot 4: Plans: BEE_1814_PL16_A (revised 04/11/19) Plot 4: Elevations: BEE_1814_PL17_A (revised 04/11/19) Plot 4: Proposed Garage: BEE_1814_PL18_B (revised 04/11/19) Landscape Plan and Specification: PWP354.001 04 Arboricultural Method Statement: BA6221AMS: 25/07/2019 Impact Assessment and Protection Plan: BA6221AIA: 25/07/2019
3 No development of a building shall take place until samples of the external roof and wall facing materials have been submitted to and approved by the local planning authority in writing. The relevant works shall be carried out in accordance with the approved sample details prior to the occupation of the development and thereafter maintained.
4 Prior to the first occupation of Plot 4, the first floor en-suite and dressing room windows shall be obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent and that level of glazing shall thereafter be retained.
5 Before the occupation of the development hereby permitted the site shall be landscaped in strict accordance with the Landscape Plan and Specification (PWP354.001 Revision 04), thereafter the landscaping shall be maintained and retained as such.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity and to safeguard the character and appearance of the area. 4 In the interests of privacy and residential amenity. 5 In the interests of visual amenity.
CASE NUMBER: 19/03626/DISCON WARD: Claro CASE OFFICER: Kate Lavelle DATE VALID: 28.08.2019 GRID REF: E 436781 TARGET DATE: 23.10.2019 N 462451 REVISED TARGET: 30.11.2019 DECISION DATE: 15.11.2019 APPLICATION NO: 6.70.138.A.DISCON
LOCATION: Land Comprising Field At 436781 462451 Arkendale Road Staveley North Yorkshire
Page 109 PROPOSAL: Approval of details required under condition(s) 3 (Materials), 4 ( Gates and Walls), 9 ( Discharge of Surface Water), and 11 (electric vehicles), of Planning Permission 18/00027/FUL - Erection of two detached houses and two detached bungalows with car ports (Revised Scheme).
APPLICANT: Hamby Homes Ltd
CONFIRMATION of discharge of condition(s)
INFORMATIVES
1 Condition 3 (materials): Samples of the brick, stone, roof tile were viewed on site on 20.09.2019, 24.10.2019 and 30.10.2019. The brick for house types B and C will be Hathaway Brindle Wienerberger Kassandra. The proposed roof slate will be Spanish slate from Travis Perkins. The flat roof area will be covered in GRP in dark grey. The porch to house type B will be in a lead finish. The proposed stone for house types E and F was viewed on 30.10.2019 and is sourced from Sam Cryer. The stone heads and cills will be sourced from Sam Cryer as shown in the image submitted on 13.11.2019.The rear elevations are to be rendered in white Monocouche render. The windows will be timber painted vertical sash windows. The windows and doors will be painted in green Val de Terre no 234 Farrow & Ball. The doors to the rear of the properties will be glazed with slender dark grey aluminium frames colour reference RAL 7016.The cladding will be in timber to match the windows and doors. The car ports will be constructed in Oak timber frames from Hardwoods Group and to the rear there will be a store which will be blockwork clad in matching oak panelling. The submitted details and samples are considered to be acceptable.
2 Condition 4 (gates and walls): Details and plans were submitted on 27.08.2019. Further details were submitted on 25.09.2019 (drawings BO1 and GO1), 18.10.2019 and 24.10.2019. Final details were agreed on 11.11.2019.The design and siting of the gates and walls is as shown on plans BO1 and GO1. There will be a 1.8m timber fence between the properties in tanalised Yorkshire timber. The stone wall with stone pillars at the front of the properties will be 1.5m in height and constructed from stone to match house types E and F. The coping stone will be in Raj green stone from Prices Paving. The timber electric gates will measure approximately 1.8m in height and be in Sapelle timber in light oak stain. The submitted details are considered to be acceptable.
3 Condition 9 (discharge of surface water): Details were submitted on 27.08.2019 in plans B22224-D-110E Site Drainage Plan, B22224-D-115A Proposed Drainage Details 1 of 2, B22224-D-116B Proposed Drainage Details 2 of 2 and B22224- MD08 Storm Sewer Design Calculations. The submitted details are considered to be acceptable
Page 110 4 Condition 11(electric vehicles): Details were submitted on 27.08.2019 in a letter dated 17.04.2019 from NSW Electrical Contractors, a site plan reference BO1 and a specification sheet for the Rolec EV 7.2Kw installation. The details are considered to be acceptable.
CASE NUMBER: 19/03684/FUL WARD: Claro CASE OFFICER: Jeremy Constable DATE VALID: 12.09.2019 GRID REF: E 436338 TARGET DATE: 07.11.2019 N 462731 REVISED TARGET: 28.11.2019 DECISION DATE: 27.11.2019 APPLICATION NO: 6.70.50.P.FUL
LOCATION: Red House Main Street Staveley Knaresborough North Yorkshire HG5 9LD
PROPOSAL: Alterations to single storey pitched roof to form hipped roof with lantern; raising of eaves and installation of parapet and lantern to flat roof; installation of decking, repositioning of door and alteration to fenestration.
APPLICANT: Mr Antony Meeke
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 27.11.2022.
2 The development hereby approved shall be carried out in strict accordance with the details within the application form and the following submitted plans and drawings: Location Plan: Drwg No.1917.S01 Rev A (Received 12.09.2019) Site Plan: Drwg No.1917.S02 Rev A (Received 12.09.2019) Proposed plans and elevations: Drwg No.1917.P06 (Received 12.09.2019) Proposed lantern details: Drwg No.1917.P05 (Received 29.08.2019) Proposed windows and doors: Drwg No.1917.P03 (Received 29.08.2019) Proposed internal doors: Drwg No.1917.P04 Rev A (Received 29.08.2019) Proposed windows and doors: Drwg No.1917.P02 (Received 29.08.2019)
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
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Reasons for Conditions:-
1 To ensure compliance with Section 91 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity.
CASE NUMBER: 19/03685/LB WARD: Claro CASE OFFICER: Jeremy Constable DATE VALID: 19.09.2019 GRID REF: E 436338 TARGET DATE: 14.11.2019 N 462731 REVISED TARGET: 28.11.2019 DECISION DATE: 27.11.2019 APPLICATION NO: 6.70.50.Q.LB
LOCATION: Red House Main Street Staveley Knaresborough North Yorkshire HG5 9LD
PROPOSAL: Listed building consent for alterations to single storey pitched roof to form hipped roof with lantern; raising of eaves and installation of parapet and lantern to flat roof; installation of terrace, repositioning of door; alteration to fenestration; removal of partition walls; installation of partition walls and internal doors; formation of window seat.
APPLICANT: Mr Antony Meeke
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 27.11.2022.
2 The development hereby approved shall be carried out in strict accordance with the details within the application form and the following submitted plans and drawings: Location Plan: Drwg No.1917.S01 Rev A (Received 12.09.2019) Site Plan: Drwg No.1917.S02 Rev A (Received 12.09.2019) Proposed plans and elevations: Drwg No.1917.P06 (Received 12.09.2019) Proposed lantern details: Drwg No.1917.P05 (Received 29.08.2019) Proposed windows and doors: Drwg No.1917.P03 (Received 29.08.2019)
Page 112 Proposed internal doors: Drwg No.1917.P04 Rev A (Received 29.08.2019) Proposed windows and doors: Drwg No.1917.P02 (Received 29.08.2019)
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
4 No underlying / concealed historic fabric shall be removed, damaged or destroyed as part of the internal works.
Reasons for Conditions:-
1 To ensure compliance with Section 18 of the Planning (Listed Building and Conservation Area) Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity. 4 In order to retain any historic features of the listed building.
CASE NUMBER: 19/03791/FUL WARD: Claro CASE OFFICER: Michelle Stephenson DATE VALID: 16.09.2019 GRID REF: E 439533 TARGET DATE: 11.11.2019 N 457905 REVISED TARGET: 18.11.2019 DECISION DATE: 18.11.2019 APPLICATION NO: 6.102.110.A.FUL
LOCATION: 3 Shortsill Lane Flaxby HG5 0RT
PROPOSAL: Erection of single story extensions around the property. (Revised Scheme)
APPLICANT: Mr Ken Fulcher
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 18.11.2022.
2 The development hereby approved must be carried out in strict accordance with the
Page 113 details within the application form and the following amended plans and drawings: Site Location Plan (Licence No. 100047474), received 5 September 2019. Proposed Site Plan (Licence No: 100047474), received 18 November 2019. Existing & Proposed Floor Plans (Dwg no. BC6014 REV D), received 18 November 2019. Existing & Proposed Elevations (Dwg no. BC6014 REV D), received 18 November 2019.
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved must match those of the existing dwelling.
4 The 1 no. window located in the northern elevation 'Side View D - Proposed' (indicated on Dwg no. BC6014 REV D, received 18 November 2019) and 2 no. windows located in the southern elevation 'Side View B - Proposed' (indicated on Dwg no. BC6014 REV D, received 18 November 2019) hereby approved shall be obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent and that level of obscure glazing shall be retained throughout the life of the development.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 To protect the character and appearance of the street scene and surrounding area in the interests of visual amenity. 4 In the interests of residential amenity and privacy.
CASE NUMBER: 19/04101/TPO WARD: Claro CASE OFFICER: Kate Lavelle DATE VALID: 03.10.2019 GRID REF: E 438622 TARGET DATE: 28.11.2019 N 456227 REVISED TARGET: DECISION DATE: 22.11.2019 APPLICATION NO: 6.101.146.TPO
LOCATION: Hope Cottage Church Street Goldsborough Knaresborough North Yorkshire HG5 8NR
PROPOSAL: Felling of 1no Silver Birch tree within G11 of Tree Preservation Order 01/1952
APPLICANT:
Page 114 Mr D Liddell
APPROVED subject to the following conditions:-
1 The works hereby approved shall be completed within two years of the date of this decision
3 All works shall be undertaken by a suitably qualified Arborist in accordance with British Standards: 3998 (2010) Works to Trees.
4 During the first planting season (November- March) following the felling of the tree hereby granted consent, replacement tree planting shall take place as follows:- -No of trees: 1no -Species of trees: Silver Birch -Height on planting: Tree to be 10-12 cm girth when measured at 1.5 metres from ground level at the point of planting. -Location for planting: In a suitable position within 1.5m of the felled tree. -Tree(s) to be planted in prepared pit, which is 50% larger than root ball of the tree to be planted. The sides of the planting to are to be forked over to help alleviate compaction and allow the tree roots to become established. -Tree(s) to be planted with the root collar at the same level as the surrounding soil levels. -Tree(s) to be backfilled with topsoil clean of building contaminants. -Tree(s) to be anchored with a single stake angled at 45% and attached to the trunk of the tree at approx.1 metre above ground level. Stake to be driven into the ground clear of the root ball.
5 No later than three weeks following the commencement of the replacement tree planting described above, written notice shall be provided to the Local Planning Authority, together with a date for completion for the planting and a plan noting the location of the tree within the TPO area.
6 If within a period of ten years from the date of the planting of any tree that tree, or any tree planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree of the same species and size as that originally planted shall be planted at the same place, unless the local planning authority gives its written consent to any variation.
Reasons for Conditions:-
1 In order to maintain the amenity of the locality. 2 In order to maintain the amenity of the locality 3 In the interests of good arboricultural practice 4 In order to maintain the amenity of the locality and to enable the completed
Page 115 replacement planting to be inspected and approved. 5 In order to maintain the amenity of the locality and to enable the completed replacement planting to be inspected and approved. 6 In order to maintain the amenity of the locality and to enable the completed replacement planting to be inspected and approved.
CASE NUMBER: 19/04203/TPO WARD: Claro CASE OFFICER: Josh Arthur DATE VALID: 17.10.2019 GRID REF: E 438391 TARGET DATE: 12.12.2019 N 456109 REVISED TARGET: DECISION DATE: 27.11.2019 APPLICATION NO: 6.101.147.TPO
LOCATION: 12 Stansfield Court Church Street Goldsborough HG5 8NR
PROPOSAL: Lateral reduction (to give 2m clearance of property) and crown lift (by 2.4m) of 1no. Yew tree; lateral reduction (by 1m) of 1no. Yew tree within Tree Preservation Order 32/2004.
APPLICANT: Barnes _ Associates
APPROVED subject to the following conditions:-
1 The works hereby approved shall be completed within two years of the date of this decision
2 The proposed works shall be completed in strict accordance with the specification noted in the application.
3 All works shall be undertaken by a suitably qualified Arborist in accordance with British Standards: 3998 (2010) Works to Trees.
Reasons for Conditions:-
1 In the interests of good arboricultural practice. 2 In order to maintain the amenity of the locality. 3 In the interests of good arboricultural practice.
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CASE NUMBER: 19/04221/FUL WARD: Claro CASE OFFICER: Jane Lurcuck DATE VALID: 04.10.2019 GRID REF: E 439337 TARGET DATE: 29.11.2019 N 458883 REVISED TARGET: DECISION DATE: 29.11.2019 APPLICATION NO: 6.87.5.D.FUL
LOCATION: Tiger Inn Shortsill Lane Coneythorpe Knaresborough North Yorkshire HG5 0RY
PROPOSAL: Rendering of brickwork forming frontage and flanking walls of single story, lower level, flat roofed projection in render and paintwork to match rest of building.
APPLICANT: The Tiger Inn
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 29.11.2022.
2 The development hereby permitted shall be carried out in accordance with the following approved plans and drawings:
Elevations Dwg No: E100a Elevations Dwg No: E103a
3 The render, colour and texture to be used must match that used on the existing building.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and to safeguard the control of the Local Planning Authority, in accordance with Core Strategy Policy SG4 of the Harrogate District Local Development Framework. 3 In the interests of visual amenity; to protect the character and appearance of the Conservation Area; in accordance with Core Strategy Policies SG4 and EQ2 of the Harrogate District Local Development Framework.
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CASE NUMBER: 19/03218/FUL WARD: Fountains & Ripley CASE OFFICER: Emma Howson DATE VALID: 31.07.2019 GRID REF: E 425465 TARGET DATE: 25.09.2019 N 472620 REVISED TARGET: 28.11.2019 DECISION DATE: 26.11.2019 APPLICATION NO: 6.19.7.F.FUL
LOCATION: Holly Tree Farm Galphay Lane Galphay HG4 3NJ
PROPOSAL: Conversion of Stable and Tackroom to create additional living accommodation; Formation and alteration to fenestration.
APPLICANT: Ms Sarah Henry
2 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details as outlined below: Location Plan D01A Elevations and Sections D07B Site Plan - Block Layout D02A Ground Floor Layout D03D Elevations D06
3 The external materials of the proposal hereby approved shall match the existing to the satisfaction of the Local Planning Authority.
4 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 by competent persons and a written report of the findings must be produced and approved in writing by the Local Planning Authority. Where remediation is necessary a 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 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
Page 118 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.
5 The window frames of the development hereby permitted shall be constructed in timber and no other materials shall be used without the prior written consent of the Local Planning Authority.
6 The rooflight(s) hereby permitted shall be of the conservation type with a black steel frame and central glazing bar, have recessed installation so that the rooflight sits flush with the roof covering and does not project above this line, be top opening unless a side hung escape rooflight is required and the flashing of the opening shall be carried out in traditional leadwork.
7 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order), no further windows or doors shall be inserted in the elevations of the buildings hereby approved for conversion, without the prior written approval of the Local Planning Authority.
8 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions, porches, garages, roof or dormer windows other than any expressly authorised by this permission shall be erected without the grant of further specific planning permission from the local planning authority.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity. 4 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. 5 In the interests of visual amenity. 6 In the interests of visual amenity. 7 In the interests of preserving the rural character of the buildings and minimising the landscape impact 8 In the interests of preserving the rural character of the buildings, minimising the impact on the landscape character of the area and protecting the amenity of neighbouring properties
Page 119
CASE NUMBER: 19/03547/FUL WARD: Fountains & Ripley CASE OFFICER: Emma Howson DATE VALID: 16.09.2019 GRID REF: E 430480 TARGET DATE: 11.11.2019 N 463044 REVISED TARGET: DECISION DATE: 11.11.2019 APPLICATION NO: 6.67.14.D.FUL
LOCATION: The Forge South Stainley Harrogate North Yorkshire HG3 3LZ
PROPOSAL: Retention of 1 no. shepherd's hut with associated cooking, showering and sanitation facilities to be used as a holiday cottage.
APPLICANT: Mrs Joanna Denton
1 APPROVED subject to the following conditions:-
1 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
2 The development hereby permitted shall be used as holiday accommodation only, it shall not be occupied as a persons’ sole, or main place of residence, nor shall it be occupied for a period exceeding one calendar month at a time by the same occupant(s). The owner/operator shall maintain an up to date register of the names of all owners/occupiers of the accommodation and of their permanent home address and shall make this information available at all reasonable times to the Local Planning Authority.
Reasons for Conditions:-
1 In order to ensure that the development is carried out in accordance with the approved drawings. 2 The development hereby approved is not suitable to be used as an independent dwelling and is sited in an unsustainable location unsuitable for a permanent dwelling, which would be contrary to Policies GS3 and HP4 of the Emerging Local Plan.
INFORMATIVES
Page 120 1 Planning approval does not negate the requirements of other legislation for example building regulations; environmental protection regulations
2 The use may require a caravan licence and the applicant should contact the Food, Licensing and Occupational Safety team by emailing [email protected] to check whether this is the case or by applying online on the Council's website.
3 A public right of way crosses the site to which this permission relates. The grant of planning permission does not entitle developers to obstruct a public right of way. Development, in so far as it affects a public right of way, should not be started, and the right of way should be kept open for public use, until the necessary order under section 247 or 257 of the Town and Country Planning Act 1990, for the diversion or extinguishment of the right of way, has come into effect. Nor should it be assumed that because planning permission has been granted an order will invariably be made or confirmed. Forms to apply to stop up/divert footpaths/bridleways in order to enable a development granted planning permission to be carried out may be obtained from the Councils' Department of Development Services.
CASE NUMBER: 19/03901/FUL WARD: Fountains & Ripley CASE OFFICER: Arthama Lakhanpall DATE VALID: 01.10.2019 GRID REF: E 425352 TARGET DATE: 26.11.2019 N 476951 REVISED TARGET: 06.12.2019 DECISION DATE: 02.12.2019 APPLICATION NO: 6.19.129.C.FUL
LOCATION: Mickley Lodge Mickley Village Mickley HG4 3JE
PROPOSAL: Erection of single storey extension, detached garage, home office and chimney and alterations to fenestration.
APPLICANT: Mr And Mrs E Emmison
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 02.12.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details, as modified by the conditions of this consent:
- ML/PL01 Rev A - received 21 November 2019 - ML/PL02 - received 13 September 2019
3 The external wall and roof materials of the extension, garage and office hereby approved shall match those as existing to the host dwelling.
Page 121
4 The office hereby approved shall remain ancillary to the main residential use of the dwelling known as 'Mickley Lodge'. It shall not be sold, let or used separately otherwise than by members of the family of the occupiers for the time being of 'Mickley Lodge'.
5 Notwithstanding the provision of any Town and Country Planning General Permitted or Special Development Order for the time being in force, the areas shown on drawing 'ML/PL01 Rev A' for parking spaces, turning areas and access shall be kept available for their intended purposes at all times.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity of the host dwelling, locality and Nidderdale AONB. 4 In the interests of visual amenity, residential amenity, and general amenity of the development. 5 To ensure these areas are kept available for their intended use in the interests of highway safety and the general amenity of the development.
CASE NUMBER: 19/04125/FUL WARD: Fountains & Ripley CASE OFFICER: Arthama Lakhanpall DATE VALID: 27.09.2019 GRID REF: E 426166 TARGET DATE: 22.11.2019 N 461858 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.74.162.F.FUL
LOCATION: Highfield House Spinner Lane Clint HG3 3HL
PROPOSAL: Erection of tractor storage building.
APPLICANT: Mr & Mrs Hawksworth
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 14.11.2022.
Page 122 2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details, as modified by the conditions of this consent:
19.01 136 Full Proposed Site Plan - received 13 November 2019 19.01 131 Building Uses Site Plan - received 24 October 2019 19.01 122 Tractor Building - Proposed Site Plan - received 27 September 2019 19.01 123 Tractor Building - Proposed Plans and Elevations - received 27 September 2019
3 The building hereby permitted shall be used for the storage of tractors is association with the land ownership of the dwelling known as Highfield House, Clint.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of the visual amenity, general amenity and landscape character of the site.
CASE NUMBER: 19/04154/FUL WARD: Fountains & Ripley CASE OFFICER: Emma Walsh DATE VALID: 30.09.2019 GRID REF: E 427952 TARGET DATE: 25.11.2019 N 461505 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.75.29.F.FUL
LOCATION: Scarah Park Cottage Ripley Harrogate North Yorkshire HG3 3JQ
PROPOSAL: Erection of stables.
APPLICANT: Mr J Higgingbottom
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 14.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following drawings submitted with the application;
Page 123
Proposed Site Plan, Floor Plans and Elevations; Drwg 4666. Received 30.09.2019. Proposed Location Plan; Received 30.09.2019.
3 The stables in the development hereby approved shall remain incidental to the residential use of Scarah Park Cottage. It shall not be sold, let or used separately, otherwise than by members of the family of the occupiers for the time being of Scarah Park Cottage.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In order to ensure that the approved development is not used for unauthorised business use for which it is unsuited.
INFORMATIVES
1 Suitable and sufficient provision should be made for the storage and disposal of manure and soiled bedding from the stables in such a manner so as not to cause a nuisance to local residents. This specifically excludes burning.
CASE NUMBER: 19/04262/TPO WARD: Fountains & Ripley CASE OFFICER: Katie Lois DATE VALID: 08.10.2019 GRID REF: E 425829 TARGET DATE: 03.12.2019 N 474496 REVISED TARGET: DECISION DATE: 22.11.2019 APPLICATION NO: 6.19.111.E.TPO
LOCATION: Azerley Chase Azerley Ripon North Yorkshire HG4 3JJ
PROPOSAL: Felling of 3 Norway Spruce trees within W2 of Tree Preservation Order 28/2017.
APPLICANT: Mr John Dalton
APPROVED subject to the following conditions:-
1 The works hereby approved shall be completed within two years of the date of this
Page 124 decision.
2 The proposed works shall be completed in strict accordance with the specification noted in the application.
3 All works shall be undertaken by a suitably qualified Arborist in accordance with British Standards: 3998 (2010) Works to Trees.
Reasons for Conditions:-
1 The proposed works shall be completed in strict accordance with the specification noted in the application. 2 In order to maintain the amenity of the locality. 3 In the interests of good Arboricultural practice.
CASE NUMBER: 19/04277/FUL WARD: Fountains & Ripley CASE OFFICER: Arthama Lakhanpall DATE VALID: 11.10.2019 GRID REF: E 430427 TARGET DATE: 06.12.2019 N 464932 REVISED TARGET: DECISION DATE: 27.11.2019 APPLICATION NO: 6.52.182.B.FUL
LOCATION: Poplar Barn Poplar Farm Wormald Green Harrogate North Yorkshire HG3 3NJ
PROPOSAL: Erection of store.
APPLICANT: Mr S Hall
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 27.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
3 The proposed store hereby permitted shall not be painted and left natural in appearance, unless otherwise approved in writing by the Local Planning Authority.
4 The building hereby permitted shall be used for the storage of tractors and ancillary
Page 125 equipment is association with the land ownership of the dwelling known as Poplar Barn, Wormald Green.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of the visual amenity and landscape character of the site. 4 In the interests of the visual amenity, general amenity and landscape character of the site.
CASE NUMBER: 19/04349/FUL WARD: Fountains & Ripley CASE OFFICER: Emma Walsh DATE VALID: 11.10.2019 GRID REF: E 425215 TARGET DATE: 06.12.2019 N 461060 REVISED TARGET: DECISION DATE: 26.11.2019 APPLICATION NO: 6.74.166.A.FUL
LOCATION: 9 High View Burnt Yates Harrogate North Yorkshire HG3 3HH
PROPOSAL: Demolition of garage and erection of two storey extension.
APPLICANT: Ms C Hill
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details: Proposed Location and Site Plan- drawing 1932.LP1, received 11.10.2019. Proposed Plans, Sections and Elevations- drawing 1932.P03, received 11.10.2019
3 The external materials of the extension hereby approved shall match the existing to the satisfaction of the Local Planning Authority.
Page 126
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interest of visual amenity.
CASE NUMBER: 19/04533/PNA WARD: Fountains & Ripley CASE OFFICER: Arthama Lakhanpall DATE VALID: 25.10.2019 GRID REF: E 429284 TARGET DATE: 20.12.2019 N 461507 REVISED TARGET: DECISION DATE: 12.11.2019 APPLICATION NO: 6.75.146.C.PNA
LOCATION: Land Comprising Field At 429284 461507 Ripley North Yorkshire
PROPOSAL: Erection of agricultural building.
APPLICANT: Mr And Mrs A Fawcett
Prior approval not required
CASE NUMBER: 19/04713/AMENDS WARD: Fountains & Ripley CASE OFFICER: Natalie Ramadhin DATE VALID: 18.11.2019 GRID REF: E 424893 TARGET DATE: 16.12.2019 N 467629 REVISED TARGET: DECISION DATE: 28.11.2019 APPLICATION NO: 6.51.63.AMENDS
LOCATION: 5 St Michaels Mead Sawley Ripon North Yorkshire HG4 3EH
Page 127 PROPOSAL: Non-material amendment to allow for increased roof height to extension of planning permission 16/05613/FUL - Erection of single-storey extension and porch.
APPLICANT: Mr R Bassit
APPROVED
CASE NUMBER: 19/03835/FUL WARD: Harrogate Bilton Grange CASE OFFICER: David Potts DATE VALID: 20.09.2019 GRID REF: E 430173 TARGET DATE: 15.11.2019 N 456959 REVISED TARGET: DECISION DATE: 11.11.2019 APPLICATION NO: 6.79.14144.FUL
LOCATION: 21 St Johns Grove Harrogate HG1 3AQ
PROPOSAL: Roof extension to side and rear with formation of 2 no. windows and installation of 1 no. roof light.
APPLICANT: Mr And Mrs B. And L. Summers
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 11.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following submitted drawings:
Existing and Proposed Plans and Sections: Project No. P15, Drawing No. D_02, received 9 September 2019. Proposed Elevations: Project No. P15, Drawing No. D_04, received 9 September 2019. Location and Site Plan: Drawing No. D_01, received 9 September 2019.
3 Prior to the first use of any materials involved in the external construction of the
Page 128 cladded walls and roofing of the development hereby approved, samples of those materials shall have been made available for inspection on site by, and received the written approval of, the Local Planning Authority. Development shall be carried out in strict accordance with the approved details.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In the interests of proper planning and for the avoidance of doubt. 3 In the interests of visual amenity and in order to harmonise with the existing building in accordance with local policies HD20 and SG4.
CASE NUMBER: 19/03113/FUL WARD: Harrogate Central CASE OFFICER: Gillian Pinna-Morrell DATE VALID: 28.08.2019 GRID REF: E 430014 TARGET DATE: 23.10.2019 N 455496 REVISED TARGET: 29.11.2019 DECISION DATE: 29.11.2019 APPLICATION NO: 6.79.727.AL.FUL
LOCATION: 52 Parliament Street Harrogate HG1 2RL
PROPOSAL: Change of use from Retail (A1) to form mixed use Restaurant and Takeaway (A3, A5).
APPLICANT: Mr Arian Dervishi
1 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 29.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following drawing:
Proposed Schedule of Works: Drawing Number 02 Aug 19.
3 Prior to the commencement of the internal works hereby permitted, a Method Statement shall be submitted for the written approval of the Local Planning Authority detailing how the listed features, specified on Drawing Number 02 Aug 19, will be removed and relocated. Thereafter, the listed features shall be removed and
Page 129 relocated in strict accordance with the approved details.
4 The external parts of the flue hereby permitted shall be painted black and thereafter shall be maintained and retained as such.
5 Prior to the installation of any mechanical extraction system, including the external flue hereby permitted, full details of the intended mechanical extract ventilation system to the premises shall be submitted for the written approval of the Local Planning Authority. Thereafter, any such system that may be approved by the Local Planning Authority shall be implemented in full accordance with the details approved prior to the bringing into use of the development and shall thereafter be retained and maintained in good working order at all times. The details of the system to be submitted for approval shall provide for:
* effective odour filtration for the type of food to be prepared and cooked; * means to mitigate any extraneous noise from the system itself; * a point of exhaust / emission at such a height, and in such a position and manner so as to avoid nuisance.
6 The use hereby permitted shall only operate between the hours of 0800-2300 Monday to Thursday; 800-0330 Friday and Saturday; 0800-2430 on Sundays.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt. 3 In order to retain the architectural and historic integrity of the listed building. 4 In order to retain the architectural integrity of the listed building and safeguard the character and appearance of the Conservation Area. 5 In the interests of noise abatement and to safeguard the residential and general amenity of the area. 6 In the interests of general amenity.
CASE NUMBER: 19/03114/LB WARD: Harrogate Central CASE OFFICER: Gillian Pinna-Morrell DATE VALID: 16.08.2019 GRID REF: E 430014 TARGET DATE: 11.10.2019 N 455496 REVISED TARGET: 29.11.2019 DECISION DATE: 29.11.2019 APPLICATION NO: 6.79.727.AK.LB
LOCATION: 52 Parliament Street Harrogate HG1 2RL
Page 130
PROPOSAL: Listed Building Consent for Change of use from Retail (A1) to form mixed use Restaurant and Takeaway (A3, A5) with associated building works.
APPLICANT: Mr Arian Dervishi
APPROVED subject to the following conditions:-
1 The works to which this consent relates must be begun on or before 29.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following drawing:
Proposed Schedule of Works: Drawing Number: 02 Aug 19
3 Prior to the commencement of the internal works hereby permitted, a Method Statement shall be submitted for the written approval of the Local Planning Authority detailing how the listed features, specified on Drawing Number 02 Aug 19, will be removed and relocated. Thereafter, the listed features shall be removed and relocated in strict accordance with the approved details.
4 The external parts of the flue hereby permitted shall be painted black and thereafter shall be maintained and retained as such.
Reasons for Conditions:-
1 To ensure compliance with Section 18 of the Planning (Listed Building and Conservation Area) Act 1990. 2 For the avoidance of doubt. 3 In order to safeguard the architectural and historic interest of the listed building. 4 In the interests of the architectural integrity of the listed building and to safeguard the character and appearance of the Conservation Area.
CASE NUMBER: 19/03196/COU WARD: Harrogate Central CASE OFFICER: Arthama Lakhanpall DATE VALID: 12.08.2019 GRID REF: E 429970 TARGET DATE: 07.10.2019 N 455297 REVISED TARGET: 19.11.2019 DECISION DATE: 15.11.2019
Page 131 APPLICATION NO: 6.79.8012.D.COU
LOCATION: 18 Montpellier Parade Harrogate HG1 2TG
PROPOSAL: Change of use of public highway to form outside seating area for siting of 4 tables and 8 chairs with barriers (Revised Scheme).
APPLICANT: Mr Bryn Lachwatsky
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 15.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details, as modified by the conditions of this consent:
20447_P101 Revision E Proposed Site Plan - received 5 November 2019 Email entitled '20447_P101_PROPOSED SITE PLAN_RevC_A3.pdf' - received 9 October 2019 at 16:01
3 The external tables and chairs hereby permitted shall not be used between the hours of 20:00 and 08:00 am Mondays to Sundays. The tables and chairs shall be removed from the area at 20:00 until 08:00 the following morning.
4 The provision for waste management associated with the external tables and chairs hereby permitted shall be carried out in strict accordance with the details submitted within 'Email entitled '20447_P101_PROPOSED SITE PLAN_RevC_A3.pdf' - received 9 October 2019', and shall be retained and maintained at all times in perpetuity.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of residential amenity, highway safety and public safety. 4 In the interests of residential amenity, highway safety and public safety.
INFORMATIVES
1 A street café licence is required from the North Yorkshire County Council for the tables and chairs to be used on the highway. Please contact the Highways
Page 132 Authority. If approved, the development must comply with terms and conditions of that license.
2 The premises licence for the premises may need to be varied to take account of this additional area used as part of the licensed premises. Please contact the Council's Licensing department on 01423 500 600.
CASE NUMBER: 19/03265/FUL WARD: Harrogate Central CASE OFFICER: Emma Walsh DATE VALID: 02.08.2019 GRID REF: E 430071 TARGET DATE: 27.09.2019 N 455324 REVISED TARGET: 15.11.2019 DECISION DATE: 07.11.2019 APPLICATION NO: 6.79.3208.G.FUL
LOCATION: 7-9 Parliament Street Harrogate HG1 2QU
PROPOSAL: Installation of retractable terrace roof with associated building works.
APPLICANT: Troia (UK) Restaurants Ltd
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 07.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following amended drawings submitted with the application;
Location Plan; drwg no 4322/218/19/LBP, received 02.08.2019. Proposed Plans and Elevations; drwg no 4322/218/205 Rev D, received 06.11.2019
3 The external details of the infill wall hereby permitted, must match the host building to the satisfaction of the Local Planning Authority.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of residential amenity.
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CASE NUMBER: 19/03330/LB WARD: Harrogate Central CASE OFFICER: Arthama Lakhanpall DATE VALID: 07.08.2019 GRID REF: E 430168 TARGET DATE: 02.10.2019 N 455191 REVISED TARGET: 11.11.2019 DECISION DATE: 11.11.2019 APPLICATION NO: 6.79.6336.C.LB
LOCATION: 14 Prospect Place Harrogate HG1 1LB
PROPOSAL: Listed building application for conversion of 3 apartments to 1 dwelling, application of render, removal of rear fire escape stair, installation and removal of windows and doors and internal alterations to include installation and removal of doors and partitions, reinstatement of skirting boards and architraves, removal of floor coverings, kitchen, bathrooms, fire surrounds and removal of fire escape stair and general repair works.
APPLICANT: Mr Adrian Johnson
APPROVED subject to the following conditions:-
1 The works to which this consent relates must be begun on or before 11.11.2022.
2 The works hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details, as modified by the conditions of this consent:
- 814C Proposed Elevations - submitted 8 November 2019 - 808C Proposed Externals - submitted 8 November 2019 - 810C Proposed Ground Floor - submitted 8 November 2019 - 811B Proposed First Floor - submitted 25 September 2019 - 812C Proposed Second Floor - submitted 25 September 2019 - 813 Proposed Third Floor - submitted 7 August 2019 - 809 Proposed Basement - submitted 7 August 2019
3 The proposed external render hereby permitted shall match the appearance and style of the existing, and this shall be maintained and retained at all times in perpetuity.
4 The external windows and doors hereby permitted shall be timber and painted a muted heritage tone in colour. They shall be set back from the external face of the walls to form reveals and these shall match the existing to the building.
5 The works concerning the external walls, internal walls and other repair works shall be carried out in a sympathetic manner to match the appearance and style of the
Page 134 existing.
Reasons for Conditions:-
1 To ensure compliance with Section 18 of the Planning (Listed Building and Conservation Area) Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of the designated heritage asset of the Grade II Listed Building. 4 In the interests of the designated heritage asset of the Grade II Listed Building. 5 In the interests of the designated heritage asset of the Grade II Listed Building.
INFORMATIVES
1 Planning permission has also been granted for these works. You are advised, if you have not already done so, to obtain sight of the Notice of Planning Permission and the approved plans and ensure that the development is carried out strictly in accordance with the approved plans and the terms and conditions of the Planning Permission.
CASE NUMBER: 19/03360/FUL WARD: Harrogate Central CASE OFFICER: Arthama Lakhanpall DATE VALID: 20.08.2019 GRID REF: E 430168 TARGET DATE: 15.10.2019 N 455191 REVISED TARGET: 11.11.2019 DECISION DATE: 11.11.2019 APPLICATION NO: 6.79.6336.D.FUL
LOCATION: 14 Prospect Place Harrogate HG1 1LB
PROPOSAL: Conversion of 3 apartments to 1 dwelling, removal of rear fire escape stair, application of render and installation and removal of windows and doors.
APPLICANT: Mr Adrian Johnson
1 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 11.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details, as modified by the conditions of this consent:
Page 135 - 814C Proposed Elevations - submitted 8 November 2019 - 808C Proposed Externals - submitted 8 November 2019 - 810C Proposed Ground Floor - submitted 8 November 2019 - 811B Proposed First Floor - submitted 25 September 2019 - 812C Proposed Second Floor - submitted 25 September 2019 - 813 Proposed Third Floor - submitted 7 August 2019 - 809 Proposed Basement - submitted 7 August 2019
3 The proposed render hereby permitted shall match the appearance and style of the existing, and this shall be maintained and retained at all times in perpetuity.
4 The external windows and doors hereby permitted shall be timber and painted a muted heritage tone in colour. They shall be set back from the external face of the walls to form reveals and these shall match the existing to the building.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity. 4 In the interests of visual amenity.
INFORMATIVES
1 Listed Building Consent is also required in respect of this development. You are advised not to start work until such time as an appropriate Notice of Listed Building Consent has been granted and you should ensure that the development is carried out strictly in accordance with the approved plans and the terms and conditions of such a Listed Building Consent.
CASE NUMBER: 19/03621/FUL WARD: Harrogate Central CASE OFFICER: Arthama Lakhanpall DATE VALID: 18.09.2019 GRID REF: E 430301 TARGET DATE: 13.11.2019 N 455862 REVISED TARGET: DECISION DATE: 12.11.2019 APPLICATION NO: 6.79.2006.E.FUL
LOCATION: Alexandra Court Hotel 8 Alexandra Road Harrogate North Yorkshire HG1 5JS
PROPOSAL: Erection of replacement detached garage block.
Page 136 APPLICANT: Mr Adam Keeler
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 12.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
3 The external stone and slate materials in the development hereby permitted shall match those as existing to the outbuilding
4 All new doors and windows shall be set back from the external face of the walls to form reveals and these reveals shall match the existing to the host building.
5 The garage hereby approved shall remain ancillary to the main use of the building known as '8 Alexandra Road'. It shall not be sold, let or used separately otherwise than by members of the family of the occupiers for the time being of '8 Alexandra Road'.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of the visual amenity of the conservation area. 4 In the interests of the visual amenity of the conservation area. 5 A separate residential use would not suitable in this location due to the visual amenity of the conservation area and close proximity to neighbouring residential uses.
CASE NUMBER: 19/03870/LB WARD: Harrogate Central CASE OFFICER: Emma Gibbens DATE VALID: 11.09.2019 GRID REF: E 431047 TARGET DATE: 06.11.2019 N 455446 REVISED TARGET: DECISION DATE: 21.11.2019 APPLICATION NO: 6.79.2354.P.LB
LOCATION: 19 Park Parade Harrogate HG1 5AF
Page 137 PROPOSAL: Listed building consent for replacement glazing to 6 No rear windows from single to double glazed units.
APPLICANT: Mr Michael Pilkington
APPROVED subject to the following conditions:- NPPF National Planning Policy Framework PG Planning Practice Guidance SPDHRM Supplementary Planning Document: Heritage Management
1 The works to which this consent relates must be begun on or before 21.11.2022.
2 The inner spacer bar of the double glazed units shall be either black or colour matched to the colour of the window frames.
2 The works hereby permitted shall be carried out in accordance with the following Approved plans and drawings:
Replacement Glazing Section; received 11/09/2019 Design and Access Statement; received 11/09/2019 North East Elevation: Section; received 11/09/2019 Existing and Proposed Detail Sections Ref. 19PP/PL01; received 15/11/2019
Reasons for Conditions:-
1 To ensure compliance with Section 18 of the Planning (Listed Building and Conservation Area) Act 1990. 1 In the interests of conserving the character and appearance of the Grade II Listed Building. 1 To secure the satisfactory implementation of the proposal.
CASE NUMBER: 19/04093/FUL WARD: Harrogate Central CASE OFFICER: Jeremy Constable DATE VALID: 25.09.2019 GRID REF: E 430877 TARGET DATE: 20.11.2019 N 455361 REVISED TARGET: DECISION DATE: 20.11.2019 APPLICATION NO: 6.79.14147.FUL
LOCATION: 34 Harcourt Drive Harrogate North Yorkshire HG1 5AB
Page 138
PROPOSAL: Demolition of existing garage and erection of single storey extensions and internal alterations
APPLICANT: Mrs Jenny Wilkinson
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 20.11.2022.
2 The development hereby approved shall be carried out in strict accordance with the details within the application form and the following submitted plans and drawings: Location Plan: Drwg No.196.01.101 (Rec 25.10.2019) Proposed Site Plan and floor plans: Drwg Nos. 196.03.101 Rev A (Rec 25.10.2019) Proposed Elevations: Drwg Nos. 196.03.201 Rev A (Rec 25.10.2019)
3 Before the first use of any materials in the external construction of the roof and walls of the development hereby approved, detailed plans and samples of those materials shall have been made available for inspection by, and the written approval of, the Local Planning Authority and the development shall be carried out in strict accordance with the approved details.
4 The external materials of the windows to the front elevation hereby approved shall match the existing to the satisfaction of the Local Planning Authority.
Reasons for Conditions:-
1 To ensure compliance with Section 91 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity and in order to harmonise with the existing buildings. 4 In the interests of visual amenity.
CASE NUMBER: 19/04296/FUL WARD: Harrogate Central CASE OFFICER: Gillian Pinna-Morrell DATE VALID: 09.10.2019 GRID REF: E 430045 TARGET DATE: 04.12.2019 N 455522 REVISED TARGET: DECISION DATE: 02.12.2019 APPLICATION NO: 6.79.2114.N.FUL
Page 139
LOCATION: 66 Union Street Harrogate North Yorkshire HG1 1BS
PROPOSAL: Conversion of office to 1no. dwelling with formation of window.
APPLICANT: N H Leeds Ltd
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 02.12.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following drawing:
Existing and Proposed Plans and Elevations: 2394 060 Revision A.
3 Prior to the first occupation of the residential dwelling approved a noise impact assessment shall be submitted to the Local Planning Authority to confirm that the internal conditions (and external sound conditions, if appropriate) are suitable and meet the requirements of BS8233:2014. Occupation shall not occur until measures are in place to meet the required standards and evidence has been provided to the Local Planning Authority.
4 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 by competent persons and a written report of the findings must be produced and approved in writing by the Local Planning Authority.
Where remediation is necessary a 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 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.
5 Prior to the occupation of the approved dwelling, suitable and sufficient waste
Page 140 storage facilities shall be provided for the safe and secure on site storage of waste derived from the dwelling to ensure that no detriment to amenity from smell, flies or vermin arises. A scheme detailing the provisions to be made for the safe storage of waste must be submitted to and approved in writing and not altered without the prior written approval of the local planning authority and shall be maintained for the life of the approved development.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 To ensure the future occupants of the property do not suffer unacceptable levels of noise and disturbance, in the interests of residential amenity. 4 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. 5 In the interests of general amenity.
CASE NUMBER: 19/03617/FUL WARD: Harrogate Duchy CASE OFFICER: Michelle Stephenson DATE VALID: 26.08.2019 GRID REF: E 429635 TARGET DATE: 21.10.2019 N 455496 REVISED TARGET: 04.12.2019 DECISION DATE: 02.12.2019 APPLICATION NO: 6.79.12257.B.FUL
LOCATION: Mews Cottage Rear Of 2 York Road Harrogate North Yorkshire HG1 2QA
PROPOSAL: Erection of first floor extension (revised scheme).
APPLICANT: Mr K Purchon
1 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 02.12.2022.
Page 141 2 The development hereby approved must be carried out in strict accordance with the following plans and drawings: Location Plan (Serial no: 146548), received by Harrogate Borough Council 26 August 2019. Site Plan (Dwg no. 4464), received by Harrogate Borough Council 26 August 2019. Proposed Plans and Elevations 'Erection of first floor extension' (Dwg no. 4464, dated 23.11.2019), received by Harrogate Borough Council 23 November 2019.
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 To ensure compliance with the approved drawings and for the avoidance of doubt. 3 To protect the character and appearance of the host dwelling and surrounding Conservation Area in the interests of visual amenity.
CASE NUMBER: 19/03799/FUL WARD: Harrogate Duchy CASE OFFICER: Michelle Stephenson DATE VALID: 27.09.2019 GRID REF: E 429756 TARGET DATE: 22.11.2019 N 455461 REVISED TARGET: DECISION DATE: 19.11.2019 APPLICATION NO: 6.79.8343.I.FUL
LOCATION: Archway House 24 Swan Road Harrogate HG1 2SA
PROPOSAL: Erection of greenhouse in rear garden.
APPLICANT: Mr P Davis
1 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 19.11.2022.
2 The development hereby approved must be carried out in strict accordance with the details within the application form and the following amended drawings:
Page 142 Location Plan (Unique plan reference: p2buk/389919/529008), received 27 September 2019. Proposed Site Plan (Unique plan reference: b90buk/389919/529011), received 27 September 2019. Proposed Plans and Elevations 'General Arrangement Drawing' (Dwg no. HH21297- 001 ISSUE A), received 6 September 2019.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning.
CASE NUMBER: 19/03800/LB WARD: Harrogate Duchy CASE OFFICER: Michelle Stephenson DATE VALID: 27.09.2019 GRID REF: E 429756 TARGET DATE: 22.11.2019 N 455461 REVISED TARGET: DECISION DATE: 19.11.2019 APPLICATION NO: 6.79.8343.J.LB
LOCATION: Archway House 24 Swan Road Harrogate HG1 2SA
PROPOSAL: Erection of greenhouse in rear garden.
APPLICANT: Mr P Davis
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 19.11.2022.
2 The development hereby approved must be carried out in strict accordance with the details within the application form and the following amended drawings: Location Plan (Unique plan reference: p2buk/389919/529008), received 27 September 2019. Proposed Site Plan (Unique plan reference: b90buk/389919/529011), received 27 September 2019. Proposed Plans and Elevations 'General Arrangement Drawing' (Dwg no. HH21297- 001 ISSUE A), received 6 September 2019.
Page 143
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning.
CASE NUMBER: 19/04120/FUL WARD: Harrogate Duchy CASE OFFICER: Jeremy Constable DATE VALID: 27.09.2019 GRID REF: E 429026 TARGET DATE: 22.11.2019 N 455465 REVISED TARGET: DECISION DATE: 22.11.2019 APPLICATION NO: 6.79.14148.FUL
LOCATION: 51 Kent Road Harrogate HG1 2EU
PROPOSAL: Erection of single storey extension
APPLICANT: Mr Morgan
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 22.11.2022.
2 The development hereby approved shall be carried out in strict accordance with the details within the application form and the following submitted plans and drawings: Location Plan: Drwg No.1 Rev B (Received 06.08.2019) Proposed floor plan and elevations: Drwg No.2 Rev C (Received 06.08.2019)
Reasons for Conditions:-
1 To ensure compliance with Section 91 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning.
Page 144
CASE NUMBER: 19/04168/TPO WARD: Harrogate Duchy CASE OFFICER: Francesca McGibbon DATE VALID: 01.10.2019 GRID REF: E 428926 TARGET DATE: 26.11.2019 N 455267 REVISED TARGET: DECISION DATE: 13.11.2019 APPLICATION NO: 6.79.12149.A.TPO
LOCATION: 47 Duchy Road Harrogate HG1 2HB
PROPOSAL: Dead wooding to no1 Norway Maple tree (T1) within Tree Preservation Order 57/2007
APPLICANT: Mrs Foreman
APPROVED subject to the following conditions:-
1 The works hereby approved shall be completed within two years of the date of this decision.
2 The proposed dead wooding of 1 Norway Maple Tree, shall be completed in strict accordance with the specification noted in the application.
3 All works shall be undertaken by a suitably qualified Arborist in accordance with British Standards: 3998 (2010) Works to Trees.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990 2 In order to maintain the amenity of the locality. 3 In the interests of good arboricultural practice
CASE NUMBER: 19/04172/TPO WARD: Harrogate Duchy CASE OFFICER: Kate Lavelle DATE VALID: 01.10.2019 GRID REF: E 427914 TARGET DATE: 26.11.2019 N 455559 REVISED TARGET: DECISION DATE: 18.11.2019 APPLICATION NO: 6.79.10784.D.TPO
Page 145 LOCATION: 5 Old Chapel Close Harrogate HG3 2GG
PROPOSAL: Crown lift (to 4m) 1no. Oak tree (T9) within Tree Preservation Order 13/1994.
APPLICANT: Mrs Robinson
APPROVED subject to the following conditions:-
1 The works hereby approved shall be completed within two years of the date of this decision.
2 The proposed works shall be completed in strict accordance with the specification noted in the application.
3 All works shall be undertaken by a suitably qualified Arborist in accordance with British Standards: 3998 (2010) Works to Trees.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990 2 In order to maintain the amenity of the locality. 3 In the interests of good arboricultural practice.
CASE NUMBER: 19/04227/CLOPUD WARD: Harrogate Duchy CASE OFFICER: Josh Arthur DATE VALID: 15.10.2019 GRID REF: E 428612 TARGET DATE: 10.12.2019 N 455266 REVISED TARGET: DECISION DATE: 26.11.2019 APPLICATION NO: 6.79.11897.B.CLOPU D
LOCATION: Providence House 44 Rutland Close Harrogate HG1 2HF
PROPOSAL: Certificate of lawfulness for erection of single storey extension.
APPLICANT:
Page 146 Mr Alan Gammon
REFUSED
1 The proposed single storey rear extension as shown on Drawings DWG P20 Rev. B and P10 Rev. D does not comply with Schedule 2, Part 1, Class A of the General Permitted Development Order 2015 (as amended May 2019) as the semi-detached property is located in the Harrogate Conservation Area (Article 2 (3) Land) and the proposed extension would extend beyond the rear wall of the original dwelling house by more than 3 metres.
CASE NUMBER: 19/04304/ADV WARD: Harrogate Duchy CASE OFFICER: Natalie Ramadhin DATE VALID: 09.10.2019 GRID REF: E 429095 TARGET DATE: 04.12.2019 N 455104 REVISED TARGET: DECISION DATE: 19.11.2019 APPLICATION NO: 6.79.1043.H.ADV
LOCATION: The Manor House 60 Cornwall Road Harrogate HG1 2NE
PROPOSAL: Display of 1 no. non illuminated freestanding sign and 1 no. non illuminated wall panel sign.
APPLICANT: Anchor
APPROVED subject to the following conditions:-
1 The adverts hereby permitted shall be carried out in strict accordance with the following drawings: Proposed elevations and drawings: job number 97812A, page 2, issue 4, dated 25.07.2019. Proposed elevations and drawings: job number 97812A, page 3, issue 4, dated 25.07.2019.
Reasons for Conditions:-
Page 147 1 For the avoidance of doubt and in the interests of proper planning.
CASE NUMBER: 19/04382/AMENDS WARD: Harrogate Duchy CASE OFFICER: Jeremy Constable DATE VALID: 15.10.2019 GRID REF: E 428843 TARGET DATE: 12.11.2019 N 454854 REVISED TARGET: DECISION DATE: 08.11.2019 APPLICATION NO: 6.79.13896.AMENDS
LOCATION: 16 And 18 Sussex Avenue Harrogate North Yorkshire HG1 2NZ
PROPOSAL: Non-material amendment to allow alteration to fenestration ( feature corner and side glazing of no 18 altered to full height) of planning permission 18/05259/FUL-Joint application for the erection of a single storey extension to 2 no. dwellinghouses (16 and 18 Sussex Avenue).
APPLICANT: R and P Womersley and Kite
2 APPROVED
CASE NUMBER: 19/04155/FUL WARD: Harrogate Harlow CASE OFFICER: Natalie Ramadhin DATE VALID: 07.10.2019 GRID REF: E 429159 TARGET DATE: 02.12.2019 N 453890 REVISED TARGET: DECISION DATE: 26.11.2019 APPLICATION NO: 6.79.14154.FUL
LOCATION: 18 Harlow Crescent Harrogate North Yorkshire HG2 0AP
PROPOSAL: Erection of single storey extension with ramp and step access.
Page 148 APPLICANT: Mr And Mrs Roberts
1 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following drawings:
Location plan and site plan: 18 Harlow Crescent, received and uploaded to the public file on 30th September 2019.
As proposed - planning drawings: proposed extension at 18 Harlow Crescent, drawing number H.C (18) / 02, dated September 2019, received and uploaded to the public file on 30th September 2019.
3 The external wall and roof material of the extension hereby approved shall match those used in the existing dwelling.
4 The window in the ground floor side elevation (bathroom) of the development hereby approved shall be obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent and that level of obscure glazing shall be retained throughout the life of the development.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity. 4 In the interests of residential amenity and privacy.
CASE NUMBER: 19/04186/FUL WARD: Harrogate Harlow CASE OFFICER: David Potts DATE VALID: 02.10.2019 GRID REF: E 429351 TARGET DATE: 27.11.2019 N 454317 REVISED TARGET: DECISION DATE: 19.11.2019 APPLICATION NO: 6.79.11692.B.FUL
LOCATION: 4 Harlow Oval Harrogate HG2 0DS
Page 149
PROPOSAL: Erection of single storey extension and alterations to fenestration.
APPLICANT: Mr Michael Noonan
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 19.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following submitted drawings:
Proposed Plans and Elevations: Drawing No. 2055.030A, received 2 October 2019. Location Plan: Drawing No. 2055.001, received 2 October 2019.
3 The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In the interests of proper planning and for the avoidance of doubt. 3 In the interests of visual amenity.
CASE NUMBER: 19/03219/FUL WARD: Harrogate Hookstone CASE OFFICER: Michelle Stephenson DATE VALID: 27.08.2019 GRID REF: E 432846 TARGET DATE: 22.10.2019 N 455056 REVISED TARGET: 28.11.2019 DECISION DATE: 26.11.2019 APPLICATION NO: 6.79.14135.FUL
LOCATION: 43 Hookstone Chase Harrogate HG2 7HJ
PROPOSAL: Erection of 1no single storey and 1no first floor extension. Alteration to fenestration.
APPLICANT: Mr A Shepherd
Page 150
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.11.2022.
2 The development hereby approved must be carried out in strict accordance with the details within the application form and the following plans and drawings: H.M. Land Registry Plan, received 31 July 2019. Site Plan (Unique plan reference: p2buk/380373/516360), received 27 August 2019. Existing and Proposed Plans and Elevations (Proposed Extension), received 8 August 2019.
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
4 The first floor window in the rear elevation of the first floor extension hereby approved shall be obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent and that level of obscure glazing shall be retained throughout the life of the development.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 To protect the character and appearance of the street scene and surrounding area in the interests of visual amenity. 4 In the interests of residential amenity and privacy.
INFORMATIVES
1 This site is within 250m of a landfill site. In accordance with practice notes for such a development, a site specific investigation is not necessary, but I would recommend that certain precautions are taken with the construction of the extension; namely: o A concrete floor. o Gas proof membrane beneath the floor. o Sealing/protection of any services to the building. o Adequate ventilation.
Following completion of works a verification report should be obtained including photographic evidence to indicate that the protection measures were included and installed to required standards.
Page 151
CASE NUMBER: 19/04142/FUL WARD: Harrogate Hookstone CASE OFFICER: Michelle Stephenson DATE VALID: 08.10.2019 GRID REF: E 432608 TARGET DATE: 03.12.2019 N 454917 REVISED TARGET: DECISION DATE: 26.11.2019 APPLICATION NO: 6.79.14083.A.FUL
LOCATION: 19A Hookstone Chase Harrogate North Yorkshire HG2 7HH
PROPOSAL: Erection of single storey extentions and conversion of garage to form ancillary living space (Revised Scheme)
APPLICANT: Ms A Lusher
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.11.2022.
2 The development hereby approved must be carried out in strict accordance with the details within the application form and the following amended plans and drawings: Location Plan (Serial No: 163740, Production Date: 06/06/2019), received by Harrogate Borough Council 30 September 2019. Existing & Proposed Plans and Elevations (Dwg no. 4569), received by Harrogate Borough Council 30 September 2019. Existing & Proposed Plans and Elevations - Garage (Dwg no. 4569), received by Harrogate Borough Council 30 September 2019.
3 Except where explicitly stated otherwise within the application form and amended drawing no. 4569 (received 30 September 2019) the external materials of the development hereby approved shall match those of the existing dwelling.
4 The converted garage/ home office, as granted by this consent, must be used wholly in conjunction with and in addition to the existing living accommodation of the dwelling known as 19A Hookstone Chase.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and to ensure compliance with the approved drawings. 3 To protect the character and appearance of the host dwelling and conservation area in the interests of visual amenity.
Page 152 4 The formation of an additional separate residential unit would not be acceptable.
CASE NUMBER: 19/04147/CLEUD WARD: Harrogate Hookstone CASE OFFICER: Josh Arthur DATE VALID: 30.09.2019 GRID REF: E 433369 TARGET DATE: 25.11.2019 N 454128 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.79.14150.CLEUD
LOCATION: Marlin Cottage Crimple Lane Harrogate HG3 1DF
PROPOSAL: Certificate of lawfulness for the use of building as a separate dwelling (Marlin Cottage).
APPLICANT: Mr & Mrs Clayton
APPROVED
1 The evidence supporting the application is sufficiently robust, precise and unambiguous to justify issuing a certificate. Section 191 of the Town and Country Planning Act 1990 has therefore been fulfilled sufficiently to grant a lawful certificate.
CASE NUMBER: 19/03836/FUL WARD: Harrogate New Park CASE OFFICER: Jeremy Constable DATE VALID: 18.09.2019 GRID REF: E 429735 TARGET DATE: 13.11.2019 N 456951 REVISED TARGET: DECISION DATE: 11.11.2019 APPLICATION NO: 6.79.13872.A.FUL
LOCATION: 24 North Lodge Avenue Harrogate North Yorkshire HG1 3HX
Page 153 PROPOSAL: Erection of single storey extension; alterations to fenestrations (revised scheme).
APPLICANT: Miss Claire Davey
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 11.11.2022.
2 The development hereby approved shall be carried out in strict accordance with the details within the application form and the following submitted plans and drawings: Location Plan (received 02.11. 2018) Proposed plans and elevations: (received 06.09.2019) Site Plan (received 18.09.2019)
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
Reasons for Conditions:-
1 To ensure compliance with Section 91 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity.
INFORMATIVES
1 LANDFILL GAS MIGRATION This site is within 250m of a landfill site. In accordance with your practice notes for such a development, a site specific investigation is not necessary, but I would recommend that certain precautions are taken with the construction; namely:
o A concrete floor. o Gas proof membrane beneath the floor. o Sealing/protection of any services to the building. o Adequate ventilation.
Following completion of works a verification report should be obtained including photographic evidence and or statements from building control to indicate that the protection measures were included and installed to required standards.
CASE NUMBER: 19/03409/ADV WARD: Harrogate Oatlands
Page 154 CASE OFFICER: Natalie Ramadhin DATE VALID: 13.08.2019 GRID REF: E 430692 TARGET DATE: 08.10.2019 N 453566 REVISED TARGET: 08.11.2019 DECISION DATE: 08.11.2019 APPLICATION NO: 6.79.1876.N.ADV
LOCATION: Bathstore 87 - 89 Leeds Road Harrogate North Yorkshire HG2 8BE
PROPOSAL: Installation of 4 no. Internally illuminated flexface box signs and 1 no. non-illuminated dibond fascia panels for the Floorstore Group, Leeds. (Amended details received 4th October 2019).
APPLICANT: The Floor Store
1 APPROVED subject to the following conditions:-
1 The adverts hereby permitted shall be carried out in strict accordance with the following drawings: Amended plans: address: 87 - 89 Leeds Road, revision date: 04.10.2019, description of plan: 'Removal of all existing signage (Illuminated stainless Steel letters and fascia panels). Installation of 4 no. Internally illuminated flexface box signs and 1 no. non- illuminated dibond fascia panels for the Floorstore', received and uploaded to the public file on the 04.10.2019.
2 The internal illumination shall be to the letters 'Floorstore' only.
3 The lettering shall be internally illuminated to no more than 160cd/m2 and static throughout the life of the development unless a further specific planning permission is granted by the local planning authority.
Reasons for Conditions:-
1 For the avoidance of doubt and in the interests of proper planning. 2 In the interests of visual amenity. 3 In the interests of visual amenity.
CASE NUMBER: 19/03709/FUL WARD: Harrogate Oatlands CASE OFFICER: David Potts DATE VALID: 06.09.2019 GRID REF: E 430732 TARGET DATE: 01.11.2019
Page 155 N 453129 REVISED TARGET: 18.11.2019 DECISION DATE: 14.11.2019 APPLICATION NO: 6.79.5413.G.FUL
LOCATION: 3 Firs Close Harrogate North Yorkshire HG2 9HD
PROPOSAL: Erection of first floor extension to detached garage.
APPLICANT: Mr & Mrs Abbs
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 14.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following submitted drawings:
Proposed Plans and Elevations: Job No. 188-1017, Drawing No. P3-G02 C, received 6 November 2019. Site Plan: Job No. 188-1017, Drawing No. P3-G03, received 30 August 2019. Location Plan: Job No. 188-1017, Drawing No. P3-G04, received 30 August 2019.
3 The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.
4 The residential accommodation hereby permitted shall be used wholly in conjunction with and in addition to the existing living accommodation at the dwelling known as '3 Firs Close, Harrogate' and shall not be let or sold independently of the main dwelling.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In the interests of proper planning and for the avoidance of doubt. 3 In the interests of visual amenity. 4 To remain ancillary to the dwelling known as 3 Firs Close, Harrogate, and ensure an acceptable relationship between the dwelling and converted outbuilding.
CASE NUMBER: 19/03993/FUL WARD: Harrogate Oatlands
Page 156 CASE OFFICER: Jeremy Constable DATE VALID: 04.10.2019 GRID REF: E 430980 TARGET DATE: 29.11.2019 N 453782 REVISED TARGET: DECISION DATE: 29.11.2019 APPLICATION NO: 6.79.14149.FUL
LOCATION: 2 Halstead Road Harrogate North Yorkshire HG2 8BP
PROPOSAL: Demolition of porch and detached garage; Erection of 2 no single storey extensions and alterations to fenestration.
APPLICANT: Ms Janet Light
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 29.11.2022.
2 The development hereby approved shall be carried out in strict accordance with the details within the application form and the following submitted plans and drawings: Location Plan (received 13.09. 2018) Site Plan: Drwg No.H.R.(02)/05 (received 13.09.2019) Proposed plans and elevations: Drwg No.H.R.(02)/04 (received 13.09.2019)
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
4 No windows shall be inserted into the west elevation of the extension hereby approved.
Reasons for Conditions:-
1 To ensure compliance with Section 91 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity. 4 In the interests of preserving the residential amenity of No.44 Hookstone Road
INFORMATIVES
1 landfill gas migration This site is within 250m of a landfill site. In accordance with practice notes for such a development, a site specific investigation is not necessary, but I would
Page 157 recommend that certain precautions are taken with the construction of the extension; namely:
o A concrete floor. o Gas proof membrane beneath the floor. o Sealing/protection of any services to the building. o Adequate ventilation.
Following completion of works a verification report should be obtained including photographic evidence to indicate that the protection measures were included and installed to required standards.
CASE NUMBER: 19/04037/FUL WARD: Harrogate Oatlands CASE OFFICER: Michelle Stephenson DATE VALID: 25.09.2019 GRID REF: E 430462 TARGET DATE: 20.11.2019 N 453753 REVISED TARGET: DECISION DATE: 15.11.2019 APPLICATION NO: 6.79.14145.FUL
LOCATION: 20 Norfolk Road Harrogate HG2 8DA
PROPOSAL: Demolition of garage and erection of single storey extension.
APPLICANT: Mr & Mrs K Box
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 15.11.2022.
2 The development hereby approved must be carried out in strict accordance with the details within the application form and the following amended plans and drawings: Proposed Site Plan with Location Plan (Dwg no. 19/1034/02 REV B), received by Harrogate Borough Council 15 November 2019. Existing and Proposed Floor Plans, Sections and Elevations (Dwg no. 19/1034/01 REV C), received by Harrogate Borough Council on 24 October 2019.
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved must match those of the existing dwelling.
Reasons for Conditions:-
Page 158 1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 To protect the character and appearance of the street scene and surrounding area in the interests of visual amenity.
CASE NUMBER: 19/04115/TPO WARD: Harrogate Oatlands CASE OFFICER: Francesca McGibbon DATE VALID: 27.09.2019 GRID REF: E 430773 TARGET DATE: 22.11.2019 N 452852 REVISED TARGET: DECISION DATE: 22.11.2019 APPLICATION NO: 6.79.11857.A.TPO
LOCATION: 6 Daleside Gardens Harrogate North Yorkshire HG2 9JD
PROPOSAL: Lateral reduction (by 2m) and crown lift (to 5m)to 2 Oak trees within A1 of Tree Preservation Order 18/1987.
APPLICANT: Mr J Hosegood
REFUSED. Reason(s) for refusal:-
1 The proposal of a lateral reduction (by 2-4m) and crown lift (to 5m) would alter the natural tree form and given the contribution the trees make to the character and appearance of the area, the proposed works would have a detrimental impact on the visual amenity of the locality contrary to National Planning Policy Framework and Policy EQ2 of the Core Strategy. 2 No technical justification which outweighs the amenity value of the tree has been submitted to justify the proposed works. This would conflict with guidance National Planning Policy Framework, Saved Policy HD13 of the Local Plan and Policy EQ2 of the Core Strategy.
CASE NUMBER: 19/04126/PNT56 WARD: Harrogate Oatlands CASE OFFICER: Jeremy Constable DATE VALID: 27.09.2019 GRID REF: E 431038 TARGET DATE: 21.11.2019 N 453604 REVISED TARGET:
Page 159 DECISION DATE: 21.11.2019 APPLICATION NO: 6.79.93.AH.PNT56
LOCATION: Telecommunications Mast Harrogate Business Centre Hookstone Avenue Harrogate North Yorkshire HG2 8ER
PROPOSAL: Prior notification for the removal and replacement of 6 no. antennas on new steelwork, the installation of 18no. RRU's and 6no. Combiners on the new steelwork. The removal, replacement and installation of ancillary equipment and development ancillary thereto.
APPLICANT: CTIL & Telefonica UK Ltd
Prior approval not required
CASE NUMBER: 19/04148/FUL WARD: Harrogate Oatlands CASE OFFICER: Jeremy Constable DATE VALID: 30.09.2019 GRID REF: E 430650 TARGET DATE: 25.11.2019 N 453560 REVISED TARGET: DECISION DATE: 25.11.2019 APPLICATION NO: 6.79.14151.FUL
LOCATION: Flat 2 70 Leeds Road Harrogate HG2 8BG
PROPOSAL: Retrospective application for formation of rear dormer window.
APPLICANT: Mr LUKE TODD
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be retained strictly in accordance with the details received by the Local Planning Authority on the 30th September 2019 Drwg No.19/1056/01
Page 160
Reasons for Conditions:-
1 For the avoidance of doubt and in the interests of proper planning
CASE NUMBER: 19/04271/FUL WARD: Harrogate Oatlands CASE OFFICER: David Potts DATE VALID: 08.10.2019 GRID REF: E 431196 TARGET DATE: 03.12.2019 N 453238 REVISED TARGET: DECISION DATE: 02.12.2019 APPLICATION NO: 6.79.14157.FUL
LOCATION: 33 Almsford Oval Harrogate HG2 8EJ
PROPOSAL: Demolition of garage and conservatory, erection of 2 storey and single storey extensions, erection of open porch to the front elevations and alterations to fenestrations APPLICANT: Mr M Salvini
1 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 02.12.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following submitted drawings:
Existing and Proposed Plans and Elevations: Drawing Number 19/1040/01 Revision C, received 29 November 2019. Location Plan and Site Plan: Drawing Number 19/1040/02, received 8 October 2019.
3 The materials to be used in the construction of the external brickwork and roofing of the extensions hereby permitted shall match those used in the existing building.
4 The windows in the south facing side elevation of the development hereby approved shall be non-opening and obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent up to 1.7m from floor level. That level of obscure glazing shall be retained throughout the life of the development.
5 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order), no windows shall be inserted in the south side elevation of the extension hereby approved, without the prior written approval of the Local Planning Authority.
Page 161
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In the interests of proper planning and for the avoidance of doubt. 3 In the interests of visual amenity. 4 In the interests of residential amenity and privacy. 5 In the interests of privacy and residential amenity.
CASE NUMBER: 19/04025/DISCON WARD: Harrogate Old Bilton CASE OFFICER: Josh Arthur DATE VALID: 18.09.2019 GRID REF: E 430729 TARGET DATE: 13.11.2019 N 457704 REVISED TARGET: DECISION DATE: 27.11.2019 APPLICATION NO: 6.79.1636.D.DISCON
LOCATION: 1 Masefield Close Harrogate North Yorkshire HG1 3LU
PROPOSAL: Approval of details required under conditions 4 (Electric car charging point) and 6 (tree protection) of Planning Permission 18/04354/FUL: Erection of 1no dwelling (Revised scheme).
APPLICANT: Mr R Dyson
3 CONFIRMATION of discharge of condition(s)
CASE NUMBER: 19/03204/FUL WARD: Harrogate Pannal Ward CASE OFFICER: David Potts DATE VALID: 12.08.2019 GRID REF: E 429895 TARGET DATE: 07.10.2019 N 453025 REVISED TARGET: 29.11.2019
Page 162 DECISION DATE: 27.11.2019 APPLICATION NO: 6.79.12515.B.FUL
LOCATION: 22 Leadhall Road Harrogate HG2 9PE
PROPOSAL: Demolition of porch, erection of 1 no. two storey and 2 no. single storey extensions, raising of roof height to front extension with formation of porch, alterations to fenestration.
APPLICANT: Mr M Smith
2 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 27.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following submitted drawings:
Proposed Elevations: SMI756-0719 Sheet 4/4 Rev 1, received 13 November 2019. Proposed First Floor Plan: SMI756-0719 Sheet 3/4 Rev 1, received 13 November 2019. Proposed Ground Floor Plan: SMI756-0719 Sheet 2/4 Rev 1, received 30 July 2019. Site Plan: SMI756-0719 Sheet 1/4 Rev 1, received 30 July 2019 Location Plan: OS MasterMap, received 30 July 2019.
3 The materials to be used in the construction of the external surfaces of the extensions and roof alterations hereby permitted shall match those used in the existing building.
4 The roof windows in the north facing roof slope of the development hereby approved shall be obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent and that level of obscure glazing shall be retained throughout the life of the development.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In the interests of proper planning and for the avoidance of doubt. 3 In the interests of visual amenity. 4 In the interests of residential amenity and privacy.
Page 163
CASE NUMBER: 19/03282/PROW WARD: Harrogate Pannal Ward CASE OFFICER: Josh Arthur DATE VALID: 31.07.2019 GRID REF: E 429151 TARGET DATE: 25.09.2019 N 452912 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.79.13656.B.PROW
LOCATION: Castle Hill Farm Whinney Lane Harrogate North Yorkshire HG3 1QF
PROPOSAL: Diversion of northern most path of 145m and southern most path of 153m of footpaths 15.54/131/2, 15.54/131/1 & 15.54/72/1.
APPLICANT: Stonebridge Homes
1 APPROVED and the Head of Legal and Democratic Services be authorised to make an appropriate Order pursuant to S 257 of the Town and Country Planning Act 1990:
1 An appropriate Order be made under Section 257 of the Town and Country Planning Act 1990 for the diversion of northern most path of 145m and southern most path of 153m of footpaths 15.54/131/2, 15.54/131/1 & 15.54/72/1.
2 The existing Public Right(s) of Way on the site must be protected and kept clear of any obstruction until such time as any alternative route has been provided and confirmed under an Order made under the Town and Country Planning Act 1990.
Applicants are advised to contact the County Council's Access and Public Rights of team at County Hall, Northallerton via [email protected] to obtain up-to-date information regarding the line of the route of the way. The applicant should discuss with the Highway Authority any proposals for altering the route.
CASE NUMBER: 19/03724/FUL WARD: Harrogate Pannal Ward CASE OFFICER: Alex Robinson DATE VALID: 02.09.2019 GRID REF: E 430810 TARGET DATE: 28.10.2019
Page 164 N 451405 REVISED TARGET: 22.11.2019 DECISION DATE: 22.11.2019 APPLICATION NO: 6.152.18.E.FUL
LOCATION: Site Of Pannal Business Park Station Road Pannal North Yorkshire
PROPOSAL: Recladding of building; Alteration of fenestration; Erection of lift shafts; Reconfiguration of carpark; Demolition of rear entrance. (Revised Scheme)
APPLICANT: Forward Investment LLP
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 3 years from the date of this decision.
2 The development hereby permitted shall be carried out in accordance with the approved plans submitted to the Local Planning Authority, as amended by conditions of this consent, as listed below: Drawing No. 2019-025-P101 Rev A Site Location Plan Drawing No. 2019-025-P105 Rev A Existing Site Plan Drawing No. 2019-025-P016 Rev B Proposed Site Plan Drawing No. 2019-025-P215 Existing Sections Drawing No. 2019-025-P250 Rev D Basement Proposed Drawing No. 2019-025-P251 Rev C Ground Floor Proposed Drawing No. 2019-025-P252 Rev A 1st Floor Proposed Drawing No. 2019-025-P253 Rev A 2nd Floor Proposed Drawing No. 2019-025-P260 Rev C Elevation 1 Proposed Drawing No. 2019-025-P261 Rev B Elevation 2 Proposed Drawing No. 2019-025-P262 Rev B Elevation 3 Proposed Drawing No. 2019-025-P263 Rev B Elevation 4 Proposed
3 Notwithstanding any details shown on the approved plans listed under Condition 2 of this Consent, samples of the materials it is intended to be used externally in the recladding and/or construction works to the building of the roof, walls and windows of the development hereby approved, shall be submitted for the written approval of the Local Planning Authority. Construction works to the walls or roof of the development shall not be started before any such approval. Development shall be carried out in accordance with the approved details.
4 Notwithstanding any details shown on the approved plans listed under Condition 2 of this Consent, details of the Juliette balconies and the window opening/mechanisms shall be submitted for the written approval of the Local Planning Authority. Construction works to the walls or roof of the development shall not be started before any such approval. Development shall be carried out in accordance with the approved details.
Page 165
5 Notwithstanding any details shown on the approved plans listed under Condition 2 of this Consent, prior to construction of any boundary treatments within the site, details shall be provided to and approved by the Local Planning Authority, of all boundary treatments within the site.
The development shall thereafter be implemented in accordance with the approved details.
6 Prior to occupation details will be provided to and approved in writing by the local Planning authority for the proposed bin and cycle stores. The cycle store details will include how the store area will be allocated to apartments and the provision of secure cycle bay fixings. The bin store details will include how the store areas will be securely accessible to refuse collection personnel.
The approved details will be constructed and brought into use prior to first occupation. They will be kept available for use by occupants during the lifetime of the development.
7 Before the occupation of the first dwelling a scheme detailing the facilities that will be provided for charging electric vehicles and other ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. Buildings and parking spaces that are to be provided with charging points shall not be brought into use until the charging points are installed and operational.
Charging points installed shall be retained thereafter.
8 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.
9 The site shall be developed with separate systems of drainage for foul and surface water.
10 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 by competent persons and a written report of the findings must be produced and approved in writing by the Local Planning Authority.
Where remediation is necessary a 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 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.
Page 166 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.
11 No dwelling shall be occupied until the related parking facilities have been constructed in accordance with the approved drawing. Once created these parking areas shall be maintained clear of any obstruction and retained for their intended purpose at all times.
12 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.
13 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 to avoid Station Road and village of Pannal
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity and to protect the character of the local area. 4 In the interests of visual amenity and to ensure compatibility between ventilation and
Page 167 security on windows and doors. 5 In the interests of the amenity of future occupiers. 6 To ensure the adequate provision of secure cycle storage ensure refuse collection does not lead to problems with visual amenity or external bin storage in the car park areas. 7 To ensure the development provides for the use of electric vehicles. 8 In the interests of amenity for neighbouring residents. 9 To ensure that the site is properly drained and in order to prevent overloading surface water is not discharged to the foul sewer network. 10 For the safety of residents and visitors, in the event of contamination being encountered during construction of the development. 11 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. 12 To ensure that no mud or other debris is deposited on the carriageway in the interests of highway safety. 13 In the interests of highway safety and amenity
CASE NUMBER: 19/03971/FUL WARD: Harrogate Pannal Ward CASE OFFICER: Jeremy Constable DATE VALID: 16.09.2019 GRID REF: E 429309 TARGET DATE: 11.11.2019 N 453026 REVISED TARGET: DECISION DATE: 08.11.2019 APPLICATION NO: 6.79.8637.C.FUL
LOCATION: 8 Yew Tree Gardens Harrogate HG2 9JU
PROPOSAL: Erection of single storey wrap around extension and creation of pitched roof over front single storey part of the dwelling.
APPLICANT: Mr Ben Priestley
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 08.11.2022.
2 The development hereby approved shall be carried out in strict accordance with the details within the application form and the following submitted plans and drawings: Location and Site Plan: Drwg No. 895BP (Rec 16.09.2019) Proposed plans and elevations: Drwg Nos. 895BP 01A and 895BP 02 (Rec 16.09.2019)
Page 168 3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
Reasons for Conditions:-
1 To ensure compliance with Section 91 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity.
CASE NUMBER: 19/03998/FUL WARD: Harrogate Pannal Ward CASE OFFICER: Emma Walsh DATE VALID: 17.09.2019 GRID REF: E 429626 TARGET DATE: 12.11.2019 N 452436 REVISED TARGET: 18.11.2019 DECISION DATE: 18.11.2019 APPLICATION NO: 6.152.339.A.FUL
LOCATION: Rossett Paddock Rossett Green Lane Harrogate HG2 9LQ
PROPOSAL: Erection of single storey extension with associated hard/soft landscaping and alterations to fenestration. Installation of garage door and replacement of existing garage door. Installation of balustrade.
APPLICANT: Mr & Mrs Oxtoby
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 18.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following amended drawings submitted with the application;
Proposed Floor Plans and Elevations; Drwg 168-1016 P02 Rev A. Received 15.10.2019. Proposed Site Plan; Drwg 168-1016 P03. Received 17.09.2019.
3 Except where agreed in writing by the Local Planning Authority, the shade of render to be used in the construction of the extension hereby permitted shall match that used in the host dwelling.
Page 169
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interest of visual amenity.
CASE NUMBER: 19/04134/FUL WARD: Harrogate Pannal Ward CASE OFFICER: Emma Walsh DATE VALID: 30.09.2019 GRID REF: E 429943 TARGET DATE: 25.11.2019 N 452687 REVISED TARGET: DECISION DATE: 19.11.2019 APPLICATION NO: 6.152.362.A.FUL
LOCATION: Ravens Court 5 Rossett Green Lane Harrogate HG2 9LH
PROPOSAL: Demolition of conservatory and erection of two storey extension with single storey link extension. Alterations to fenestration. (Revised Scheme).
APPLICANT: Mr Philip Carr
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 19.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following drawings submitted with the application;
Existing and Proposed Floor Plans, Roof Plan, Elevations; Drwg 881PC 01C. Received 30.09.2019. Proposed Site Plan; Drwg 881PC 03. Received 30.09.2019.
3 Except where explicitly stated otherwise within the application form, the external materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the host dwelling.
Page 170 Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interest of visual amenity.
CASE NUMBER: 19/04141/OHLEXP WARD: Harrogate Pannal Ward CASE OFFICER: Katie Lois DATE VALID: 30.09.2019 GRID REF: E 429226 TARGET DATE: 11.11.2019 N 453292 REVISED TARGET: DECISION DATE: 07.11.2019 APPLICATION NO: 6.79.9735.OHLEXP
LOCATION: Adjacent To 8 Whinney Lane Harrogate North Yorkshire HG2 9LT
PROPOSAL: Notification of th installation of 1 pole and associated overhead cables.
APPLICANT: Openreach
Subject to NO OBJECTIONS
1 The District/Borough Council/Authority: Harrogate Borough Council
(i) does not object for the proposed development detailed above to be undertaken under the exemptions laid down in the Overhead Lines (Exemption)(England and Wales) Regulations 2009.
(ii) does not wish the Secretary of State to consider the application using the full section 37 process under the Electricity Act 1989.
CASE NUMBER: 19/04284/FUL WARD: Harrogate Pannal Ward
Page 171 CASE OFFICER: Josh Arthur DATE VALID: 07.10.2019 GRID REF: E 430372 TARGET DATE: 02.12.2019 N 451513 REVISED TARGET: DECISION DATE: 13.11.2019 APPLICATION NO: 6.152.326.B.FUL
LOCATION: 68 Crimple Meadows Pannal Harrogate North Yorkshire HG3 1EN
PROPOSAL: Erection of a boundary fence and gate with stone pillars. (Revised scheme)
APPLICANT: Mr A Holt
REFUSED. Reason(s) for refusal:-
1 The 1.6m high fence, pillars and gates by reason of their position, height and appearance, would be detrimental to the visual amenity of the street scene and out of keeping with the existing boundary treatments in the area. This would be contrary to guidance in Saved Policies HD15 and HD20 of the Harrogate District Local Plan, Policies HP3 and HP4 of the Emerging Local Plan, Policies SG4 and EQ2 of the Core Strategy of the Local Development Framework, guidance in the Council's House Extensions and Garages Design Guide.
CASE NUMBER: 19/04127/FUL WARD: Harrogate St Georges CASE OFFICER: Kate Lavelle DATE VALID: 27.09.2019 GRID REF: E 429572 TARGET DATE: 22.11.2019 N 453593 REVISED TARGET: DECISION DATE: 18.11.2019 APPLICATION NO: 6.79.455.AF.FUL
LOCATION: Rossett Acre Primary School Pannal Ash Road Harrogate HG2 9PH
PROPOSAL: Retention of existing temporary classroom.
APPLICANT: Red Kite Learning Trust
APPROVED subject to the following conditions:-
Page 172 1 The retention of the existing classroom is hereby permitted in accordance with the amended application form and amended design & access statement both submitted on 08.11.2019.
Reasons for Conditions:-
1 To ensure that the application is carried out in accordance with the application details.
CASE NUMBER: 19/04131/TPO WARD: Harrogate St Georges CASE OFFICER: Katie Lois DATE VALID: 30.09.2019 GRID REF: E 430409 TARGET DATE: 25.11.2019 N 453381 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.79.10821.C.TPO
LOCATION: 3 Leadhall Drive Harrogate HG2 9NL
PROPOSAL: Lateral reduction (by 2.5m) and selective pruning of 2no. Horse Chestnut trees within Tree Preservation Order R31/2019.
APPLICANT: Mr Nathan Cole
APPROVED subject to the following conditions:-
1 The works hereby approved shall be completed within two years of the date of this decision.
2 The proposed works, lateral reduction (by 2.5m) and selective pruning of 2no. Horse Chestnut trees, shall be completed in strict accordance with the specification noted in the application.
3 All works shall be undertaken by a suitably qualified Arborist in accordance with British Standards: 3998 (2010) Works to Trees.
Reasons for Conditions:-
Page 173 1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to maintain the amenity of the locality. 3 In the interests of good Arboricultural practice.
CASE NUMBER: 19/01548/FUL WARD: Harrogate Stray CASE OFFICER: Jeremy Constable DATE VALID: 08.04.2019 GRID REF: E 431360 TARGET DATE: 03.06.2019 N 454560 REVISED TARGET: 22.11.2019 DECISION DATE: 20.11.2019 APPLICATION NO: 6.79.6813.E.FUL
LOCATION: 2 St Hildas Road Harrogate HG2 8JY
PROPOSAL: Demolition of existing extension, erection of two storey extension and single storey extensions (Revised scheme).
APPLICANT: Mr And Mrs Cooper
1 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 20.11.2022.
2 The development hereby approved shall be carried out in strict accordance with the details within the application form and the following submitted plans and drawings: Location Plan: (Received 08.04.2019) Site Plan: Drwg No.PL-05-C (Received 18.10.2019) Proposed plans: Drwg No. PL-06-D (Received 18.10.2019) Proposed elevations: Drwg No. PL-07-C (Received 18.10.2019)
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
4 No operations shall commence on site or any development be commenced before the developer has submitted for approval report detail for the root protection area (RPA) fencing in line with the requirements of British Standard BS 5837: 2012 (section 6.2.2 figure 2) Trees in Relation to Construction - Recommendations, or any subsequent amendments to that document, around the trees or shrubs or planting to be retained, as indicated on the approved plan and for the entire area as specified in accordance with BS 5837:2012. The developer shall maintain such fences until all
Page 174 development the subject of this permission is completed.
5 No operations shall commence on site in connection with the development hereby approved (including any demolition work, soil moving, temporary access construction and/or widening or any operations involving the use of motorised vehicles or construction machinery) until the root protection area (RPA) works required by the approved tree protection scheme and ground protection detail (no dig) are in place. The level of the land within the fenced areas shall not be altered without the prior written consent of the Local Planning Authority.
Reasons for Conditions:-
1 To ensure compliance with Section 91 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity. 4 To protect tree roots and minimise impact on trees. 5 To protect tree roots of protected trees on site.
CASE NUMBER: 19/03868/FUL WARD: Harrogate Stray CASE OFFICER: Jeremy Constable DATE VALID: 20.09.2019 GRID REF: E 431172 TARGET DATE: 15.11.2019 N 454280 REVISED TARGET: DECISION DATE: 12.11.2019 APPLICATION NO: 6.79.6204.C.FUL
LOCATION: 17 Wheatlands Road East Harrogate HG2 8PX
PROPOSAL: Demolition of garage and carport; erection of 1 no. single storey and 2 no. two storey extensions; installation of sloped glass roof and 2 no. roof lights; alterations to fenestration.
APPLICANT: Dr Nick Taylor
2 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 12.11.2022.
2 The development hereby approved shall be carried out in strict accordance with the details within the application form and the following submitted plans and drawings: Location Plan: Drwg No. 2054.001 (Rec 11.09.2019)
Page 175 Site Plan: Drwg No. 2054.004 (Rec 11.09.2019) Proposed plans and elevations: Drwg No. 2054.003 (Rec 11.09.2019)
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
Reasons for Conditions:-
1 To ensure compliance with Section 91 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity.
CASE NUMBER: 19/04089/FUL WARD: Harrogate Stray CASE OFFICER: David Potts DATE VALID: 01.10.2019 GRID REF: E 431748 TARGET DATE: 26.11.2019 N 455023 REVISED TARGET: DECISION DATE: 19.11.2019 APPLICATION NO: 6.79.2579.E.FUL
LOCATION: 27 St Clements Road Harrogate North Yorkshire HG2 8LU
PROPOSAL: Erection of infill extension; Erection of pitched roof.
APPLICANT: Mr Andrew Skepper
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 19.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following submitted drawings:
Existing and Proposed Rear Elevations: received 24 September 2019. Existing and Proposed Side Elevations: received 24 September 2019. Proposed Site Plan: received 24 September 2019. Location Plan: UK Planning Maps, received 24 September 2019.
3 The materials to be used in the construction of the external surfaces of the extension
Page 176 hereby permitted shall match those used in the existing building.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In the interests of proper planning and for the avoidance of doubt. 3 In the interests of visual amenity.
CASE NUMBER: 19/04202/TPO WARD: Harrogate Stray CASE OFFICER: Katie Lois DATE VALID: 03.10.2019 GRID REF: E 432100 TARGET DATE: 28.11.2019 N 454722 REVISED TARGET: DECISION DATE: 28.11.2019 APPLICATION NO: 6.79.12102.D.TPO
LOCATION: 38 Wayside Avenue Harrogate HG2 8NP
PROPOSAL: Lateral reduction (by 1-2m) to no1 Beech tree and limb removal to no1 Oak tree within A1 of Tree Preservation Order 19/1991
APPLICANT: Mr R Saddler
Part APPROVED and part REFUSED as set out below:
PART TO BE APPROVED: Limb removal of one Oak tree within A1 of Tree Preservation Order 19/1991.
Subject to the following Conditions;
1 The works hereby approved shall be completed within two years of the date of this decision.
2 The proposed works shall be completed in strict accordance with the specification noted above.
3 All works shall be undertaken by a suitably qualified Arborist in accordance with British Standards: 3998 (2010) Works to Trees.
Page 177
Reasons for Conditions:
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990.
2 In order to maintain the amenity of the locality.
3 In the interests of good Arboricultural practice.
PART TO BE REFUSED:
Lateral reduction of one Beech tree within A1 of Tree Preservation Order 19/1991.
Reasons for refusal:
1 The proposed works would significantly harm the visual amenity of the locality. This would conflict with guidance National Planning Policy Framework and Policy EQ2 of the Core Strategy.
2 No technical justification which outweighs the amenity value of the tree has been submitted to justify the proposed works. This would conflict with guidance National Planning Policy Framework and Policy EQ2 of the Core Strategy.
CASE NUMBER: 19/03827/FUL WARD: Harrogate Valley Gardens CASE OFFICER: Arthama Lakhanpall DATE VALID: 20.09.2019 GRID REF: E 429947 TARGET DATE: 15.11.2019 N 454579 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.79.7222.C.FUL
LOCATION: 17 And 17A Beech Grove Harrogate North Yorkshire HG2 0EX
PROPOSAL: Conversion of rear coach house to form ancillary accommodation with dormers, erection of triple garage, widening of rear access, formation of dropped kerb and alterations to hardstanding.
APPLICANT: Mr Anthony Blundell
2 APPROVED subject to the following conditions:-
Page 178
1 The development hereby permitted shall be begun on or before 14.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details, as modified by the conditions of this consent, received 4 November 2019:
(PL) 202 Revision Proposed Plans/Elevations
3 Prior to their first use, samples of the external stone, slate and brick materials in the development hereby approved shall be made available on site for the inspection by and written approval of the Local Planning Authority. The development shall then be carried out in strict accordance with the approved details.
4 Prior to their installation, section details of the proposed windows and doors at a scale of 1.5, 1.10 or 1.20 shall be submitted to and approved in writing by the Local Planning Authority. The development shall then be carried out in strict accordance with the approved details.
5 Prior to its first use, details of the proposed external paint colour for the proposed garage doors, columns, and window and door frames shall be submitted to and approved in writing by the Local Planning Authority. The development shall then be carried out in strict accordance with the approved details.
6 The rooflight(s) hereby permitted shall be of the conservation type with a black steel frame and central glazing bar, have recessed installation so that the rooflight sits flush with the roof covering and does not project above this line, be top opening unless a side hung escape rooflight is required and the flashing of the opening shall be carried out in traditional leadwork.
7 All new doors and windows shall be set back from the external face of the walls to form reveals and these reveals shall match the existing to the host building.
8 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 by competent persons and a written report of the findings must be produced and approved in writing by the Local Planning Authority.
Where remediation is necessary a 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 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.
Page 179 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.
9 Notwithstanding the provision of any Town and Country Planning General Permitted or Special Development Order for the time being in force, the areas shown on drawing '(PL) 202 Revision Proposed Plans/Elevations' for parking spaces, turning areas and access shall be kept available for their intended purposes at all times.
10 The residential accommodation hereby approved shall remain ancillary to the main residential use of the building known as '17 and 17A Beech Grove'. It shall not be sold, let or used separately otherwise than by members of the family of the occupiers for the time being of '17 and 17A Beech Grove'.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of the visual amenity of the host building and conservation area. 4 In the interests of the visual amenity of the host building and conservation area. 5 In the interests of the visual amenity of the host building and conservation area. 6 In the interests of the visual amenity of the host building and conservation area. 7 In the interests of the visual amenity of the host building and conservation area. 8 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. 9 In the interests of highway safety and residential amenity. 10 A separate residential use would not suitable in this location due to the visual amenity of the conservation area and close proximity to neighbouring residential uses.
CASE NUMBER: 19/03978/FUL WARD: Harrogate Valley Gardens CASE OFFICER: David Potts DATE VALID: 07.10.2019 GRID REF: E 429822 TARGET DATE: 02.12.2019 N 454600 REVISED TARGET: DECISION DATE: 22.11.2019 APPLICATION NO: 6.79.4098.F.FUL
LOCATION: 15 Queens Road Harrogate HG2 0HA
Page 180
PROPOSAL: Demolition of garage and storm porch, erection of garage and storm porch; formation of dormer and installation of 2no. rooflights.
APPLICANT: Mrs J Howard
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 22.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following submitted drawings:
Proposed Plans and Elevations: Drawing No. 3061/03/100 Rev B, received 7 October 2019. Site Plan: Drawing No. 3061/03/101, received 16 September 2019. Location Plan: Drawing No. 3061/03/000, received 16 September 2019.
3 The materials to be used in the construction of the external surfaces of the garage and roof extension hereby permitted shall match those used in the existing building.
4 The roof windows in the north facing roof slope of the garage development hereby approved shall be obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent and that level of obscure glazing shall be retained throughout the life of the development.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In the interests of proper planning and for the avoidance of doubt. 3 In the interests of visual amenity. 4 In the interests of residential amenity and privacy.
CASE NUMBER: 19/04130/FUL WARD: Harrogate Valley Gardens CASE OFFICER: Jeremy Constable DATE VALID: 30.09.2019 GRID REF: E 429817 TARGET DATE: 25.11.2019 N 454610 REVISED TARGET: DECISION DATE: 26.11.2019 APPLICATION NO: 6.79.14152.FUL
Page 181
LOCATION: 13 Queens Road Harrogate HG2 0HA
PROPOSAL: Formation of 1 dormer window. Alterations to fenestration and the erection of a greenhouse.
APPLICANT: Mr & Mrs P Corr
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.11.2022.
2 The development hereby approved shall be carried out in strict accordance with the details within the application form and the following submitted plans and drawings: Location Plan: (Received 30.09.2019) Proposed plans and elevations: Drwg No.13QR/PL01 Rev A (Received 13.11.2019) Proposed greenhouse plans and elevations: Drwg No.1937 201 Rev A (Received 14.11.2019) Proposed elevations of steps: Drwg No.1937 401 (Received 07.11.2019)
Reasons for Conditions:-
1 To ensure compliance with Section 91 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning.
CASE NUMBER: 19/03773/FUL WARD: Killinghall & Hampsthwaite CASE OFFICER: Arthama Lakhanpall DATE VALID: 17.09.2019 GRID REF: E 429312 TARGET DATE: 12.11.2019 N 458116 REVISED TARGET: DECISION DATE: 11.11.2019 APPLICATION NO: 6.93.359.B.FUL
LOCATION: Spruisty Hill Farm Killinghall North Yorkshire
PROPOSAL: Erection of agricultural building.
Page 182 APPLICANT: Mr R Umpleby
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 11.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings.
CASE NUMBER: 19/04062/FUL WARD: Killinghall & Hampsthwaite CASE OFFICER: Arthama Lakhanpall DATE VALID: 23.09.2019 GRID REF: E 426199 TARGET DATE: 18.11.2019 N 458266 REVISED TARGET: 22.11.2019 DECISION DATE: 18.11.2019 APPLICATION NO: 6.92.330.A.FUL
LOCATION: Land Fronting Hollins Lane 426199 458266 Hollins Lane Hampsthwaite North Yorkshire
PROPOSAL: Formation of highway access with installation of gate and fence and partial removal of hedgerow.
APPLICANT: Mr Marshall
1 REFUSED. Reason(s) for refusal:- 1
1 The proposal is unsustainable development. The impact on landscape character is a material planning consideration. The loss of a section of the hedgerow and proposed access would present demonstrable and adverse impact to the landscape character of the site and wider locality. There are no benefits to the rural economy that outweigh the identified landscape harm The proposal conflicts with guidance in the
Page 183 National Planning Policy Framework and Landscape Character Assessment (2004), Policies EQ2, SG3 and SG4 of the Core Strategy, Policies C2 and HD20 of the Local Plan and Emerging Policies HP3, NE3 and NE4 of the Local Plan (2019).
CASE NUMBER: 19/03975/FUL WARD: Knaresborough Aspin & Calcutt CASE OFFICER: Gillian Pinna-Morrell DATE VALID: 02.10.2019 GRID REF: E 434975 TARGET DATE: 27.11.2019 N 456075 REVISED TARGET: DECISION DATE: 26.11.2019 APPLICATION NO: 6.100.187.P.FUL
LOCATION: Land At Grid Reference 434975 456075 Calcutt North Yorkshire
PROPOSAL: Erection of 1 dwelling and detached garage.
APPLICANT: Mr J. Cooper
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following drawing:
Proposed Site Plan: TWL/PL02 July 2019. Proposed Plans and Elevations: TWL/PL01 July 2019.
3 No development of a building shall take place until samples of the external roof and wall facing materials have been submitted to and approved by the local planning authority in writing. The relevant works shall be carried out in accordance with the approved sample details prior to the occupation of the development and thereafter maintained.
4 The site shall be developed with separate systems of drainage for foul and surface water.
5 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved by the Local Planning Authority in consultation with Yorkshire Water.
Page 184
6 Unless otherwise agreed in writing by the local planning authority (in consultation with Yorkshire Water), no building or other obstruction shall be located over or within 3.0 (three) metres either side of the centre line of the sewer, which crosses the site.
7 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order England (2015), no extensions, garages, roof or dormer windows other than any expressly authorised by this permission shall be erected without the grant of further specific planning permission from the local planning authority.
8 The rooflight(s) hereby permitted shall be of the conservation type with a black steel frame and central glazing bar, have recessed installation so that the rooflight sits flush with the roof covering and does not project above this line, be top opening unless a side hung escape rooflight is required and the flashing of the opening shall be carried out in traditional leadwork.
9 Prior to the occupation of the development hereby permitted, the external flue shall be painted black and shall thereafter be maintained and retained as such.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity. 4 To prevent pollution of the water environment. 5 To ensure that the site is properly drained and surface water is not discharged to the foul sewerage system. 6 In order to allow sufficient access for maintenance and repair work at all times. 7 In the interests of residential and visual amenity. 8 In the interests of visual amenity. 9 In the interests of visual amenity.
INFORMATIVES
1 No works are to be undertaken which will create an obstruction, either permanent or temporary, to the Public Right of Way adjacent to the proposed development. Applicants are advised to contact the County Council’s Access and Public Rights of team at County Hall, Northallerton via [email protected] to obtain up-to- date information regarding the line of the route of the way. The applicant should discuss with the Highway Authority any proposals for altering the route.
CASE NUMBER: 19/04224/CLOPUD WARD: Knaresborough Castle
Page 185 CASE OFFICER: Michelle Stephenson DATE VALID: 04.10.2019 GRID REF: E 433320 TARGET DATE: 29.11.2019 N 457975 REVISED TARGET: DECISION DATE: 29.11.2019 APPLICATION NO: 6.100.13526.B.CLOP UD
LOCATION: 18 Appleby Gate Knaresborough HG5 9LY
PROPOSAL: Certificate of lawfulness for the erection of single storey extension.
APPLICANT: Mrs Victoria Dawson
2 APPROVED
1 The proposed erection of a single storey rear extension as shown on the following submitted drawings; O.S. Plan Proposed (Dwg no. P101), Floor Plans Proposed (Dwg no. P105) and Proposed Elevations (Dwg no. P104), received by Harrogate Borough Council 4 October 2019 complies with Schedule 2, Part 1, Classes A and C of the Town and Country (General Permitted Development) (England) Order 2015 (as amended 2019).
CASE NUMBER: 19/02475/DISCON WARD: Knaresborough Eastfield CASE OFFICER: Kate Lavelle DATE VALID: 12.06.2019 GRID REF: E 436488 TARGET DATE: 07.08.2019 N 456903 REVISED TARGET: 22.11.2019 DECISION DATE: 19.11.2019 APPLICATION NO: 6.500.273.DISCON
LOCATION: Manse Farm Knaresborough North Yorkshire
PROPOSAL: Part approval of details required under condition 50 (Ecological Management Plan) in relation to Access Phase Eastern and Western Roundabouts of planning permission 13/00535/EIAMAJ - Mixed use development comprising residential dwellings (Use Class C3), employment use (Use Classes B1 and B8), a neighbourhood centre (Use Classes A1, A2, A3 ,A4 and A5), open landscaping, a primary school (Use Class D1) and associated
Page 186 access.
APPLICANT: Taylor Wimpey
CONFIRMATION of discharge of condition(s)
INFORMATIVES
1 An Ecological Management Plan was submitted on 17.06.2019. An amended Ecological Management Plan was submitted on 12.09.2019 (Ref 12287 Rev V2 dated September 2019 prepared by Ecus Ltd). The amended details are considered to be acceptable and condition 50 can be discharged in relation to Access Phase Eastern and Western Roundabouts only on behalf of Linden Homes and Taylor Wimpey.
2 Evidence shows that the proposed development poses a risk to a priority habitat or species that is a species of conservation concern / a habitat of conservation concern. It is noted that the Ecological Management Plan does not mention the provision of an undisturbed riparian corridor, nor the provision of temporary fencing to minimise the risk to otter during bridge construction. Finally no mention is made of an ecological watching brief to advise contractors of best working practices during works near watercourses.
CASE NUMBER: 19/03904/FUL WARD: Knaresborough Eastfield CASE OFFICER: Michelle Stephenson DATE VALID: 13.09.2019 GRID REF: E 435974 TARGET DATE: 08.11.2019 N 457278 REVISED TARGET: DECISION DATE: 08.11.2019 APPLICATION NO: 6.100.2202.A.FUL
LOCATION: 36 The Spinney Knaresborough HG5 0TD
PROPOSAL: Demolition of conservatory; Erection of single storey extension.
APPLICANT: Mr & Mrs Bilbrough
APPROVED subject to the following conditions:-
Page 187 1 The development hereby permitted shall be begun on or before 08.11.2022.
2 The development hereby approved must be carried out in strict accordance with the details within the application form and the following amended plans and drawings: Location Plan (ID: BW1-00826711), received 13 September 2019. Existing and Proposed Plans & Elevations with Block Plan (Dwg no. /003), received 13 September 2019.
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and to ensure compliance with the approved drawings. 3 To protect the character and appearance of the host dwelling and surrounding area in the interests of visual amenity.
CASE NUMBER: 18/04833/DISCON WARD: Knaresborough Scriven Park CASE OFFICER: Kate Lavelle DATE VALID: 22.11.2018 GRID REF: E 435533 TARGET DATE: 17.01.2019 N 458250 REVISED TARGET: 30.11.2019 DECISION DATE: 28.11.2019 APPLICATION NO: 6.100.1491.X.DISCON
LOCATION: Land Comprising Field At 435533 458250 Beech Grove Knaresborough North Yorkshire
PROPOSAL: Approval of details required under conditions 9 (Highways), 12 (Construction Management Plan), 19 (Electric Plan) and 22 (Secure by Design) and part approval of condition 18 (contamination) of planning permission 17/02645/DVCMAJ - Deletion of condition 6 of planning permission 14/03849/OUTMAJ (Outline Application for the erection of up to 74 residential units with access considered) to allow a mix of open market and affordable housing to be constructed that is not in accordance with the mix specified in the Council's Strategic Housing Market Assessment
APPLICANT: Persimmon Homes (Yorkshire)
1 CONFIRMATION of discharge of condition(s)
Page 188
INFORMATIVES
1 Condition 9 (Highways): Details and plans were submitted on 19.11.2018 as set out in the covering letter dated 15.11.2018. Further details and plans were submitted on 24.05.2018. The amended details are considered to be acceptable.
2 Condition 12 (Construction Management Plan): A construction Management plan with drawing 693-119 was submitted on 19.1.2018. An amended Construction Management Plan was submitted on 01.04.2019. The submitted details are considered to be acceptable.
3 Condition 18 (Contamination): A Geoenvironmental Appraisal was submitted on 19.11.2018. An amended Geoenvironmental Appraisal dated 2017 reference 1568/2 was submitted on 11.12.2018 and a Gas Risk Assessment dated 20.06.2018 was submitted on 12.12.2018. The details are acceptable to discharge the investigation and risk assessment stage of the condition and the requirement for a proposed remediation scheme but the rest of the requirements under condition 18 remain active.
4 Condition 22 (Secure by Design): A statement of Secured by Design Measures was submitted on 19.11.2018. The details are considered to be acceptable.
CASE NUMBER: 19/03908/FUL WARD: Knaresborough Scriven Park CASE OFFICER: Michelle Stephenson DATE VALID: 16.09.2019 GRID REF: E 435432 TARGET DATE: 11.11.2019 N 457800 REVISED TARGET: DECISION DATE: 11.11.2019 APPLICATION NO: 6.100.13534.FUL
LOCATION: 7 Pasture Crescent Knaresborough HG5 0PF
PROPOSAL: Erection of 2 storey and single storey extensions.
APPLICANT: Mr J Martin
APPROVED subject to the following conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990.
Page 189 2 The development hereby approved must be carried out in strict accordance with the details within the application form and the following plans and drawings: Location Plan (ID: BW1-00827454), received 16 September 2019. Proposed Plans and Elevations with Block Plan (Dwg no. 002 REV a), received 16 September 2019.
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved must match those of the existing dwelling.
4 The first floor window to the rear elevation of the two storey extension hereby approved shall be obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent and that level of obscure glazing shall be retained throughout the life of the development.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 To protect the character and appearance of the street scene and surrounding area in the interests of visual amenity. 4 In the interests of residential amenity and privacy.
CASE NUMBER: 19/04317/TPO WARD: Knaresborough Scriven Park CASE OFFICER: Kate Lavelle DATE VALID: 10.10.2019 GRID REF: E 433669 TARGET DATE: 05.12.2019 N 458305 REVISED TARGET: DECISION DATE: 02.12.2019 APPLICATION NO: 6.94.8.B.TPO
LOCATION: Appleby Carr Lodge Ripley Road Knaresborough North Yorkshire HG5 9HA
PROPOSAL: Felling of 2 no. Ash trees (T1 and T2) and lateral reduction to 3m from boundary hedge, to a height not in excess of 8m of 1 no. Ash tree (T3) within Tree Preservation Order 73/2007
APPLICANT: Mr Tim Spink
APPROVED subject to the following conditions:-
Page 190
1 The works hereby approved shall be completed within two years of the date of this decision.
2 The proposed works shall be completed in strict accordance with the specification noted in the amended application
3 All works shall be carried out so as to conform to British Standards 3998:2010 Recommendations for Tree Works.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In the interests of good arboricultural practice. 3 In the interests of good arboricultural practice
CASE NUMBER: 19/04622/AMENDS WARD: Knaresborough Scriven Park CASE OFFICER: Mike Parkes DATE VALID: 01.11.2019 GRID REF: E 435367 TARGET DATE: 29.11.2019 N 458426 REVISED TARGET: DECISION DATE: 28.11.2019 APPLICATION NO: 6.100.2638.F.AMEND S
LOCATION: Bar Lane Garage Boroughbridge Road Knaresborough HG5 0LZ
PROPOSAL: Non material amendment to allow amended location of proposed dwarf stone wall of planning permission 17/04379/FUL - Change of Use of Agricultural Land to open Car Sales Display Area including surfacing, fencing and lighting (Revised Scheme).
APPLICANT: Piccadilly Motors Ltd
APPROVED
Page 191
CASE NUMBER: 19/03849/PBR WARD: Marston Moor CASE OFFICER: Andy Hough DATE VALID: 13.09.2019 GRID REF: E 442607 TARGET DATE: 08.11.2019 N 452307 REVISED TARGET: DECISION DATE: 07.11.2019 APPLICATION NO: 6.124.296.A.PBR
LOCATION: Manor Farm Oak Road Cowthorpe Wetherby North Yorkshire LS22 5EY
PROPOSAL: Prior notification for conversion of agricultural building to form 2 no. dwellings with associated building works and demolition of outbuildings.
APPLICANT: Hart Fitzgerald Pension Scheme
APPROVED subject to the following conditions:-
1 The development shall be completed within three years of the date of the prior notification application.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details as amended by other conditions of this consent and the following approved plans:
Location Plan : Drawing No. (PL) 08 Site Plan : Drawing No. (PL) 02A
Proposed Floor Plan: Drawing No. (PL) 06A Proposed Elevations: Drawing No. (PL) 07B
3 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 D 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
Page 192 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 A, and where remediation is necessary a remediation scheme must be prepared in accordance
Page 193 with the requirements of section B, 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 C.
4 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 access to the site have been set out and constructed in accordance with the published Specification of the Highway Authority and the following requirements: (ii)(b) The existing access shall be improved by Standard Detail E7.
Informative:
You are advised that a separate licence will be required from the Highway Authority in order to allow any works in the adopted highway to be carried out. The 'Specification for Housing and Industrial Estate Roads and Private Street Works' published by North Yorkshire County Council, the Highway Authority, is available at the County Council's offices. The local office of the Highway Authority will also be pleased to provide the detailed constructional specification referred to in this condition
5 There shall be no access or egress by any vehicles between the highway and the application site (except for the purposes of constructing the initial site access) until splays are provided giving clear visibility of 2.4 metres X 43 metres measured along both channel lines of Wetherby lane. Once created, these visibility areas shall be maintained clear of any obstruction and retained for their intended purpose at all times.
6 Notwithstanding the provision of any Town and Country Planning General Permitted or Special Development Order for the time being in force, the areas shown on the site plan for parking spaces, turning areas and access shall be kept available for their intended purposes at all times.
Reasons for Conditions:-
1 To comply with the requirements of Town and Country Planning General Permitted Development Order 1995 Schedule 2, Part 3 Class Q (as amended from 6 April 2014) 2 In order to ensure compliance with the approved drawings. 3 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.
Page 194 4 To ensure a satisfactory means of access to the site from the public highway in the interests of vehicle and pedestrian safety and convenience 5 In the interests of road safety 6 To ensure these areas are kept available for their intended use in the interests of highway safety and the general amenity of the development.
INFORMATIVES
1 Under the Ainsty (2008) Internal Drainage Board's Byelaws the written consent of the Board is required prior to any discharge into any watercourse within the Board's District.
William Symons Clerk to the Board Derwent House, Crockey Hill, York, YO19 4SR
Tel 01904 720785
www.yorkconsort.gov.uk
CASE NUMBER: 19/04077/DISCON WARD: Marston Moor CASE OFFICER: Kate Lavelle DATE VALID: 24.09.2019 GRID REF: E 442684 TARGET DATE: 19.11.2019 N 452324 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.124.508.DISCON
LOCATION: Land Comprising Field At 442684 452324 War Field Lane Cowthorpe North Yorkshire
PROPOSAL: Approval of details required under conditions 15 (Site Inspection Report) and 16 (Biodiversity Management Plan) of planning permission 17/02811/OUT - Outline application for erection of up to five dwellings with all matters reserved.
APPLICANT: Oakapple Group
CONFIRMATION of discharge of condition(s)
INFORMATIVES
Page 195 1 Condition 15 (Site Inspection Report): A Site Inspection Report prepared by Ecological Estates Ltd was submitted on 24.09.2019. The submitted details are considered to be acceptable.
2 Condition 16 (Biodiversity Management Plan): A Biodiversity Management Plan prepared by Brooks Ecological dated September 2019 reference R-3951-02 was submitted on 24.09.2019. The submitted details are considered to be acceptable.
CASE NUMBER: 19/04268/DISCON WARD: Marston Moor CASE OFFICER: Kate Lavelle DATE VALID: 08.10.2019 GRID REF: E 442740 TARGET DATE: 03.12.2019 N 452502 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.124.373.C.DISCON
LOCATION: Oak Tree House Oak Road Cowthorpe Wetherby North Yorkshire LS22 5EY
PROPOSAL: Application for the approval of details required under condition 5 (ecology) of appeal decision 19/00021/NREFPP - Outline application for the erection of two dwellings with access considered.
APPLICANT: Mr Steve Watson
CONFIRMATION of discharge of condition(s)
INFORMATIVES
1 Condition 5 (ecology): The details submitted in the Ecological Construction Method Statement version R1 dated 03.10.2019, Preliminary Ecological Appraisal version R3 dated 04.10.2019 and Planning Compliance Statement prepared by Steve Hesmondhalgh & Associates are considered to be acceptable.
CASE NUMBER: 19/03240/DVCON WARD: Masham & Kirkby Malzeard CASE OFFICER: Emma Howson DATE VALID: 01.08.2019 GRID REF: E 421794 TARGET DATE: 26.09.2019 N 472688 REVISED TARGET: 20.11.2019 DECISION DATE: 20.11.2019 APPLICATION NO: 6.29.84.C.DVCON
Page 196
LOCATION: Land Comprising Os Field 7968 Laverton North Yorkshire
PROPOSAL: Deletion of condition 3 (Agricultural Occupancy) to allow non agricultural to reside, of planning permission 04/01328/FUL - Erection of 1no agricultural workers dwelling with new package treatment plant, (site area 0.030 ha, revised scheme).
APPLICANT: Mr & Mrs Cox
2 REFUSED. Reason(s) for refusal:-
1 It has not been demonstrated that there is no justifiable need for the property as an agricultural workers dwelling. Removal of the condition would lead to further pressure for rural workers dwellings within the AONB or to the creation of an isolated dwelling in the countryside. This would be contrary to paragraphs 78 and 79 of the NPPF, Core Strategy Policy SG3; Emerging Local Plan Polcies GS2,GS3 and HS9.
CASE NUMBER: 19/03788/FUL WARD: Masham & Kirkby Malzeard CASE OFFICER: Emma Howson DATE VALID: 12.09.2019 GRID REF: E 418155 TARGET DATE: 07.11.2019 N 480639 REVISED TARGET: 29.11.2019 DECISION DATE: 28.11.2019 APPLICATION NO: 6.6.27.B.FUL
LOCATION: Springwood Farm Kell Bank Healey HG4 4LH
PROPOSAL: Erection of two storey extension and demolition of single storey projections and porch.
APPLICANT: Mr S Halsall
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 28.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details as set out below: Site Sections 19.01.1823 - 200B
Page 197 Plans and Elevations 19.01.1823 - 14C
3 The external materials of the extension hereby approved shall match the existing to the satisfaction of the Local Planning Authority.
4 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 by competent persons and a written report of the findings must be produced and approved in writing by the Local Planning Authority. Where remediation is necessary a 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 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.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity. 4 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.
CASE NUMBER: 19/04108/FUL WARD: Masham & Kirkby Malzeard CASE OFFICER: Emma Walsh DATE VALID: 26.09.2019 GRID REF: E 421380 TARGET DATE: 21.11.2019 N 475870 REVISED TARGET: DECISION DATE: 21.11.2019 APPLICATION NO: 6.18.2.D.FUL
Page 198 LOCATION: The Nook Foulgate Nook Lane Grewelthorpe HG4 3DW
PROPOSAL: Demolition of porch, erection of single storey extension, conversion of loft to provide additional living accommodation, installation of 4 no. rooflights and alteration of fenestration.
APPLICANT: Mr & Mrs Bosomworth
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 21.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following amended drawings submitted with the application;
Location Plan; received 26.09.2019. Proposed Floor Plan; Drwg No 19047 P004 Rev B, received 18.11.2019. Proposed Elevations; Drwg No 19047 P005 Rev B, received 18.11.2019.
3 The external walling materials of the extension hereby approved shall match the existing to the satisfaction of the Local Planning Authority.
4 The rooflight(s) hereby permitted shall be have a black steel frame, have recessed installation so that the rooflight sits flush with the roof covering and the flashing of the opening shall be carried out in traditional leadwork.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interest of visual amenity. 4 In the interest of safeguarding residential amenity.
CASE NUMBER: 19/04288/FUL WARD: Masham & Kirkby Malzeard CASE OFFICER: Emma Walsh DATE VALID: 07.10.2019 GRID REF: E 423250 TARGET DATE: 02.12.2019 N 474284 REVISED TARGET: DECISION DATE: 20.11.2019
Page 199 APPLICATION NO: 6.24.203.A.FUL
LOCATION: 12 St Andrews Gate Kirkby Malzeard Ripon North Yorkshire HG4 3SP
PROPOSAL: Erection of extension, loft conversion and installation of roof lights.
APPLICANT: Mr And Mrs C Natt
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 20.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following drawings submitted with the application;
Location Plan; received 07.10.2019. Proposed Floor Plans; Drawing no ML04792 03, Received 07.10.2019 Proposed Elevations; Drawing no ML04792 04, Received 07.10.2019.
3 The external materials of the extension hereby approved shall match the existing to the satisfaction of the Local Planning Authority.
4 The rooflight(s) hereby permitted shall be of the conservation type with a black steel frame and central glazing bar, have recessed installation so that the rooflight sits flush with the roof covering and does not project above this line, be top opening unless a side hung escape rooflight is required and the flashing of the opening shall be carried out in traditional leadwork.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interest of visual amenity. 4 In the interest of visual amenity.
CASE NUMBER: 19/04367/TPO WARD: Masham & Kirkby Malzeard CASE OFFICER: Katie Lois DATE VALID: 14.10.2019 GRID REF: E 422382 TARGET DATE: 09.12.2019
Page 200 N 480399 REVISED TARGET: DECISION DATE: 02.12.2019 APPLICATION NO: 6.3.27.B.TPO
LOCATION: Brookside 12 Rodney Terrace Masham Ripon North Yorkshire HG4 4JA
PROPOSAL: Felling of 1 no. Pine tree and lateral reduction of 3 no. Maple trees to give 3m clearance from adjacent property within G1 of Tree Preservation Order 25/2019.
APPLICANT: Mr James Dalton
APPROVED subject to the following conditions:-
1 The works hereby approved shall be completed within two years of the date of this decision.
2 The proposed works shall be completed in strict accordance with the specification noted in the application.
3 All works shall be undertaken by a suitably qualified Arborist in accordance with British Standards: 3998 (2010) Works to Trees.
4 Replacement planting - 1 Nº Pine. Tree to be 1.0/1.5 metres in height at the point of planting. Tree(s) to be planted in prepared pit, which is 50% larger than root ball of the tree to be planted. The sides of the planting to are to be forked over to help alleviate compaction and allow the tree roots to become established. Tree(s) to be planted with the root collar at the same level as the surrounding soil levels. Tree to be anchored with a single stake angled at 45% and attached the trunk of the tree at approx.1 metre above ground level. Stake to be driven into the ground clear of the root ball. Tree(s) to be planted in the first planting season after the felling of the noted trees and between November and March no closer than 5 metres from the trunk of any existing tree. All tree stock to be supplied in accordance with BS 8545:2014 Trees: from nursery to independence in the landscape - Recommendations. If within a period of ten years from the date of the planting of any tree that tree, or any tree planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree of the same species and size as that originally planted shall be planted at the same place, unless the local planning authority gives its written consent to any variation.
Page 201 Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to maintain the amenity of the locality. 3 In the interests of good Arboricultural practice. 4 In the interests of good Arboricultural practice.
CASE NUMBER: 19/04421/PNA WARD: Masham & Kirkby Malzeard CASE OFFICER: Emma Walsh DATE VALID: 24.10.2019 GRID REF: E 420251 TARGET DATE: 19.12.2019 N 471476 REVISED TARGET: DECISION DATE: 18.11.2019 APPLICATION NO: 6.29.111.E.PNA
LOCATION: Cross Hills Grantley Ripon North Yorkshire HG4 3PU
PROPOSAL: Prior notification for erection of agricultural building.
APPLICANT: Claire Lupton
6 REFUSED. Reason(s) for refusal:-
1 The siting, design and external appearance of the proposal is not acceptable. The proposal would introduce an agricultural building which is isolated from the host dwelling and would appear incongruous within the context of the adjacent open landscape of the moorland and to the detriment of the character of the Nidderdale Area of Outstanding Natural Beauty. This would be contrary to saved policies C1, C2 and HD20 of the Harrogate District Local Plan and policy SG3, SG4 of the Core Strategy DPD, emerging Harrogate District Local Plan policies HP3 and NE4, along with supplementary planning guidance contained within the Council's Landscape Character Assessment (February 2004).
CASE NUMBER: 19/02913/FULMAJ WARD: Nidd Valley
Page 202 CASE OFFICER: Arthama Lakhanpall DATE VALID: 29.07.2019 GRID REF: E 422605 TARGET DATE: 28.10.2019 N 456438 REVISED TARGET: 22.11.2019 DECISION DATE: 21.11.2019 APPLICATION NO: 6.99.111.P.FULMAJ
LOCATION: Land At Knabbs Farm Bungalow Skipton Road Kettlesing Harrogate North Yorkshire HG3 2LT
PROPOSAL: Erection of 5 holiday cabins with associated landscaping works.
APPLICANT: C/o Agent
REFUSED. Reason(s) for refusal:-
1 The proposal is unsustainable development due to the significant environmental harm to the site and wider setting. A comprehensive farm diversification scheme has not been provided with the application, therefore the impacts on the existing agricultural operations cannot be assessed. The site lies outside development limits and is not identified as a sustainable location in the Emerging Local Plan. The harm would materially outweigh the benefits of the proposal in this location. The proposal would conflict with the requirements of the National Planning Policy Framework, Policy JB1 of the Core Strategy and Emerging Policies EC4, EC7, GS3 and GS5 of the Local Plan (2019). 2 The proposal would be detrimental to the landscape character and appearance of the site and Nidderdale Area of Outstanding Natural Beauty. The landscape of the site has limited capacity to accept new development, and the proposal would erode its character to the extent that its status as an outstanding area of countryside is threatened. There are no public benefits or very special circumstances associated with the proposal that would outweigh the harm. The proposal would conflict with the requirements of the National Planning Policy Framework and Harrogate Landscape Character Assessment, Policies C1, C2 and HD20 of the Local Plan (2001), Emerging Policies GS3, GS8, HP3, and NE4 of the Local Plan (2019) and Policies EQ2, SG3 and SG4 of the Core Strategy.
CASE NUMBER: 19/03648/DVCMAJ WARD: Nidd Valley CASE OFFICER: Linda Drake DATE VALID: 28.08.2019 GRID REF: E 419923 TARGET DATE: 27.11.2019 N 462759 REVISED TARGET: DECISION DATE: 20.11.2019
Page 203 APPLICATION NO: 6.66.131.I.DVCMAJ
LOCATION: Land Comprising Field At 419923 462759 Summerbridge North Yorkshire
PROPOSAL: Variation of conditions 2, 3, 5, 6, 7, 14, 19, 22, 23, 25, 27, 29 and 30 to allow for amendments of condition wording to allow for phasing of works and alterations of the approved drawings of planning permission 15/01382/FULMAJ - Erection of 13 dwelling houses with associated car parking and landscaping, formation of access and service roads, and formation of community car park.
APPLICANT: Castellum (Summerbridge MC)
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 20.11.2022.
2 The development hereby approved shall be carried out in accordance with the approved drawing numbers and as modified by the conditions of this permission: * Y81:894:03 Revision D * Y81:894.04 Revision C * Y81:894.15 Revision A * Y81:894.10 * Y81:894.11 * Y81:894.12 * Y81:894.13 * Y81:894.14 * Y81:894.15 Revision A * Y81:894.16 * Y81:894.17 * Y81:894.18 * Y81:894.19 * Y81:894.20 Revision C * Y81:894.21 Revision C * Y81:894.22 Revision C * Y81:894.23 * SF2268 LL01 * 4119-FRA05 * 8447-002
3 The development hereby approved shall be constructed in accordance with "Drainage Strategy Plan 4119-FRA05 Rev O, dated Sept 2014 and submitted on 28.8.19, unless otherwise approved in writing by the Local Planning Authority. The approved drainage scheme shall be maintained for the lifetime of the development.
Prior to occupation, a copy of the contract of sale, once written, shall be submitted to the Local Planning Authority for approval to ensure that the future occupants are
Page 204 aware of their management and maintenance obligations in respect of drainage.
4 The development hereby approved shall be constructed in accordance with the details contained within the "Tree Protection Plan and Arboricultural Method Statement" TPP01, dated 22.8.18 and submitted on 28.8.19, unless otherwise approved in writing by the Local Planning Authority.
5 The development hereby approved shall be constructed in accordance with the details contained within the Section 106 Agreement completed on 12.10.18 unless otherwise approved in writing by the Local Planning Authority.
6 The development hereby approved shall be constructed in accordance with the details contained within the Geotechnical Report dated April 2007 and submitted on 20.11.19 unless otherwise approved in writing by the Local Planning Authority.
However 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 and where remediation is necessary a remediation scheme must be prepared 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.
7 Notwithstanding the submitted details, the roofing material used on the development hereby approved shall be natural slate, colour to be heather blue and no other type of roofing material shall be used without the written agreement of the local planning authority.
8 The doors and door frames of the development hereby permitted shall be constructed in timber and no other materials shall be used without the prior written consent of the Local Planning Authority.
9 The window frames of the development hereby permitted shall be timber vertical sliding sash and no other materials or design shall be used without the prior written approval of the Local Planning Authority.
10 All new doors and windows shall be set back a minimum of 100mm from the external face of the walls to form reveals to the satisfaction of the Local Planning Authority.
11 Notwithstanding the submitted elevational drawing, details of the design of the proposed chimneys shall be submitted for the written approval of the Local Planning Authority. Once approved the development shall be carried out in accordance with such details.
12 The front boundary wall of the site shall be retained and altered in accordance with "Stone Cenotaph Layout" C29 Rev B, dated Sept 19 and submitted on 24.10.19, unless otherwise approved in writing by the Local Planning Authority. The approved
Page 205 scheme shall be maintained for the lifetime of the development.
13 Prior to the first occupation of the dwellings hereby approved, details of the surface treatment on the road and parking areas shall be agreed in writing with the Local Planning Authority. Once approved the development shall be completed in accordance with such detail.
14 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no roof or dormer windows other than any expressly authorised by this permission shall be erected without the grant of further specific planning permission from the local planning authority.
15 The development hereby approved shall be constructed in accordance with the details contained within the following plans:
17-001/A0/011 (dated 3.4.18, submitted on 28.8.19) 17-001/A0/011(2) (dated 3.4.18, submitted on 28.8.19) 17-001/A0/012 (dated 31.5.18, submitted on 28.8.19) 17-001/A0/021 (dated 3.4.18, submitted on 28.8.19) 17-001/A0/022 (dated 31.5.18, submitted on 28.8.19) 17-001/A0/023 (dated 3.4.18, submitted on 28.8.19)
unless otherwise approved in writing by the Local Planning Authority. The approved scheme shall be maintained for the lifetime of the development.
16 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 base course 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.
17 Other than for the purposes of creating the temporary access no vehicles shall be allowed onto the construction site. Once created no vehicles shall access the site except via the approved temporary access as shown on the approved plans. The access shall be constructed in accordance with details approved in writing by the Local Planning Authority in consultation with the Highway Authority for a minimum distance of 6 metres into the site. Any damage to the existing adopted highway occurring during use of the access until the completion of all the permanent works shall be repaired immediately. Before the development is first brought into use the highway verge/footway shall be fully reinstated in accordance with the scheme approved in writing by the Local Planning Authority.
18 The development hereby approved shall be constructed in accordance with the details contained within the following plans:
17-001/A0/011 (dated 3.4.18, submitted on 28.8.19) 17-001/A0/011(2) (dated 3.4.18, submitted on 28.8.19)
Page 206 17-001/A0/012 (dated 31.5.18, submitted on 28.8.19) 17-001/A0/021 (dated 3.4.18, submitted on 28.8.19) 17-001/A0/022 (dated 31.5.18, submitted on 28.8.19) 17-001/A0/023 (dated 3.4.18, submitted on 28.8.19)
unless otherwise approved in writing by the Local Planning Authority. The approved scheme shall be maintained for the lifetime of the development.
19 The development hereby approved shall be constructed in accordance with the details contained within the following plan 17/001/A0/011(2), dated 3.4.18 and submitted on 28.8.19, unless otherwise approved in writing by the Local Planning Authority. The approved scheme shall be maintained for the lifetime of the development.
20 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 until: (i) The details of the following off site required highway improvement works, works listed below have been submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority: a.) The proposed new footway along the site frontage must tie into the existing south eastern footway network, and where the footway terminates a crossing must be installed on both sides of the new and existing footway to the satisfaction of the Highway Authority. (ii) An independent Stage 2 Road Safety Audit for the agreed off site highway works has been carried out in accordance with HD19/03 - Road Safety Audit or any superseding regulations and the recommendations of the Audit have been addressed in the proposed works. (iii) A programme for the completion of the proposed works has been submitted to and approved writing by the Local Planning Authority in consultation with the Local Highway Authority.
21 The development hereby approved shall be constructed in accordance with the details contained within plans "S38 Proposals" 17-001/A0/021 and "S38 details" 17- 001/A1/022 dated 31.5.18 and submitted on 28.8.19, unless otherwise approved in writing by the Local Planning Authority. The approved scheme shall be maintained for the lifetime of the development.
22 No dwelling shall be occupied until the related parking facilities have been constructed in accordance with the approved drawing Y81:894.04. Once created these parking areas shall be maintained clear of any obstruction and retained for their intended purpose at all times.
23 The development hereby approved shall be constructed in accordance with the details contained within plan "UCL/001 - Site set up and Vehicle Logistics" dated June 2018 and submitted on 28.8.19, unless otherwise approved in writing by the Local Planning Authority. The approved scheme shall be maintained for the lifetime of the development.
Page 207 24 Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995 or any subsequent Order, the garages shall not be converted into domestic accommodation without the granting of an appropriate planning permission.
25 The development hereby approved shall be constructed in accordance with the details contained within plan "UCL/001 - Site set up and Vehicle Logistics" dated June 20108 and submitted on 28.8.19, unless otherwise approved in writing by the Local Planning Authority. The approved scheme shall be maintained for the lifetime of the development.
26 The development hereby approved shall be constructed in accordance with management details only as contained within plan "Car Park Plan" submitted on 28.8.19, unless otherwise approved in writing by the Local Planning Authority. The approved management scheme shall be maintained for the lifetime of the development.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 To prevent the increased risk of flooding; to ensure the future maintenance of the sustainable drainage system, to improve and protect water quality and improve habitat and amenity. 4 In the interests of the health and amenity of the tree(s). 5 To ensure that affordable housing is provided on site, in accordance with "saved" Policy H5 of the Local Plan. 6 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. 7 In the interests of visual amenity. 8 In the interests of visual amenity. 9 In order to ensure that the development is in character with the traditional buildings in the locality. 10 In the interests of visual amenity. 11 In the interests of visual amenity. 12 In the interests of visual amenity. 13 In the interests of visual amenity. 14 In order to protect the visual amenities of the surrounding area in view of the prominence of this site. 15 To secure an appropriate highway constructed to an adoptable standard in the interests of highway safety and the amenity and convenience of highway users. 16 To ensure safe and appropriate access and egress to the dwellings, in the interests of highway safety and the convenience of prospective residents. 17 In the interests of both vehicle and pedestrian safety and the visual amenity of the
Page 208 area. 18 In the interests of highway safety. 19 In the interests of road safety. 20 In accordance with Policy SG4 and to ensure that the details are satisfactory in the interests of the safety and convenience of highway users. 21 In the interests of the safety and convenience of highway users. 22 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. 23 To ensure that no mud or other debris is deposited on the carriageway in the interests of highway safety. 24 To ensure the retention of adequate and satisfactory provision of off-street accommodation for vehicles generated by occupiers of the dwelling and visitors to it, in the interest of safety and the general amenity the development. 25 To provide for appropriate on-site vehicle parking and storage facilities, in the interests of highway safety and the general amenity of the area. 26 To provide for adequate and satisfactory provision of off-street parking in the interests of safety and the general amenity of the development.
INFORMATIVES
1 Conditions 4,8,16 and 18 were not pre-commencement conditions and therefore were discharged under 18/03765/DISCON. These conditions have been removed from the decision and the remaining conditions renumbered accordingly.
CASE NUMBER: 19/03681/LB WARD: Nidd Valley CASE OFFICER: Anne Sims DATE VALID: 12.09.2019 GRID REF: E 423580 TARGET DATE: 07.11.2019 N 461893 REVISED TARGET: DECISION DATE: 07.11.2019 APPLICATION NO: 6.66.292.D.LB
LOCATION: Well Barn Brimham Rocks Road Hartwith HG3 3EP
PROPOSAL: Listed building consent for replacement of timber framed window with timber framed window and door within existing opening; installation of internal timber steps.
APPLICANT: Mr And Mrs Ingram
3 APPROVED subject to the following conditions:-
1 The works to which this consent relates must be begun on or before 07.11.2022.
Page 209 2 The works hereby permitted shall be carried out in strict accordance with the submitted details and drawings: - 1360/7 Proposed Internal Steps - 1360/6 Proposed Window and Door Details - 1360/2 Proposed and Existing Plans and Elevations - 1360/3 Block Plan - 1360/1 Location Plan
Reasons for Conditions:-
1 To ensure compliance with Section 18 of the Planning (Listed Building and Conservation Area) Act 1990. 2 In order to ensure that the development is carried out in accordance with the approved drawings and in the interests of sustaining the significance of the designated heritage asset.
CASE NUMBER: 19/03907/FUL WARD: Nidd Valley CASE OFFICER: Emma Howson DATE VALID: 16.09.2019 GRID REF: E 423228 TARGET DATE: 11.11.2019 N 458484 REVISED TARGET: DECISION DATE: 11.11.2019 APPLICATION NO: 6.91.130.D.FUL
LOCATION: Holly Garth Swalewood Lane High Birstwith HG3 2JN
PROPOSAL: Erection of dwelling (Revised scheme).
APPLICANT: Mr & Mrs M Williamson
REFUSED. Reason(s) for refusal:-
1 The proposed development would have an adverse impact upon the character and appearance of the AONB by virtue of the fact that the proposal would significantly change the appearance of the site and would result in a degree of urbanisation and countryside encroachment which would adversely affect the rural character of the surrounding area and the wider landscape of the AONB. The proposal is situated in open countryside and outside development limits and no special justification has been provided for a property in this location. This would be contrary to Policy SG3 and SG4 of the Core Strategy, Policies C1, C2 and HD20 of the Local Plan, Policies
Page 210 GS2, GS3, GS6, NE4 and HP3 of the Emerging Local Plan, the AONB Management Strategy and the guidance within the NPPF parapraphs 79 and 172. 2 The proposed position of the dwelling by virtue of its relationship to the front boundary would have a detrimental impact on the trees to the front boundary of the site and this would be contrary to Policy HD13 of the Local Plan and Policy NE7 of the Emerging Local Plan. 3 The proposed dwelling due to its proximity to the trees on the front boundary would not provide a high level of residential amenity to future occupiers due to the lack of natural light. This would be contrary to Policy HD20 of the Local Plan and Policy HP4 of the Emerging Local Plan.
CASE NUMBER: 19/04052/DVCON WARD: Nidd Valley CASE OFFICER: Emma Howson DATE VALID: 18.09.2019 GRID REF: E 420320 TARGET DATE: 13.11.2019 N 459738 REVISED TARGET: DECISION DATE: 13.11.2019 APPLICATION NO: 6.90.426.A.DVCON
LOCATION: Garage Blocks Valley Road Darley North Yorkshire
PROPOSAL: Variation of condition 2 (approved plans) to allow for repositioning of houses of planning permission 18/04355/RG3 - Demolition of garages and erection of three dwellings with associated parking (revised scheme).
APPLICANT: Harrogate Borough Council
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 19.02.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details, as stated below and as modified by the conditions of this consent: Plan 19/501/100 - Proposed Site Plan dated July 2019 and submitted 18th September 2019 Location Plan - submitted 11th December 2018 Plan 06 - Proposed Elevations dated Oct 18 Plan 07 - Proposed Floor plans dated Oct 18
3 Before the first use of any materials in the external construction of the roof and walls of the development hereby approved, samples of those materials shall have been
Page 211 made available for inspection by, and the written approval of, the Local Planning Authority and the development shall be carried out in strict accordance with the approved details.
4 A detailed scheme for landscaping, including the planting of trees and or shrubs and the use of surface materials shall be submitted to the Local Planning Authority prior to the commencement of any external construction of the walls of the development hereby approved. The scheme shall specify materials, species, tree and plant sizes, numbers and planting densities, and the timing of implementation of the scheme, including any earthworks required and shall be implemented in strict accordance with details as approved by the Local Planning Authority.
5 The site shall be developed with separate systems of drainage for foul and surface water.
6 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 shall be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment shall be carried out and where remediation is necessary a remediation scheme shall be prepared and submitted. Following completion of measures identified in the approved remediation scheme a verification report shall be prepared and submitted for the written approval of the Local Planning Authority.
7 Before the commencement of the preparatory demolition and construction phases the applicant shall provide a written Demolition /Construction Management Plan detailing how noise and dust from the demolition and construction activities will be minimised. This plan should be provided by a suitably competent person for the written approval of the Local Planning Authority. Such an assessment should identify all noise and dust mitigation measures to be employed during preparatory demolition and construction phases. Such measures as approved to be fully instigated and maintained during the preparatory demolition and construction phases.
8 In order to further control noise from the site the following hours shall apply: The hours of work on site shall be controlled and restricted to 08:00 until 18:00 Mondays to Fridays 08:00 until 13:00 Saturdays No work on Sundays or Bank Holidays
9 Before the development is brought into use a scheme detailing the facilities that will be provided for charging electric vehicles and other ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. Buildings and parking spaces that are to be provided with charging points shall not be brought into use until the charging points are installed and operational. Charging points installed shall be retained thereafter. Electric vehicle charge points minimum specification residential and hotels - Informative o One electric vehicle charging point for each residential unit with dedicated parking space.
Page 212 o One electric vehicle charging point for every ten unallocated residential parking spaces (including hotels). o Mode 3 charging point with a type 2 outlet socket o The cable and circuitry ratings for the charging points shall be of adequate size to ensure a minimum continuous current demand of 16 Amps and a maximum demand of 32 Amps
10 No operations shall commence on site or any development be commenced before the developer has submitted for approval detail including root protection area (RPA) fencing in line with the requirements of British Standard BS 5837: 2012 (section 6.2.2 figure 2) Trees in Relation to Construction - Recommendations, or any subsequent amendments to that document, around the trees or shrubs or planting to be retained, as indicated on the approved plan and for the entire area as specified in accordance with BS 5837:2012. The developer shall maintain such fences until all development the subject of this permission is completed.
11 No operations shall commence on site in connection with the development hereby approved (including any demolition work, soil moving, temporary access construction and/or widening or any operations involving the use of motorised vehicles or construction machinery) until the root protection area (RPA) works required by the approved tree protection scheme are in place. The level of the land within the fenced areas shall not be altered without the prior written consent of the Local Planning Authority.
12 Private Access/Verge Crossings: Construction Requirements 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 access to the site have been set out and constructed in accordance with the published Specification of the Highway Authority and the following requirements: (i) The two grass verges either side of the proposed access must be converted into parking area's to Standard Detail E6 specification. The grass verge on the parking area opposite the development access must also be converted to provide two additional parking spaces to the satisfaction of the Local Highway Authority. INFORMATIVE You are advised that a separate license will be required from the Highway Authority in order to allow any works in the adopted highway to be carried out. The 'Specification for Housing and Industrial Estate Roads and Private Street Works' published by North Yorkshire County Council, the Highway Authority, is available at the County Council's offices. The local office of the Highway Authority will also be pleased to provide the detailed constructional specification referred to in this condition.
13 Parking for Dwellings No dwelling shall be occupied until the related parking facilities have been constructed in accordance with the approved drawing site plan. Once created these parking areas shall be maintained clear of any obstruction and retained for their intended purpose at all times.
Page 213 14 Precautions to Prevent Mud on the Highway 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.
15 On-site Parking, on-site Storage and construction traffic during Development unless approved otherwise in writing by the Local Planning Authority there shall be no establishment of a site compound, site clearance, demolition, excavation or depositing of material in connection with the construction on the site until proposals have been submitted to and approved in writing by the Local Planning Authority for the provision of: (i) on-site parking capable of accommodating all staff and sub-contractors vehicles clear of the public highway (ii) on-site materials storage area capable of accommodating all materials required for the operation of the site. The approved areas shall be kept available for their intended use at all times that construction works are in operation. No vehicles associated with on-site construction works shall be parked on the public highway or outside the application site.
16 Suitable and sufficient provision shall be made for: o the storage and containment of refuse prior to collection. o access for collection of refuse
17 The windows in the first floor of the side elevation of Plot 3 of the development hereby approved shall be obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent and that level of obscure glazing shall be retained throughout the life of the development.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity. 4 To safeguard the rights of control by the Local Planning Authority in these respects and in the interests of amenity. 5 To prevent pollution of the water environment. 6 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
Page 214 safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policies SG4 and EQ1 of the Harrogate District Core Strategy. 7 In the interests of the residential amenity of the existing properties 8 In the interests of the residential amenity of the existing properties 9 In the interests of sustainable development and improvements to air quality in accordance with the NPPF 10 In the interests of nature conservation 11 In the interests of nature conservation 12 To ensure a satisfactory means of access to the site from the public highway in the interests of vehicle and pedestrian safety and convenience. 13 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. 14 To ensure that no mud or other debris is deposited on the carriageway in the interests of highway safety. 15 To provide for appropriate on-site vehicle parking and storage facilities, in the interests of highway safety and the general amenity 16 In the interests of health and amenity 17 In the interests of residential amenity and privacy.
CASE NUMBER: 19/04282/FUL WARD: Nidd Valley CASE OFFICER: Emma Walsh DATE VALID: 07.10.2019 GRID REF: E 422925 TARGET DATE: 02.12.2019 N 458691 REVISED TARGET: DECISION DATE: 26.11.2019 APPLICATION NO: 6.91.90.D.FUL
LOCATION: Prospect Coach House High Lane High Birstwith Harrogate North Yorkshire HG3 2JL
PROPOSAL: Alterations to field access point, erection of 1.2m high timber gate. Formation of sheep pen/trailer parking hardstanding.
APPLICANT: Mr B Peters
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following drawings submitted with the application;
Location Plan; received 07.10.2019.
Page 215 Proposed Site Plan and Elevations; Received 07.10.2019.
3 The hardstanding and access hereby approved shall not be used for domestic ancillary purposes, other than the storing of trailers and other equipment required in connection with the management of the associated land and livestock.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 The ensure that the development is not used for a purposed to which it is not suited and to safeguard visual amenity.
CASE NUMBER: 19/04332/FUL WARD: Nidd Valley CASE OFFICER: Arthama Lakhanpall DATE VALID: 10.10.2019 GRID REF: E 420362 TARGET DATE: 05.12.2019 N 459593 REVISED TARGET: DECISION DATE: 27.11.2019 APPLICATION NO: 6.90.183.C.FUL
LOCATION: 20 Low Green Darley Harrogate North Yorkshire HG3 2QA
PROPOSAL: Erection of single and two storey extensions, alterations to roof and fenestration and demolition of existing conservatory.
APPLICANT: Mr R Ferguson
2 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 27.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
3 The external wall and roof materials of the development hereby approved shall match those as existing to the host dwelling.
4 Notwithstanding the provisions of the Town and Country Planning (General Permitted
Page 216 Development) (England) Order 2015 (or any order revoking and re-enacting that Order), no further windows shall be inserted to the extensions other than those hereby approved.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity of the Nidderdale Area of Outstanding Natural Beauty. 4 In the interests of privacy and residential amenity.
CASE NUMBER: 19/04808/DISCON WARD: Nidd Valley CASE OFFICER: Gerard Walsh DATE VALID: 18.11.2019 GRID REF: E 419648 TARGET DATE: 13.01.2020 N 462236 REVISED TARGET: DECISION DATE: 19.11.2019 APPLICATION NO: 6.65.2.D.DISCON
LOCATION: Land Comprising Field At 419648 462236 Cabin Lane Dacre Banks North Yorkshire
PROPOSAL: Approval of details required under condition 4 (affordable housing) of Planning Permission 15/05687/FULMAJ - Erection of 13 dwellings (Revised Scheme).
APPLICANT: Michael Emsley
CONFIRMATION of discharge of condition(s)
CASE NUMBER: 17/01779/OUT WARD: Ouseburn CASE OFFICER: Jill Low DATE VALID: 03.08.2017
Page 217 GRID REF: E 451112 TARGET DATE: 28.09.2017 N 454883 REVISED TARGET: 31.10.2017 DECISION DATE: 27.11.2019 APPLICATION NO: 6.115.34.D.OUT
LOCATION: Fourways Moor Monkton York North Yorkshire YO26 8JJ
PROPOSAL: Outline application for demolition of bungalow and erection of 2 detached 4 bed dormer bungalows with all matters reserved.
APPLICANT: Mr P Owen
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 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.
3 The site shall be developed with separate systems of drainage for foul and surface water.
4 Aside from the vehicle access arrangements, submitted drawing no P/2017/01C is indicative only and the detailed siting and layout of the dwellings is not approved as part of this outline planning permission.
5 A detailed scheme for landscaping, including the planting of trees and or shrubs shall be submitted to the Local Planning Authority as part of the submission of reserved matters; such scheme shall specify types and species, a programme of planting and the timing of implementation of the scheme, including any earthworks required.
6 Any trees, shrubs and or hedges on or around the site shall not be felled, lopped or removed without the prior written consent of the Local Planning Authority.
7 In the event of failure of any trees or shrubs, planted in accordance with any scheme
Page 218 approved by the Local Planning Authority, to survive for a period of five years from the date of the completion of implementation of that scheme, such trees or shrubs shall be replaced by the developer with such live specimens of such species in such number as may be approved by the Local Planning Authority.
8 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 D 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
Page 219 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 A, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of section B, 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 C.
9 There shall not be any storage of goods, materials or refuse associated with the existing business use to the north of the site, on the application site.
10 At the time of submission of reserved matters, a drainage strategy for the site covering the disposal of foul and surface water shall be submitted to and approved in writing by the Planning Authority prior to commencement of work.
11 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 access to the site have been set out and constructed in accordance with the published Specification of the Highway Authority and the following requirements: (a) The existing access shall be improved by Standard Detail E6. (b) Provision to prevent surface water from the site/plot discharging onto the existing or proposed highway shall be constructed in accordance with the approved details shown on drawing Standard Detail E6 and maintained thereafter to prevent such discharges. (c) The final surfacing of any private access within 6 metres of the public highway shall not contain any loose material that is capable of being drawn on to the existing or proposed public highway.
12 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
Page 220 with the Highway Authority: (i) vehicular, cycle, and pedestrian accesses (ii) vehicular and cycle parking (iii) vehicular turning arrangements (iv) manoeuvring arrangements (v) loading and unloading arrangements.
13 No part of the development shall be brought into use until the approved vehicle access, parking, manoeuvring and turning areas approved under condition number 12 have been constructed in accordance with the submitted approved drawing. Once created these areas shall be maintained clear of any obstruction and retained for their intended purpose at all times.
14 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. These facilities shall include the provision of wheel washing facilities where considered necessary by the Local Planning 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 agrees in writing to their withdrawal.
15 Unless approved otherwise in writing by the Planning Authority there shall be no establishment of a site compound, site clearance, demolition, excavation or depositing of material in connection with the construction on the site until proposals have been submitted to and approved in writing by the Local Planning Authority for the provision of: (i) on-site parking capable of accommodating all staff and sub-contractors vehicles clear of the public highway (ii) on-site materials storage area capable of accommodating all materials required for the operation of the site. The approved areas shall be kept available for their intended use at all times that construction works are in operation. No vehicles associated with on-site construction works shall be parked on the public highway or outside the application site.
16 The permission hereby granted relates to the construction of either single storey or dormer bungalows only.
17 A method statement outlining Reasonable Avoidance Measures to avoid potential harm to GCN must be agreed in writing with the Local Planning Authority prior to the start of site clearance works.
18 Any removal of trees or shrubs which may be required must be undertaken outside the main birds nesting season (i.e. not March-August inclusively) unless a pre- commencement check by a suitably experienced ecologist determines that no actively nesting birds would be disturbed.
19 Ongoing control of Himalayan balsam on site shall be undertaken in accordance with
Page 221 section 10.3 of the Ecological Assessment (MAB, August 2017)
20 One integrated bat brick or tube must be incorporated into each of the new dwellings at height, away from sources of light, prior to the first occupation of the buildings
21 No more than 2 dwellings shall be constructed on the application site.
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 To safeguard the environment and mitigate climate change in accordance with Harrogate District Core Strategy Policy EQ1. 4 For the avoidance of doubt and to determine the scope of this permission. 5 To safeguard the rights of control by the Local Planning Authority in these respects and in the interests of amenity. 6 To safeguard the rights of control by the Local Planning Authority in these respects and in the interests of amenity. 7 To safeguard the rights of control by the Local Planning Authority in these respects and in the interests of amenity. 8 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. 9 In the interests of the appearance of the site and to accord with Policy SG4 of the Core Strategy and Policy HD20 of the Local Plan. 10 To prevent pollution of the water environment. 11 To ensure a satisfactory means of access to the site from the public highway in the interests of vehicle and pedestrian safety and convenience. 12 To ensure appropriate on-site facilities in the interests of highway safety and the general amenity of the development. 13 To ensure appropriate on-site facilities in the interests of highway safety and the general amenity of the development. 14 To ensure that no mud or other debris is deposited on the carriageway in the interests of highway safety. 15 To provide for appropriate on-site vehicle parking and storage facilities, in the interests of highway safety and the general amenity of the area. 16 In order to minimise any potential impacts upon adjacent properties, which are single storey and to ensure that the development will not be unduly prominent in the landscape, in accordance with Policy SG4 of the Core Strategy and Policy HD20 of the Local Plan. 17 To avoid potential harm to Great Crested Newts during the course of site clearance and construction works 18 To prevent harm to nesting birds during the course of works
Page 222 19 To prevent the spread of Himalayan balsam, an invasive alien species, during the course of site clearance and construction works 20 To provide continuing bat roosting opportunities within the redeveloped site, in accordance with NPPF paragraph 175(d). 21 To define the scope of this permission and ensure that the development complies with policies in the Development Plan.
INFORMATIVES
1 The Ainsty Internal Drainage Board's prior consent is required for any development including fences or planting within 9.00m of the bank top of any watercourse within or forming the boundary of the site. Any proposals to culvert, bridge, fill in or make a discharge to the watercourse will also require the Board's prior consent.
2 In drawing up a drainage strategy for the site the following criteria will need to be considered –
Any proposal to discharge surface water to a watercourse from the redevelopment of a brownfield site should first establish the extent of any existing discharge to that watercourse.
Peak run-off from a brownfield site should be attenuated to 70% of any existing discharge rate (existing rate taken as 140lit/sec/ha or the established rate whichever is the lesser for the connected impermeable area).
Discharge from “greenfield sites” taken as 1.4 lit/sec/ha (1:1yr storm).
Storage volume should accommodate a 1:30 yr event with no surface flooding and no overland discharge off the site in a 1:100yr event.
A 20% allowance for climate change should be included in all calculations.
A range of durations should be used to establish the worst-case scenario.
The suitability of soakaways, as a means of surface water disposal, should be ascertained in accordance with BRE Digest 365 or other approved methodology.
3 You are advised that a separate license will be required from the Highway Authority in order to allow any works in the adopted highway to be carried out. The 'Specification for Housing and Industrial Estate Roads and Private Street Works' published by North Yorkshire County Council, the Highway Authority, is available at the County Council's offices. The local office of the Highway Authority will also be pleased to provide the detailed constructional specification referred to in this condition.
4 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
Page 223
CASE NUMBER: 19/03754/ADV WARD: Ouseburn CASE OFFICER: Jeremy Constable DATE VALID: 03.09.2019 GRID REF: E 446184 TARGET DATE: 29.10.2019 N 456825 REVISED TARGET: 29.11.2019 DECISION DATE: 20.11.2019 APPLICATION NO: 6.103.178.A.ADV
LOCATION: Land Comprising Field At 446184 456825 Yule Lane Green Hammerton North Yorkshire
PROPOSAL: Display of 2 no. non-illuminated hoarding signs.
APPLICANT: Strata Homes
APPROVED subject to the following conditions:-
1 The development hereby approved shall be carried out in strict accordance with the details within the application form, as modified by the amended drawings: BY00058_04_01 Rev A and BY00058_04_02 Rev A (received 14.11.2019) and the conditions of this consent.
2 This consent hereby grants permission for the display of the advertisement(s) referred to in this notice for a period of three years from the date of this consent. The advertisement(s) shall be dismantled after such time unless specific further permission has been granted by the Local Planning Authority prior to the end of that period.
Reasons for Conditions:-
1 For the avoidance of doubt and in the interests of proper planning. 2 In order to protect the visual amenity of the surrounding area.
CASE NUMBER: 19/03806/FUL WARD: Ouseburn CASE OFFICER: Jeremy Constable DATE VALID: 30.09.2019 GRID REF: E 444642 TARGET DATE: 25.11.2019 N 457743 REVISED TARGET: DECISION DATE: 25.11.2019
Page 224 APPLICATION NO: 6.96.90.C.FUL
LOCATION: Augustus House Rudgate Whixley YO26 8AL
PROPOSAL: Removal of conifer hedge and erection of wall with gateposts.
APPLICANT: Mr David Wigglesworth
1 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 25.11.2022.
2 The development hereby approved shall be carried out in strict accordance with the details within the application form and the following submitted plans and drawings: Location Plan: (Received 06.09.2019) Proposed Site Plan: Drwg No.1 Rev B (Received 25.11.2019) Proposed elevation: (Received 06.09.2019)
3 No development or other operations shall commence on site until a scheme, by a qualified structural engineer, for the foundation details and general building structure has been submitted to and approved in writing by the Local Planning Authority. Such a scheme shall ensure that tree roots are retained and the building protected against root activity related movement in the future. Thereafter, development shall take place in accordance with the approved details; no development shall take place except in complete accordance with the approved protection scheme.
Reasons for Conditions:-
1 To ensure compliance with Section 91 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 To protect tree roots and minimise future impact on trees and walls.
CASE NUMBER: 19/03909/FUL WARD: Ouseburn CASE OFFICER: Gillian Pinna-Morrell DATE VALID: 23.09.2019 GRID REF: E 444749 TARGET DATE: 18.11.2019 N 461903 REVISED TARGET: DECISION DATE: 07.11.2019 APPLICATION NO: 6.80.18.B.FUL
Page 225 LOCATION: Rosehurst Main Street Great Ouseburn YO26 9RE
PROPOSAL: Erection of single storey extension, conversion of existing ground floor workshop/store and garage into habitable accommodation, internal alterations alterations to fenestration.
APPLICANT: Mr & Mrs A Hipkiss
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 07.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following drawings:
Planning-Plans 2019-004-002 Aug 19 Planning-Elevations 2019-044 003 Sept 18
3 Notwithstanding the terms of condition 02 above, the window frame of the proposed new window in the North- West elevation shall be constructed in timber and shall thereafter be retained as such.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In order to safeguard the character and appearance of the Great Ouseburn Conservation Area.
CASE NUMBER: 19/03976/DVCON WARD: Ouseburn CASE OFFICER: Michelle Stephenson DATE VALID: 16.09.2019 GRID REF: E 440386 TARGET DATE: 11.11.2019 N 461037 REVISED TARGET: DECISION DATE: 15.11.2019 APPLICATION NO: 6.71.187.H.DVCON
LOCATION: Green-tech Rabbit Hill Park Allerton Park Knaresborough North Yorkshire HG5 0FF
Page 226 PROPOSAL: Variation of condition 2 (Drawings) to allow for an increase in width of access of planning permission 18/00503/FUL - Formation of new vehicular access and remodelling of highways verge.
APPLICANT: Mr & Mrs R Kay
1 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 16.11.2021.
2 The development hereby permitted shall be carried out in strict accordance with the submitted plans as amended: Proposed Site Access and Visibility Splays Sheet 1 of 2 (Dwg no. LTP/2557/02/01.01 REV A), received 16 September 2019. Proposed Site Access and Visibility Splays Sheet 2 of 2 (Dwg no. LTP/2557/02/01.02 REV A), received 16 September 2019. Vertical Visibility to the Right (Dwg no. LTP/2557/02/01.03), received 16 September 2019. Proposed Vehicle Access and Section A-A (Dwg no. BS3330-2018-10 REV C), received 16 September 2019. Proposed Extension Site Plan - Option 2 (Dwg no. BS3330-2016-05 REV F1), received 16 September 2019. Proposed Access Ramp Detail (Dwg no. ENG02 REV A), received 16 September 2019.
3 Unless otherwise approved in writing by the Local Planning Authority, there shall be no excavation or other groundworks, except for investigative works, or the depositing of material on the site until the access to the site have been set out and constructed in accordance with the published Specification of the Local Highway Authority and the following requirements: (i) To achieve the visibility splays (condition 5), verge works will be required within the existing highway. These works must be carried out by an approved contractor, to the satisfaction of the Local Highway Authority. (ii)(c) The crossing of the highway verge shall be constructed in accordance with the Standard Detail number A1 concrete. (vi) The final surfacing of any private access within 12 metres of the public highway shall not contain any loose material that is capable of being drawn on to the existing or proposed public highway. (vii) A level ramp leading to the Highway must be provided, that extends 15 metres into the site to the satisfaction of the Local Highway Authority.
You are advised that a separate license will be required from the Highway Authority in order to allow any works in the adopted highway to be carried out. The 'Specification for Housing and Industrial Estate Roads and Private Street Works' published by North Yorkshire County Council, the Highway Authority, is available at the County Council's offices. The local office of the Highway Authority will also be pleased to provide the detailed constructional specification referred to in this
Page 227 condition.
4 No part of the development shall be brought into use until the existing access on to A168 has been permanently closed off and the highway restored. The works shall be carried out in strict accordance with the details of splay arrangement and stopping up, Dwg no. ENG01 prepared by Sutcliffe Construction and dated March 2019, which were approved by the Local Planning Authority under application 19/01910/DISCON.
5 There shall be no access or egress by any vehicles between the highway and the application site (except for the purposes of constructing the initial site access) until splays are provided giving clear visibility of 4.5 metres x 215 metres measured along both channel lines of the major road. Once created, these visibility areas shall be maintained clear of any obstruction and retained for their intended purpose at all times.
An explanation of the terms used above is available from the Highway Authority.
6 Notwithstanding the provision of any Town and Country Planning General Permitted or Special Development Order for the time being in force, the areas shown on site plan for parking spaces, turning areas and access shall be kept available for their intended purposes at all times.
7 Precautions to be taken to prevent the deposit of mud, grit and dirt on public highways by vehicles travelling to and from the site shall comply with approved details Dwg no. BS330-2016-05, prepared by Lawrence Hannah Architects, and further details regarding mud prevention supplied in the Planning Application Form from ELG (dated 03.05.2019) which were approved by the Local Planning Authority under application 19/01910/DISCON. 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.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 To ensure a satisfactory means of access to the site from the public highway in the interests of vehicle and pedestrian safety and convenience. 4 In the interests of highway safety. 5 In the interests of road safety. 6 To ensure these areas are kept available for their intended use in the interests of highway safety and the general amenity of the development. 7 To ensure that no mud or other debris is deposited on the carriageway in the interests of highway safety.
Page 228
CASE NUMBER: 19/04061/PNT56 WARD: Ouseburn CASE OFFICER: David Potts DATE VALID: 23.09.2019 GRID REF: E 445731 TARGET DATE: 17.11.2019 N 456502 REVISED TARGET: DECISION DATE: 13.11.2019 APPLICATION NO: 6.103.183.PNT56
LOCATION: Northbound Grass Verge B6265 445710 456547 Green Hammerton North Yorkshire
PROPOSAL: Prior Notification for the installation of 15m telecoms mast and associated supporting equipment.
APPLICANT: EE Limited
APPROVED subject to the following conditions:-
1 HC-07 Private Access/Verge Crossings: Construction Requirements 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 access to the site have been set out and constructed in accordance with the published Specification of the Highway Authority and the following requirements: (ii)(c) The crossing of the highway verge shall be constructed in accordance with the Standard Detail number E6.
Reasons for Conditions:-
1 To ensure a satisfactory means of access to the site from the public highway in the interests of vehicle and pedestrian safety and convenience.
INFORMATIVES
1 HI-03 INFORMATIVE - Condition HC-07 You are advised that a separate license will be required from the Highway Authority in order to allow any works in the adopted highway to be carried out. The 'Specification for Housing and Industrial Estate Roads and Private Street Works' published by North Yorkshire County Council,
Page 229 the Highway Authority, is available at the County Council's offices. The local office of the Highway Authority will also be pleased to provide the detailed constructional specification referred to in this condition.
CASE NUMBER: 19/04124/FUL WARD: Ouseburn CASE OFFICER: Gillian Pinna-Morrell DATE VALID: 27.09.2019 GRID REF: E 446043 TARGET DATE: 22.11.2019 N 457294 REVISED TARGET: DECISION DATE: 21.11.2019 APPLICATION NO: 6.103.169.A.FUL
LOCATION: Walled Garden To South West Of Cherry Tree Cottage The Green Green Hammerton York North Yorkshire YO26 8BQ
PROPOSAL: Conversion of existing potting sheds and greenhouses to a dwelling including an element of new construction. Associated drainage and hard landscaping; demolition and replacement of pool house and plant room; erection of 2m extension to rear of existing garage.
APPLICANT: Mr James Hetherton
1 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 21.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following drawings:
Site Plan and Access as Proposed: 428944/08 Rev.A Pool Building and Garage as Proposed: 428944/07 Dwelling As Proposed: 428944/05 Rev.A Dwelling As Proposed, Elevations and Sections: 428944/06 Rev.A
3 The bricks to be used to construct the external walls of the development hereby permitted shall match those of the existing external walls of the potting sheds.
4 All external windows and doors of the dwelling hereby permitted shall be of timber construction and thereafter retained as such.
5 Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re- enacting that Order with or without modification), no further windows shall be inserted in the north, south, east or west elevations of the development hereby approved, without the prior written approval of the Local Planning Authority.
Page 230
6 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions, garages, roof or dormer windows other than any expressly authorised by this permission shall be erected without the grant of further specific planning permission from the local planning authority.
7 The development hereby permitted shall be carried out in strict accordance with the recommendations of Paragraph 7.3.2 (Mitigation Measures) of the Ecological Impact Assessment: MAB Environment and Ecology Ltd May 2019.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interest of proper planning. 3 In order to safeguard the character and appearance of the Conservation Area. 4 In order to safeguard the character and appearance of the Conservation Area. 5 In the interests of visual amenity and to retain the character and appearance of the existing buildings. 6 In order to retain the character and appearance of the existing buildings and to safeguard the character and appearance of the Conservation Area. 7 To ensure that works are undertaken to minimise the risk of harm to nesting birds and that opportunities for retention and enhancement of biodiversity are incorporated into the development.
CASE NUMBER: 19/04261/OHL WARD: Ouseburn CASE OFFICER: Kate Lavelle DATE VALID: 03.10.2019 GRID REF: E 449953 TARGET DATE: 28.11.2019 N 457457 REVISED TARGET: DECISION DATE: 07.11.2019 APPLICATION NO: 6.104.116.B.OHL
LOCATION: Land Comprising Field At 449953 457457 Pool Lane Nun Monkton North Yorkshire
PROPOSAL: Erection of 0.35km of overhead powerline, conductors and wooden poles on land west of Nun Monkton.
APPLICANT: Northern Powergrid
Page 231 Subject to NO OBJECTIONS
CASE NUMBER: 19/02728/FUL WARD: Pateley Bridge & Nidderdale Moors CASE OFFICER: Emma Howson DATE VALID: 27.09.2019 GRID REF: E 410121 TARGET DATE: 22.11.2019 N 473513 REVISED TARGET: DECISION DATE: 22.11.2019 APPLICATION NO: 6.17.1.M.FUL
LOCATION: Fountains Farm Lofthouse Harrogate North Yorkshire HG3 5RZ
PROPOSAL: Conversion of outbuilding to form 1 no. dwelling - RESUBMISSION.
APPLICANT: Mr L Metcalf
3 REFUSED. Reason(s) for refusal:-
1 The bat scoping survey has identified that there is a reasonable likelihood of the presence of bats, which are European Protected Species. The bat survey is currently incomplete and in the absence of sufficient information, it is considered that the proposal would be harmful to a protected species and thus would be contrary to Policy NE3 of the emerging Local Plan and paragraph 175 of the NPPF.
CASE NUMBER: 19/03551/OUT WARD: Pateley Bridge & Nidderdale Moors CASE OFFICER: Emma Howson DATE VALID: 21.08.2019 GRID REF: E 415958 TARGET DATE: 16.10.2019 N 459548 REVISED TARGET: 29.11.2019 DECISION DATE: 26.11.2019 APPLICATION NO: 6.73.5.X.OUT
Page 232 LOCATION: Padside Green Farm Padside Harrogate North Yorkshire HG3 4AL
PROPOSAL: Outline application for the erection of an agricultural workers dwelling with access considered.
APPLICANT: Messrs G W Houseman And Partners
3 APPROVED subject to the following conditions:-
1 Application for the approval of the reserved matters shall be made to the Local Planning Authority not later than three years from the date of this decision. 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.
2 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.
3 The occupation of the dwelling shall be limited to a person solely or mainly employed or last employed in the locality in agriculture, as defined in Section 336 of the Town and Country Planning Act 1990, or in forestry, (including any dependants of such a person residing with him) or a widow or widower of such a person.
4 Discharge of Surface Water 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.
5 Precautions to Prevent Mud on the Highway 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
Page 233 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.
6 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 D 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.
Page 234
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 A, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of section B, 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 C.
7 The site shall be developed with separate systems of drainage for foul and surface water.
8 An electric vehicle infrastructure strategy and implementation plan shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of any dwelling hereby permitted. The plan shall contain details of the number and location of all electric vehicle charging points which shall be of Mode 3 type (specific socket on a dedicated circuit with a minimum current rating of 16 Amp). Buildings and parking spaces that are to be provided with charging points shall not be brought into use until associated charging points are installed in strict accordance with approved details and are operational. The charging point installed shall be retained thereafter.
Reasons for Conditions:-
1 To ensure compliance with sections 91-94 of the Town and Country Planning Act 1990. 2 To safeguard the rights of control by the Local Planning Authority in respect of the reserved matters. 3 The development would be unacceptable unless justified by the local needs of agriculture or forestry. 4 In the interests of highway safety 5 To ensure that no mud or other debris is deposited on the carriageway in the
Page 235 interests of highway safety. 6 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. 7 To prevent pollution of the water environment. 8 In the interests of improving access to sustainable transport and to improve the air quality of the District in accordance with the NPPF.
CASE NUMBER: 19/03597/DISCON WARD: Pateley Bridge & Nidderdale Moors CASE OFFICER: Francesca McGibbon DATE VALID: 28.08.2019 GRID REF: E 415958 TARGET DATE: 23.10.2019 N 465624 REVISED TARGET: 14.11.2019 DECISION DATE: 14.11.2019 APPLICATION NO: 6.49.724.DISCON
LOCATION: Site Of E And I C Skaife Auto Services Ripon Road Pateley Bridge North Yorkshire
PROPOSAL: Approval of details required under condition 3 (Materials), condition 7 (Highways), condition 11 (Remediation Scheme) , condition 12 (Refuse Contamination Scheme) of Planning Permission 17/05283/FUL - Demolition of mechanics garage. Erection of three dwellings including altered access and six car parking spaces.
APPLICANT: Mr M Bower
CONFIRMATION of discharge of condition(s)
INFORMATIVES
1 Condition 3: the materials proposed: the second stone sample sourced from the Yorkshire Stone Company in Holmfirth and the natural slates sourced from the Natural Slate Company in Bridlington are considered acceptable. The materials that are approved must be used in the construction of the three dwellings.
2 Condition 7: Development shall occur with strict accordance with the details submitted and approved by the NYCC Highways Authority.
Page 236 3 Condition 11: Development shall occur with strict accordance with the details submitted and approved by Harrogate Borough Council Environmental Health Officer
4 Condition 12: Development shall occur with strict accordance with the details submitted and approved by Harrogate Borough Council Environmental Health Officer.
CASE NUMBER: 19/03690/FUL WARD: Pateley Bridge & Nidderdale Moors CASE OFFICER: Arthama Lakhanpall DATE VALID: 17.09.2019 GRID REF: E 416136 TARGET DATE: 12.11.2019 N 466401 REVISED TARGET: 22.11.2019 DECISION DATE: 21.11.2019 APPLICATION NO: 6.49.151.C.FUL
LOCATION: Mooredge Cottage Pateley Bridge Harrogate North Yorkshire HG3 5NE
PROPOSAL: Installation of package treatment plant.
APPLICANT: Mr Donald Bealing
2 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 21.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings.
INFORMATIVES
1 No works are to be undertaken which will create an obstruction, either permanent or temporary, to the Public Right of Way adjacent to the proposed development. Applicants are advised to contact the County Council's Access and Public Rights of
Page 237 team at County Hall, Northallerton via [email protected] to obtain up-to- date information regarding the line of the route of the way. The applicant should discuss with the Highway Authority any proposals for altering the route.
2 A Building Regulations application will be required for this proposal. For further information, please contact the Council's Building Control team on 01423 500 600.
3 The proposed development lies within an area that has been defined by The Coal Authority as containing potential hazards arising from former coal mining activity. These hazards can include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and previous surface mining sites. Although such hazards are seldom readily visible, they can often be present and problems can occur in the future, particularly as a result of development taking place.
It is recommended that information outlining how the former mining activities affect the proposed development, along with any mitigation measures required (for example the need for gas protection measures within the foundations), be submitted alongside any subsequent application for Building Regulations approval (if relevant). Your attention is drawn to the Coal Authority policy in relation to new development and mine entries available at www.coal.decc.gov.uk
Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) require the prior written permission of The Coal Authority. Such activities could include site investigation boreholes, digging of foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain Coal Authority permission for such activities is trespass, with the potential for court action.
Property specific summary information on past, current and future coal mining activity can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com
If any of the coal mining features are unexpectedly encountered during development, this should be reported immediately to The Coal Authority on 0845 762 6848. Further information is available on The Coal Authority website www.coal.decc.gov.uk
CASE NUMBER: 19/04189/FUL WARD: Pateley Bridge & Nidderdale Moors CASE OFFICER: Arthama Lakhanpall DATE VALID: 02.10.2019 GRID REF: E 417575 TARGET DATE: 27.11.2019 N 465207 REVISED TARGET: DECISION DATE: 15.11.2019 APPLICATION NO: 6.49.470.G.FUL
Page 238 LOCATION: Sunnyside Cottage Blazefield Bank Blazefield Harrogate North Yorkshire HG3 5DN
PROPOSAL: Erection of dwelling with access (Revised Scheme).
APPLICANT: Ms K Phillips
REFUSED. Reason(s) for refusal:-
1 The proposed dwelling is not considered sustainable development due to the significant environmental harm to the site and wider setting. The site lies outside development limits and is not identified as a sustainable location for housing in the Emerging Local Plan. The harm would materially outweigh the benefits of a single dwelling in this location. The proposal would conflict with the requirements of the National Planning Policy Framework and Policies GS2 and GS3 of the Local Plan (2019). 2 The proposal would fail to preserve the landscape character and appearance of the site. There are no public benefits or very special circumstances associated with the proposal that would outweigh the harm. The proposal would conflict with the requirements of the National Planning Policy Framework, Harrogate Landscape Character Assessment, Residential Design Guide, Policies C1, C2 and HD20 of the Local Plan (2001), Emerging Policies GS1, GS2, GS3, GS8, HP3, NE4 and NE7 of the Local Plan (2019) and Policies EQ2, SG3 and SG4 of the Core Strategy. 3 The proposal would substantially harm the amenity and landscape value of the sycamore trees protected by TPO 38/2019. Insufficient and inaccurate information has been provided to assess the proposal's impact on the amenity value of these trees. This issue cannot be fully assessed. The proposal would conflict with the requirements of the National Planning Policy Framework, Policies HD13 and C2 of the Local Plan (2001), Emerging Policies NE4 and NE7 of the Local Plan (2019) and Policy EQ2 of the Core Strategy. 4 The proposal would substantially impact on ecology and protected species. Insufficient and inaccurate information has been provided to assess the proposal's impact on ecology and protected species. This issue cannot be fully assessed. The proposal would conflict with the requirements of the National Planning Policy Framework and Emerging Policy NE3 of the Local Plan (2019).
CASE NUMBER: 19/04246/FUL WARD: Pateley Bridge & Nidderdale Moors CASE OFFICER: Arthama Lakhanpall DATE VALID: 15.10.2019 GRID REF: E 414705 TARGET DATE: 10.12.2019 N 466367 REVISED TARGET:
Page 239 DECISION DATE: 27.11.2019 APPLICATION NO: 6.59.329.A.FUL
LOCATION: 6 Foster Beck Lodge Pateley Bridge North Yorkshire
PROPOSAL: Erection of single storey extension to holiday cottage for optional disabled access, bedroom & ensuite.
APPLICANT: Mrs J Jack
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 27.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
3 The external wall and roof materials of the development hereby approved shall match those as existing to the host building.
4 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order), no further windows shall be inserted to the extension other than those hereby approved.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity of the Nidderdale Area of Outstanding Natural Beauty. 4 In the interests of visual amenity, privacy and residential amenity.
CASE NUMBER: 19/04286/FUL WARD: Pateley Bridge & Nidderdale Moors CASE OFFICER: Arthama Lakhanpall DATE VALID: 07.10.2019 GRID REF: E 415261 TARGET DATE: 02.12.2019 N 465720 REVISED TARGET:
Page 240 DECISION DATE: 29.11.2019 APPLICATION NO: 6.59.319.B.FUL
LOCATION: 19 Ashfield Court Road Pateley Bridge Harrogate North Yorkshire HG3 5JN
PROPOSAL: Erection of single storey and first floor extensions and pitched roof to garage and alteration to fenestration (Revised Scheme).
APPLICANT: Mr And Mrs P Fenton
REFUSED. Reason(s) for refusal:-
1 The proposed extensions and roof, by virtue of their form, bulk, massing and siting, would be severely detrimental to residential amenity. They would result in unacceptable levels of overbearing and overshadowing to the existing and future occupiers of neighbouring property 21 Ashfield Court Road. The proposal would fail to enhance or preserve a good standard of neighbouring residential amenity. It therefore would conflict with guidance in the National Planning Policy Framework and House Extensions and Garages Design Guide, Policy SG4 of the Core Strategy, Emerging Policy HP4 of the Local Plan (2019) and Policies H15 and HD20 of the Local Plan (2001).
CASE NUMBER: 19/04293/FUL WARD: Pateley Bridge & Nidderdale Moors CASE OFFICER: Arthama Lakhanpall DATE VALID: 15.10.2019 GRID REF: E 415638 TARGET DATE: 10.12.2019 N 458352 REVISED TARGET: DECISION DATE: 27.11.2019 APPLICATION NO: 6.81.26.E.FUL
LOCATION: Ratten Row Barn Reservoir Road Thruscross Harrogate North Yorkshire HG3 4BD
PROPOSAL: Erection of single storey extension and installation of replacement windows and doors from timber to aluminium (Revised Scheme).
APPLICANT: Mr Jones
REFUSED. Reason(s) for refusal:-
Page 241
1 The extension, by virtue of its form, appearance, siting and scale would be visually harmful to the character and appearance of the converted barn and Nidderdale Area of Outstanding Natural Beauty. The building is an undesignated heritage asset and the extension would present an obvious 'suburban' and 'domestic' feature that is considered incongruous. It would present substantial harm to the host building's special character and there are no public benefits associated with the development. The proposal is therefore contrary to guidance in the National Planning Policy Framework, Re-use and Adaptation of Rural Buildings Design Guide, Heritage Management Guidance, Harrogate Landscape Character Assessment, and House Extensions and Garages Design Guide, Policies SG3, SG4 and EQ2 of the Core Strategy, Policies C1, C2, C16, H15 and HD20 of the Local Plan (2001) and Emerging Policies HP2, HP3, HS6, HS8, GS8 and NE4 of the Local Plan (2019).
CASE NUMBER: 19/04341/FUL WARD: Pateley Bridge & Nidderdale Moors CASE OFFICER: Arthama Lakhanpall DATE VALID: 11.10.2019 GRID REF: E 414482 TARGET DATE: 06.12.2019 N 465991 REVISED TARGET: DECISION DATE: 27.11.2019 APPLICATION NO: 6.59.203.B.FUL
LOCATION: Maxfield Plain Farm Maxfield Plain Bewerley HG3 5BY
PROPOSAL: Erection of external riding arena.
APPLICANT: Dr Andrew Daykin
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 27.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
3 The riding arena hereby permitted shall be for the private use of the applicant only and shall not be used for commercial purposes.
Page 242 Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of residential amenity and highway safety.
INFORMATIVES
1 The proposed development lies within an area that has been defined by The Coal Authority as containing potential hazards arising from former coal mining activity. These hazards can include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and previous surface mining sites. Although such hazards are seldom readily visible, they can often be present and problems can occur in the future, particularly as a result of development taking place.
It is recommended that information outlining how the former mining activities affect the proposed development, along with any mitigation measures required (for example the need for gas protection measures within the foundations), be submitted alongside any subsequent application for Building Regulations approval (if relevant). Your attention is drawn to the Coal Authority policy in relation to new development and mine entries available at www.coal.decc.gov.uk
Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) require the prior written permission of The Coal Authority. Such activities could include site investigation boreholes, digging of foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain Coal Authority permission for such activities is trespass, with the potential for court action.
Property specific summary information on past, current and future coal mining activity can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com
If any of the coal mining features are unexpectedly encountered during development, this should be reported immediately to The Coal Authority on 0845 762 6848. Further information is available on The Coal Authority website www.coal.decc.gov.uk
CASE NUMBER: 19/02626/FUL WARD: Ripon Minster CASE OFFICER: Emma Walsh DATE VALID: 01.07.2019 GRID REF: E 431043 TARGET DATE: 26.08.2019 N 470666 REVISED TARGET: 22.11.2019
Page 243 DECISION DATE: 21.11.2019 APPLICATION NO: 6.31.1675.A.FUL
LOCATION: Claverdon Locker Lane Ripon HG4 1SS
PROPOSAL: Demolition of existing garage and erection of 1No. two storey and 3 No. single storey extensions, installation of dormer extension, installation of roof lights.
APPLICANT: Mr & Mrs D Hadjiandrea
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 21.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details: Location Plan; received 20.06.2019. Proposed Floor Plan and Elevation; Drwg No. 2019.038.002 Rev C, received 23.10.2019
3 Except for flat roof elements, the external roofing materials of the extensions hereby approved shall match the existing roofing external materials of the host dwelling to the satisfaction of the Local Planning Authority.
4 The render to be used in the construction of the development hereby approved, shall match the shade and finish of the render of the host dwelling to the satisfaction of the Local Planning Authority.
5 The rooflight(s) hereby permitted shall be of the conservation type with a black steel frame and central glazing bar, have recessed installation so that the rooflight sits flush with the roof covering and does not project above this line, be top opening unless a side hung escape rooflight is required and the flashing of the opening shall be carried out in traditional leadwork.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details. 3 In the interests of visual amenity. 4 In the interest of visual amenity. 5 In the interest of visual amenity.
Page 244
INFORMATIVES
1 There is a history of ground instability in the area. This sometimes arises from the presence of peat, sometimes from gypsum and sometimes a combination. You are advised to satisfy yourself that there is no such problem on this site, or that any problem can be overcome by taking appropriate measures before works commence, in line with the Principal Building Control officer comments dated 28.10.2019.
CASE NUMBER: 19/03239/DISCON WARD: Ripon Minster CASE OFFICER: Katie Lois DATE VALID: 01.08.2019 GRID REF: E 431535 TARGET DATE: 26.09.2019 N 470417 REVISED TARGET: 21.11.2019 DECISION DATE: 14.11.2019 APPLICATION NO: 6.31.1543.G.DISCON
LOCATION: Ripon Community Leisure Centre Dallamires Lane Ripon HG4 1TT
PROPOSAL: Application for the approval of details required under condition 7 (contamination), 11 (surface water drainage), 12 (surface water drainage)and 13 (surface water drainage) of planning permiussion 19/01178/RG3MAJ - Erection of swimming pool extension and refurbishment works to leisure centre. Formation of playing field, playground and additional parking with associated hardstanding and landscaping works.
APPLICANT: Harrogate Borough Council
CONFIRMATION of discharge of condition(s)
INFORMATIVES
1 The Development shall be built in accordance with the following submitted designs; Surface Water Drainage, Pick Everard, Rev: RLCD-PEV-XX-XX-DR-C-0520, Revision P04, Dated 20/06/19.
2 The flowrate from the site shall be restricted to a maximum flowrate of 10 litres per second. A 30% allowance shall be included for climate change and an additional 10% allowance for urban creep for the lifetime of the development. Storage shall be provided to accommodate the minimum 1 in 100 year plus climate change plus urban creep critical storm event. The scheme shall include a detailed maintenance
Page 245 and management regime for the storage facility. Principles of sustainable urban drainage shall be employed wherever possible.
CASE NUMBER: 19/03852/FUL WARD: Ripon Minster CASE OFFICER: Linda Drake DATE VALID: 24.09.2019 GRID REF: E 431345 TARGET DATE: 19.11.2019 N 471224 REVISED TARGET: DECISION DATE: 20.11.2019 APPLICATION NO: 6.31.2833.FUL
LOCATION: Maltings Building Unicorn Yard Kirkgate Ripon North Yorkshire
PROPOSAL: Erection of 2 dwellings and conversion of Malthouse building to form 2 dwellings with associated car parking
APPLICANT: M Shabir
1 REFUSED. Reason(s) for refusal:-
1 The proposed design is inappropriate to the designated heritage asset, its setting and the wider conservation area and insufficient information has been provided to justify the proposals, contrary to NPPF, Saved Policy HD3 and Emerging Local Plan Policies HP2 and HP3. 2 The proposal would result in over-development, resulting in poor levels of amenity space and privacy being afforded to future occupiers of the dwellings, contrary to Core Strategy Policy SG4 and Emerging Local Plan Policy HP4. 3 Mature trees overhang the site on three sides, resulting in future residential amenity being heavily compromised, leading to applications to prematurely fell or prune trees, due to overshadowing and other issues including leaf fall, contrary to Saved Policy HD13 and Emerging Local Plan Policy NE7. 4 No noise assessment has been submitted to demonstrate that the site is suitable for noise sensitive dwellings in this location and if so the level of any mitigation that would be required, contrary to Core Strategy Policy SG4 and Emerging Local Plan Policy HP4.
CASE NUMBER: 19/04087/FUL WARD: Ripon Minster CASE OFFICER: Emma Walsh DATE VALID: 01.10.2019 GRID REF: E 431548 TARGET DATE: 26.11.2019 N 470079 REVISED TARGET:
Page 246 DECISION DATE: 26.11.2019 APPLICATION NO: 6.31.2835.FUL
LOCATION: 17 Knaresborough Road Ripon North Yorkshire HG4 1RD
PROPOSAL: Demolition of conservatory and erection of single storey wrap around extension.
APPLICANT: Mr Andrew Easey
2 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following amended drawings submitted with the application;
Location Plan; received 01.10.2019. Proposed Site Plan; Drwg No GS/2028/5, Rev A, received 21.11.2019. Proposed Ground Floor Plan; Drwg No GS/2028/3, Rev A, received 21.11.2019. Proposed Elevations; Drwg No GS/2028/4, Rev A, received 21.11.2019.
3 The external materials of the extension hereby approved shall match the existing to the satisfaction of the Local Planning Authority.
4 The windows in the northern elevation of the development hereby approved shall be obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent and that level of obscure glazing shall be retained throughout the life of the development.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interest of visual amenity. 4 In the interest of safeguarding residential amenity.
INFORMATIVES
1 There is a history of ground instability in the area. This sometimes arises from the presence of peat, sometimes from gypsum and sometimes a combination. You are
Page 247 advised to satisfy yourself that there is no such problem on this site, or that any problem can be overcome by taking appropriate measures, before works commence.
CASE NUMBER: 19/04112/FUL WARD: Ripon Minster CASE OFFICER: Natalie Ramadhin DATE VALID: 01.10.2019 GRID REF: E 431759 TARGET DATE: 26.11.2019 N 471218 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.31.2838.FUL
LOCATION: 77 Priest Lane Ripon North Yorkshire HG4 1LL
PROPOSAL: Installation of external wheelchair lift and access paths
APPLICANT:
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 14.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following drawings: Location plan: 77 Priest Lane, received and uploaded to the public file on the 1st October 2019. Amended proposed front elevation: drawing number 3, dated Sep 2019, received and uploaded to the public file on the 13th November 2019. Amended proposed front garden: drawing number 4, dated Sep 2019, received and uploaded to the public file on the 13th November 2019.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning.
CASE NUMBER: 19/04122/ADV WARD: Ripon Minster
Page 248 CASE OFFICER: Emma Walsh DATE VALID: 27.09.2019 GRID REF: E 431897 TARGET DATE: 22.11.2019 N 470486 REVISED TARGET: 29.11.2019 DECISION DATE: 27.11.2019 APPLICATION NO: 6.31.727.Z.ADV
LOCATION: Piccadilly Motors Limited Dallamires Lane Ripon HG4 1TT
PROPOSAL: Display of 3 internally illuminated fascia signs, 2 internally illuminated totem signs and 2 internally illuminated wall-mounted signs.
APPLICANT: Fiat Chrysler Automobiles UK Ltd
APPROVED subject to the following conditions:-
1 The development hereby permitted shall not be carried out otherwise than in strict accordance with the amended submitted details;
Location Plan; received 27.09.2019. Proposed Sign Details; Rev C, received 22.10.2019. Confirmation of material and illumination (email correspondence), received 27.11.2019.
Reasons for Conditions:-
1 In order to ensure compliance with the approved drawings.
INFORMATIVES
1 There is a history of ground instability in the area. This sometimes arises from the presence of peat, sometimes from gypsum and sometimes a combination. You are advised to satisfy yourself that there is no such problem on this site, or that any problem can be overcome by taking appropriate measures, before works commence.
CASE NUMBER: 19/04129/LB WARD: Ripon Minster CASE OFFICER: Anne Sims DATE VALID: 30.09.2019 GRID REF: E 431468 TARGET DATE: 25.11.2019 N 471187 REVISED TARGET: DECISION DATE: 22.11.2019
Page 249 APPLICATION NO: 6.31.41.Q.LB
LOCATION: The Old Deanery Minster Road Ripon HG4 1QS
PROPOSAL: Listed Building Consent for the retention of strutural internal pillar.
APPLICANT: Mr Christopher Brown
APPROVED
CASE NUMBER: 19/03855/FUL WARD: Ripon Moorside CASE OFFICER: Arthama Lakhanpall DATE VALID: 18.09.2019 GRID REF: E 430477 TARGET DATE: 13.11.2019 N 469714 REVISED TARGET: DECISION DATE: 13.11.2019 APPLICATION NO: 6.31.2831.FUL
LOCATION: 11 Willow Walk Ripon HG4 2LS
PROPOSAL: Erection of single storey extensions and pitched roof and alterations to fenestration.
APPLICANT: Mr R Nelson
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 13.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
3 The external materials of the extensions hereby approved shall match the existing to the host dwelling.
Page 250
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity.
INFORMATIVES
1 A Building Regulations application will be required for this proposal. Please contact the Council's Building Control section on 01423 500 600.
2 There is a history of ground instability in the area. This sometimes arises from the presence of peat, sometimes from gypsum and sometimes a combination. You are advised to satisfy yourself that there is no such problem on this site, or that any problem can be overcome by taking appropriate measures, before works commence.
CASE NUMBER: 19/03999/FUL WARD: Ripon Moorside CASE OFFICER: Arthama Lakhanpall DATE VALID: 23.09.2019 GRID REF: E 430764 TARGET DATE: 18.11.2019 N 470478 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.31.2834.FUL
LOCATION: 30 Whitcliffe Lane Ripon HG4 2JL
PROPOSAL: Erection of single storey extension and hipped roof to existing bay window.
APPLICANT: Mr & Mrs S Campbell
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 14.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
3 The external materials of the extension hereby approved shall match the existing to the host dwelling.
Page 251
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity.
INFORMATIVES
1 INFORMATIVE LANDFILL GAS MIGRATION
This site is within 250m of a landfill site. In accordance with your practice notes for such a development, a site specific investigation is not necessary, but I would recommend that certain precautions are taken with the construction; namely:
o A concrete floor. o Gas proof membrane beneath the floor. o Sealing/protection of any services to the building. o Adequate ventilation o Verification of the works undertaken on completion by a suitably competent person.
2 There is a history of ground instability in the area. This sometimes arises from the presence of peat, sometimes from gypsum and sometimes a combination. You are advised to satisfy yourself that there is no such problem on this site, or that any problem can be overcome by taking appropriate measures, before works commence.
3 A Building Regulations application will be required for this proposal. Please contact the Council's Building Control section on 01423 500 600.
CASE NUMBER: 19/04223/FUL WARD: Ripon Moorside CASE OFFICER: Emma Walsh DATE VALID: 14.10.2019 GRID REF: E 430551 TARGET DATE: 09.12.2019 N 470157 REVISED TARGET: DECISION DATE: 27.11.2019 APPLICATION NO: 6.31.2840.FUL
LOCATION: 23 Carr Close Ripon HG4 2LU
PROPOSAL: Erection of two storey extension and alterations to fenestration
Page 252 APPLICANT: Ms Rachel Harriott
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 27.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following amended drawings submitted with the application;
Location Plan; received 04.10.2019. Site Plan; received 04.10.2019. Existing and Proposed Garage Elevations; drawing no 1705/12, received 04.10.2019. Proposed Ground Floor Plan; drawing no 1705/07, received 04.10.2019. Proposed First Floor Plan; drawing no 1705/08, received 04.10.2019. Proposed South East Side Elevation; drawing no 1705/09, received 04.10.2019. Proposed North West Side Elevation; drawing no 1705/10, received 04.10.2019. Proposed Rear Elevation; drawing no 1705/11, received 04.10.2019.
3 Except where explicitly stated within the submitted details, the external materials of the extensions hereby approved shall match the existing to the satisfaction of the Local Planning Authority.
4 The first floor windows in the north west and south east facing side elevations of the development hereby approved shall be non-opening up to 1.7m from floor level and obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent. That level of obscure glazing shall be retained throughout the life of the development.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interest of visual amenity. 4 In the interest of residential amenity.
INFORMATIVES
1 This site is within 250m of a landfill site. In accordance with your practice notes for such a development, a site specific investigation is not necessary, but I would recommend that certain precautions are taken with the construction; namely:
Page 253 o A concrete floor. o Gas proof membrane beneath the floor. o Sealing/protection of any services to the building. o Adequate ventilation. o Verification of the works undertaken on completion by a suitably competent person
2 There is a history of ground instability in the area. This sometimes arises from the presence of peat, sometimes from gypsum and sometimes a combination. You are advised to satisfy yourself that there is no such problem on this site, or that any problem can be overcome by taking appropriate measures, before works commence.
CASE NUMBER: 19/02985/FUL WARD: Ripon Spa CASE OFFICER: Emma Walsh DATE VALID: 15.07.2019 GRID REF: E 431180 TARGET DATE: 09.09.2019 N 471269 REVISED TARGET: 06.11.2019 DECISION DATE: 15.11.2019 APPLICATION NO: 6.31.389.Y.FUL
LOCATION: 30 Market Place Ripon North Yorkshire HG4 1BN
PROPOSAL: Conversion of former bank to office space; Installation of dormer window and rooflight; formation of new frontage; formation and alteration of fenestration; Various repair works.
APPLICANT: James Hay Partnership
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 15.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the following submitted drawings;
Location Plan; Drawing No. RMP001/008, received 15.07.2019 Site Plan; Drawing No. RMP001/009, received 15.07.2019 Proposed Ground Floor Plans and Cellar; Drawing No. RMP001/013, received 15.07.2019. Proposed First, Second and Attic; Drawing No. RMP001/014 Rev A, received 06.09.2019. Proposed Elevations; Drawing No. RMP001/015, received 15.07.2019 Proposed Frontage plans and Elevation; Drawing No. RMP001/016, received 15.07.2019 Proposed part plan side entrance; Drawing No. RMP001/018, received
Page 254 15.07.2019 Proposed Side entrance and New stair details; Drawing No. RMP001/019, received 15.07.2019 Proposed Roof Section; Drawing No. RMP001/020, received 15.07.2019 Proposed Door Details; Drawing No. RMP001/021, received 15.07.2019
3 No underlying / concealed historic fabric shall be removed, damaged or destroyed, other than as necessary to complete the works hereby permitted.
4 Prior to the installation of a replacement external air conditioning unit, details of the external air conditioning unit shall be submitted for the written approval of the Local Planning Authority. The works must be carried out in strict accordance with the approved details.
5 Prior to the installation of replacement fenestration (aside from the ground floor front elevation alterations hereby permitted), details of the windows shall be submitted to an approved in writing by the Local Planning Authority at a scale of 1:10, with 1:5 scale joinery details. The works must be carried out in strict accordance with the approved details.
6 Prior to their first use, samples of roofing and wall materials including the replacement of any defective roofing slates, shall be made available on site for the inspection of and approval of the Local Planning Authority. The works must be carried out in strict accordance with the approved details.
7 Prior to its installation, in the event that Kingspan insulation is found to unsuitable following a condensation risk analysis, details of an alternative form of insulation to the roof and within the attic shall be submitted for the written approval of the Local Planning Authority. Thereafter, the works are to be carried out in accordance with the approved details.
8 The rooflight(s) hereby permitted shall be of the conservation type with a black steel frame and central glazing bar, have recessed installation so that the rooflight sits flush with the roof covering and does not project above this line, be top opening unless a side hung escape rooflight is required and the flashing of the opening shall be carried out in traditional leadwork.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In order to retain historic features of the listed building. 4 In order to retain historic features of the listed building. 5 In order to safeguard the amenity of the listed building. 6 In order to safeguard the amenity of the listed building. 7 In order to safeguard the amenity of the listed building. 8 In order to safeguard the amenity of the listed building.
Page 255
INFORMATIVES
1 It would be advisable to engage with the Local Planning Authority Conservation department with regards to the installation of a fire safety alarm.
CASE NUMBER: 19/02986/LB WARD: Ripon Spa CASE OFFICER: Emma Walsh DATE VALID: 15.07.2019 GRID REF: E 431180 TARGET DATE: 09.09.2019 N 471269 REVISED TARGET: 06.11.2019 DECISION DATE: 15.11.2019 APPLICATION NO: 6.31.389.Z.LB
LOCATION: 30 Market Place Ripon HG4 1BN
PROPOSAL: Listed Building Consent for conversion of former bank to office space; Installation of dormer window and rooflight; formation of new frontage; formation and alteration of fenestration; Reinstatement of side entrance and central stairs between cellar and first floor; installation of WC and kitchen; Roof repairs and alterations including insulation improvements and gutter repairs; Various internal repair works.
APPLICANT: James Hay Partnership
1 APPROVED subject to the following conditions:-
1 The works to which this consent relates must be begun on or before 15.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the following submitted drawings;
Location Plan; Drawing No. RMP001/008, received 15.07.2019 Site Plan; Drawing No. RMP001/009, received 15.07.2019 Proposed Ground Floor Plans and Cellar; Drawing No. RMP001/013, received 15.07.2019. Proposed First, Second and Attic; Drawing No. RMP001/014 Rev A, received 06.09.2019. Proposed Elevations; Drawing No. RMP001/015, received 15.07.2019 Proposed Frontage plans and Elevation; Drawing No. RMP001/016, received 15.07.2019 Proposed part plan side entrance; Drawing No. RMP001/018, received 15.07.2019 Proposed Side entrance and New stair details; Drawing No. RMP001/019,
Page 256 received 15.07.2019 Proposed Roof Section; Drawing No. RMP001/020, received 15.07.2019 Proposed Door Details; Drawing No. RMP001/021, received 15.07.2019
3 No underlying / concealed historic fabric shall be removed, damaged or destroyed, other than as necessary to complete the works hereby permitted.
4 Prior to the installation of a replacement external air conditioning unit, details of the external air conditioning unit shall be submitted for the written approval of the Local Planning Authority. The works must be carried out in strict accordance with the approved details.
5 Prior to the installation of replacement fenestration (aside from the ground floor front elevation alterations hereby permitted), details of the windows shall be submitted to an approved in writing by the Local Planning Authority at a scale of 1:10, with 1:5 scale joinery details. The works must be carried out in strict accordance with the approved details.
6 Prior to their first use, samples of roofing and wall materials including the replacement of any defective roofing slates, shall be made available on site for the inspection of and approval of the Local Planning Authority. The works must be carried out in strict accordance with the approved details.
7 Prior to its installation, in the event that Kingspan insulation is found to unsuitable following a condensation risk analysis, details of an alternative form of insulation to the roof and within the attic shall be submitted for the written approval of the Local Planning Authority. Thereafter, the works are to be carried out in accordance with the approved details.
8 The rooflight(s) hereby permitted shall be of the conservation type with a black steel frame and central glazing bar, have recessed installation so that the rooflight sits flush with the roof covering and does not project above this line, be top opening unless a side hung escape rooflight is required and the flashing of the opening shall be carried out in traditional leadwork.
Reasons for Conditions:-
1 To ensure compliance with Section 18 of the Planning (Listed Building and Conservation Area) Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In order to retain historic features of the listed building. 4 In order to retain historic features of the listed building. 5 In order to safeguard the amenity of the listed building. 6 In order to safeguard the amenity of the listed building. 7 In order to safeguard the amenity of the listed building.
Page 257 INFORMATIVES
1 It would be advisable to engage with the Local Planning Authority Conservation department with regards to the installation of a fire safety alarm.
CASE NUMBER: 19/03824/FUL WARD: Ripon Spa CASE OFFICER: Arthama Lakhanpall DATE VALID: 09.09.2019 GRID REF: E 430207 TARGET DATE: 04.11.2019 N 471971 REVISED TARGET: 29.11.2019 DECISION DATE: 26.11.2019 APPLICATION NO: 6.31.636.A.FUL
LOCATION: 75 Kirkby Road Ripon North Yorkshire HG4 2HH
PROPOSAL: Erection of porch and two storey and first floor extensions and alterations to fenestration.
APPLICANT: Mr And Mrs Chappell
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details, as modified by the conditions of this consent, received 25 October 2019:
ML05004-01 Details as Existing ML05004-02 Details as Existing ML05004-03A Details as Proposed ML05004-04A Details as Proposed ML05004-05 Details as Proposed
3 The external materials of the extension hereby approved shall match the existing to the host dwelling.
4 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order), no further windows shall be inserted to the extensions other than those hereby approved.
5 The first floor side ensuite window in the extension hereby approved shall be obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent and that level of obscure glazing shall be retained throughout the life of the development.
Page 258
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity. 4 In the interests of privacy and residential amenity. 5 In the interests of privacy and residential amenity.
INFORMATIVES
1 There is a history of ground instability in the area. This sometimes arises from the presence of peat, sometimes from gypsum and sometimes a combination. You are advised to satisfy yourself that there is no such problem on this site, or that any problem can be overcome by taking appropriate measures, before works commence.
2 A Building Regulations application will be required for this proposal. Please contact the Council's Building Control section on 01423 500 600.
CASE NUMBER: 19/04094/FUL WARD: Ripon Spa CASE OFFICER: Emma Walsh DATE VALID: 01.10.2019 GRID REF: E 430041 TARGET DATE: 26.11.2019 N 471585 REVISED TARGET: DECISION DATE: 19.11.2019 APPLICATION NO: 6.31.2839.FUL
LOCATION: 22 And 24 Clotherholme Road Ripon North Yorkshire HG4 2DQ
PROPOSAL: Erection of single storey infill extension; Erection of single storey extension; Conversion of loft and outbuilding to create additional living accommodation; Installation of 4 no. rooflights.
APPLICANT: Mr & Mrs Lodge & Dr Cross
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 19.11.2022.
Page 259 2 The development hereby permitted shall be carried out in strict accordance with the following amended drawings submitted with the application;
Location Plan; received 25.09.2019. Proposed Block Plan; Drwg No L5 1-1-PLG3, received 25.09.2019. 22 & 24 Clotherholme Road Proposed Floor Plan; Drwg No L5 1-1-PLG1, received 25.09.2019. 22 & 24 Clotherholme Road Proposed Elevations; Drwg No L5 1-1-PLG2, received 25.09.2019. 22 Clotherholme Road Proposed Outbuilding Floor Plans and Elevations; Drwg No C83-1-PLG4, received 25.09.2019. 22 Clotherholme Road Proposed Loft Conversion Floor Plans and Elevations; Drwg No C83-1-PLG5, received 25.09.2019.
3 Except where explicitly stated within the submitted details, the external materials of the extensions hereby approved shall match the existing to the satisfaction of the Local Planning Authority.
4 The rooflight(s) hereby permitted shall be of the conservation type with a black steel frame and central glazing bar, have recessed installation so that the rooflight sits flush with the roof covering and does not project above this line, be top opening unless a side hung escape rooflight is required and the flashing of the opening shall be carried out in traditional leadwork.
5 The sunroom and single storey side extension in the development hereby approved shall remain incidental to the residential use of 22 Clotherholme Road. It shall not be sold, let or used separately, otherwise than by members of the family of the occupiers for the time being of 22 Clotherholme Road.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interest of visual amenity. 4 In the interest of visual amenity. 5 In order to ensure that the approved development is not used for an unauthorised separate residential use for which it is unsuited.
CASE NUMBER: 19/04164/DISCON WARD: Ripon Spa CASE OFFICER: Katie Lois DATE VALID: 01.10.2019 GRID REF: E 431180 TARGET DATE: 26.11.2019 N 471279 REVISED TARGET:
Page 260 DECISION DATE: 15.11.2019 APPLICATION NO: 6.31.789.L.DISCON
LOCATION: 28-29 Market Place Ripon HG4 1BN
PROPOSAL: Approval of details required under condition 5 (electric vehicle infrastructure) of Planning Permission 18/04967/FUL- First and second floor conversion from 4 Flats to 8 Flats; Removal of external fire escape; Alterations to car park.
APPLICANT: ARBA Developments
2 CONFIRMATION of discharge of condition(s)
INFORMATIVES
1 The dwelling shall not be brought into use until the charging point is installed and operational with a mode 3 charging point and type 2 outlet socket; together with cable and circuitry ratings for the charging points shall be of adequate size to ensure a minimum continuous current demand of 16 Amps and a maximum demand of 32 Amps.
CASE NUMBER: 19/04326/FUL WARD: Ripon Spa CASE OFFICER: Arthama Lakhanpall DATE VALID: 10.10.2019 GRID REF: E 430807 TARGET DATE: 05.12.2019 N 472519 REVISED TARGET: DECISION DATE: 26.11.2019 APPLICATION NO: 6.31.401.D.FUL
LOCATION: Red Hills Grange 51 Palace Road Ripon HG4 1UW
PROPOSAL: Conversion of garage to form additional living space, erection of single storey extension, installation of balustrade to balcony and roof lights, alteration to fenestration and demolition of existing extension.
APPLICANT: Mr And Mrs Shepley
Page 261 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 26.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details.
3 The external materials of the extension hereby approved shall match the existing to the host dwelling.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity.
INFORMATIVES
1 There is a history of ground instability in the area. This sometimes arises from the presence of peat, sometimes from gypsum and sometimes a combination. You are advised to satisfy yourself that there is no such problem on this site, or that any problem can be overcome by taking appropriate measures, before works commence.
2 A Building Regulations application will be required for this proposal. Please contact the Council's Building Control section on 01423 500 600.
CASE NUMBER: 19/04320/PROWNY WARD: Ripon Ure Bank CASE OFFICER: Katie Lois DATE VALID: 10.10.2019 GRID REF: E 431040 TARGET DATE: 21.11.2019 N 471807 REVISED TARGET: DECISION DATE: 28.11.2019 APPLICATION NO: 6.31.Crescentparade. PROWNY
LOCATION: Footpath Adjacent To 18 Crescent Parade Ripon North Yorkshire HG4 2JE
PROPOSAL: NYCC consultation on creation of public footpath.
APPLICANT:
Page 262 North Yorkshire County Council
Subject to NO OBJECTIONS
CASE NUMBER: 19/02902/FUL WARD: Spofforth With Lower Wharfedale CASE OFFICER: Michelle Stephenson DATE VALID: 08.08.2019 GRID REF: E 439617 TARGET DATE: 03.10.2019 N 450746 REVISED TARGET: 31.10.2019 DECISION DATE: 29.11.2019 APPLICATION NO: 6.136.132.C.FUL
LOCATION: 1 Schoolhouse Terrace Kirk Deighton Wetherby North Yorkshire LS22 4EH
PROPOSAL: Demolition of garage. Erection of two storey extension, first floor extension and single storey entrance porch.
APPLICANT: Mr Asif Afzal
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 29.11.2022.
2 The development hereby approved must be carried out in strict accordance with the details within the application form and the following amended plans and drawings: OS Location Plan (Unique plan reference: #00466890-8F492F, produced 28 October 2019), received 28 October 2019. Site and Location Plan with Parking (Dwg no. 7/P-2/2019), dated and received 29 October 2019. Proposed Plans and Elevations 'Double Storey Side and Rear Extension' (Dwg no. 7/P-2/2019 Revised), dated and received 28 October 2019.
3 Except where explicitly stated otherwise within the application form the external materials of the development hereby approved shall match those of the existing dwelling.
4 The upper floor window in the rear elevation of the new rear two storey extension,
Page 263 serving the en suite as shown on Dwg no. 7/P-2/2019 (dated 28.10.2019) hereby approved shall be obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent and that level of obscure glazing shall be retained throughout the life of the development.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and to ensure compliance with the approved drawings. 3 To protect the character and appearance of the host dwelling and surrounding area in the interests of visual amenity. 4 In the interests of residential amenity and privacy.
CASE NUMBER: 19/03625/FUL WARD: Spofforth With Lower Wharfedale CASE OFFICER: Aimée McKenzie DATE VALID: 27.08.2019 GRID REF: E 436102 TARGET DATE: 22.10.2019 N 448428 REVISED TARGET: 08.11.2019 DECISION DATE: 07.11.2019 APPLICATION NO: 6.149.104.C.FUL
LOCATION: The Scotts Arms Main Street Sicklinghall LS22 4BD
PROPOSAL: Erection of 2 no. dwelling houses with associated cycle/bin storage, landscaping, boundary treatments and vehicle parking. (Revised Scheme)
APPLICANT: Punch Partnerships (PML) Limited
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 07.11.2022.
2 The development hereby approved shall be carried out in strict accordance with the details found within the Application Form, Design and Access Statement, Biodiversity Check List, Contamination Assessment: Screening Assessment Form, Noise Impact Assessment (Airtight & Noisecheck Ltd reference 17183A, 5 June 2019), Noise Management Plan (Reference: 17183B, 5 June 2019), Transport Statement (Transport Planning Associates, January 2019) and drawing references:
Page 264 17.3023.100, 17.3023.101, 17.3023.102, 17.3023.103, 17.3023.104 and 17.3023.105 dated and received by Harrogate Borough Council on 27 August 2019, email from the agent with support letter from the tenant of the public house dated received 22 October 2019 and as modified by this consent.
3 Prior to the construction of the foundations of the dwellings hereby approved samples of the materials to be used to construct the external walls and the roof of the development shall be submitted for the prior approval of the Local Planning Authority; thereafter the development shall be carried out in accordance with such an approval.
4 There shall be no access or egress by any vehicle associated with the implementation of the description of works hereby approved between the highway and the application site (except for the purposes of constructing the initial site access) until splays are provided from the proposed residential parking spaces giving clear visibility to vehicles entering the car park to the satisfaction of the Local Highway Authority. Once created, these visibility areas shall be maintained clear of any obstruction and retained for their intended purposes at all times.
5 There shall be no access or egress by any vehicle associated with the implementation of the description of works hereby approved between the highway and the application site (except for the purposes of constructing the initial site access) until splays are provided giving clear visibility in a westerly direction to the satisfaction of the Local Highway Authority. Once created, these visibility areas shall be maintained clear of any obstruction and retained for their intended purpose at all times.
6 An electric vehicle infrastructure strategy and implementation plan shall be submitted to and approved in writing by the Local Planning Authority. The plan shall include details of the number, location and maintenance of the electric vehicle charging points which shall be of Mode 3 type (specific outlets on dedicated circuits with a minimum current rating of 16 Amp) and provided in strict accordance with approved details prior to the bringing into use of the development hereby approved and thereafter maintained free of obstruction.
7 Prior to the occupation of the dwellings hereby approved the results and mitigation measures outlined in the Noise Impact Assessment (Airtight and Noisecheck Ltd, reference 17183A, dated 5 June 2019) and the Noise Management Plan (Reference: 17183B, 5 June 2019) shall be implanted. Once the implemented measures outlined in these reports are in situ they shall be maintained and retained for the lifetime of the development.
8 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 D has been complied with in relation to that contamination.
A. SITE CHARACTERISATION
Page 265 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
Page 266 immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirement of section A, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of section B, 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 C.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity to ensure the development sits well within the streetscene; in accordance with Core Strategy Policy SG4 of the Harrogate District Local Development Framework. 4 In the interests of road safety. 5 In the interests of road safety. 6 In the interests of air quality; in accordance with the guidance set out in the NPPF Paragraph 35 and Core Strategy Policy EQ1 of the Harrogate District Local Development Framework. 7 In the interest of residential amenity, in line with policy SG4 of the Core Strategy and emerging Local Plan policy HP4 and guidance within the NPPF. 8 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.
CASE NUMBER: 19/04099/OUT WARD: Spofforth With Lower Wharfedale CASE OFFICER: Aimée McKenzie DATE VALID: 25.09.2019 GRID REF: E 438788 TARGET DATE: 20.11.2019 N 453204 REVISED TARGET: DECISION DATE: 20.11.2019 APPLICATION NO: 6.123.61.B.OUT
LOCATION: Land Comprising Field At 438788 453204 Wetherby Road Little Ribston North Yorkshire
PROPOSAL:
Page 267 Outline application for 2 No. dwellings with access and landscape to be considered.
APPLICANT: Loxley Homes Ltd
REFUSED. Reason(s) for refusal:-
1 The application site is situated outside development limits and therefore is not identified as a suitable location for residential development. No exceptional justification has been demonstrated and therefore the development is considered unsustainable and contrary to Policy SG2 of the Harrogate District Core Strategy, and Policies GS2 and GS3 of the emerging Local Plan. 2 The proposed development would extend the edge of the village into the countryside in a way which does not respect the landscape character of the locality or the importance of the historic parks and gardens. The proposal would intrude into, and be harmful to the rural character and visual amenity of the countryside which provides the rural setting of the village, and would have an adverse impact on the character, appearance and landscape setting of the settlement. The development conflicts with the NPPF, saved Local Plan Policies HD7A, C2 and HD20 and Core Strategy Policies SG4 and EQ2, emerging Harrogate District Local Plan Policy NE4, and the supplementary planning guidance contained within the Landscape Character Assessment.
CASE NUMBER: 19/04152/CLEUD WARD: Spofforth With Lower Wharfedale CASE OFFICER: Francesca McGibbon DATE VALID: 30.09.2019 GRID REF: E 441827 TARGET DATE: 25.11.2019 N 450843 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.136.135.N.CLEUD
LOCATION: Ingmanthorpe Grange Ingmanthorpe Wetherby North Yorkshire LS22 5HL
PROPOSAL: Certificate of lawfulness for an existing biomass heating plant and steel fencing.
APPLICANT: Ingmanthorpe Energy Ltd
APPROVED
1 The construction of a biomass heating plant and steel fencing as shown on the
Page 268 location plan received by the council on the 30th September 2019 has been in situ for a period of more than 4 years before the date of an application for a certificate lawfulness made to the council on the 30th September 2019. The use of the biomass heating plant and steel fencing continued throughout this period.
CASE NUMBER: 19/04167/TPO WARD: Spofforth With Lower Wharfedale CASE OFFICER: Josh Arthur DATE VALID: 01.10.2019 GRID REF: E 432511 TARGET DATE: 26.11.2019 N 449257 REVISED TARGET: DECISION DATE: 12.11.2019 APPLICATION NO: 6.141.113.H.TPO
LOCATION: The Old Rectory Follifoot Lane Kirkby Overblow Harrogate North Yorkshire HG3 1HD
PROPOSAL: Crown lift (to 5m) to no2 Beech trees (T66 & T69) and no2 Lime trees (T70 & T71) within Tree Preservation Order 19/1997
APPLICANT: Mr McKenzie
1 APPROVED subject to the following conditions:-
1 The works hereby approved shall be completed within two years of the date of this decision.
2 The proposed works shall be completed in strict accordance with the specification noted in the application.
3 All works shall be undertaken by a suitably qualified Arborist in accordance with British Standards: 3998 (2010) Works to Trees.
Reasons for Conditions:-
1 In the interests of good arboricultural practice. 2 In order to maintain the amenity of the locality. 3 In the interests of good arboricultural practice
Page 269
CASE NUMBER: 19/04265/DISCON WARD: Spofforth With Lower Wharfedale CASE OFFICER: Josh Arthur DATE VALID: 08.10.2019 GRID REF: E 436632 TARGET DATE: 03.12.2019 N 450968 REVISED TARGET: DECISION DATE: 19.11.2019 APPLICATION NO: 6.122.350.DISCON
LOCATION: Land Comprising Field At 436632 450968 Massey Fold Spofforth North Yorkshire
PROPOSAL: Application for the approval of details required under condition 25 part A (Archaeology) of planning permission 17/04102/OUTMAJ -Outline planning application of 72 dwellings with access to the site only considered.
APPLICANT: Opus North (PCDF IV Spofforth) LLP
CONFIRMATION of discharge of condition(s)
CASE NUMBER: 19/04497/OHLEXP WARD: Spofforth With Lower Wharfedale CASE OFFICER: Josh Arthur DATE VALID: 23.10.2019 GRID REF: E 430967 TARGET DATE: 04.12.2019 N 446632 REVISED TARGET: DECISION DATE: 07.11.2019 APPLICATION NO: 6.141.183.OHLEXP
LOCATION: The Farmhouse Wharfedale Grange Harrogate Road Dunkeswick Leeds North Yorkshire LS17 9LW
PROPOSAL: Notification of erection of 2 no. free standing transformer wooden pole structures and
Page 270 removal of 2 no. spans of overhead lines.
APPLICANT: Northern Powergrid (Yokshire) Plc
1 Subject to NO OBJECTIONS
CASE NUMBER: 19/04502/AMENDS WARD: Spofforth With Lower Wharfedale CASE OFFICER: Michelle Stephenson DATE VALID: 23.10.2019 GRID REF: E 436128 TARGET DATE: 20.11.2019 N 451326 REVISED TARGET: DECISION DATE: 15.11.2019 APPLICATION NO: 6.122.44.A.AMENDS
LOCATION: Anglers Lodge Clive Road Spofforth Harrogate North Yorkshire HG3 1AT
PROPOSAL: Non-material amendment to allow relocation of dormer window of Planning Permission 18/05025/FUL- Conversion of loft into habitable accommodation including the installation of dormers and roof lights.
APPLICANT: Mrs Alison Mc Kay
1 APPROVED
CASE NUMBER: 19/02814/FUL WARD: Washburn CASE OFFICER: Jane Lurcuck DATE VALID: 02.07.2019 GRID REF: E 417127 TARGET DATE: 27.08.2019 N 456269 REVISED TARGET: 22.11.2019
Page 271 DECISION DATE: 21.11.2019 APPLICATION NO: 6.106.16.H.FUL
LOCATION: Prospect House Farm Prospect House Blubberhouses LS21 2PJ
PROPOSAL: Widening of existing door opening.
APPLICANT: Mr M Ashton
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 21.11.2022.
2 The development hereby permitted shall be carried out in accordance with the following approved plans and drawings:
Gable window opening Amended Plan Dwg No: 1923 SK 101 C
3 The window / door frame of the development hereby permitted shall be constructed in timber, finished to match the existing windows and no other materials shall be used without the prior written consent of the Local Planning Authority.
4 All new doors and windows shall be set back a minimum of 100mm from the external face of the walls to form reveals to the satisfaction of the Local Planning Authority.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and to safeguard the control of the Local Planning Authority, in accordance with Core Strategy Policy SG4 of the Harrogate District Local Development Framework. 3 In the interests of visual amenity; in accordance with Core Strategy Policies SG4 and EQ2 of the Harrogate District Local Development Framework. 4 In the interests of visual amenity; in accordance with Core Strategy Policies SG4 and EQ2 of the Harrogate District Local Development Framework.
CASE NUMBER: 19/03606/DVCON WARD: Washburn CASE OFFICER: Jane Lurcuck DATE VALID: 26.08.2019
Page 272 GRID REF: E 424329 TARGET DATE: 21.10.2019 N 450296 REVISED TARGET: 08.11.2019 DECISION DATE: 07.11.2019 APPLICATION NO: 6.133.52.G.DVCON
LOCATION: Moorside Farm Moorside Farm Stainburn LS21 2LR
PROPOSAL: Variation of condition 2 (approved plans) to allow larger footprint of Planning Permission 18/00645/FUL-Erection of farmworkers dwelling. (revised scheme).
APPLICANT: Mr S Morphett
4 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 27.06.2021.
2 The development hereby permitted shall be carried out in accordance with the following approved plans and drawings:
Floor plans and elevations Dwg No: 101900/01 Dated Jul 19
3 The occupation of the dwelling shall be limited to a person solely or mainly working, or last working, in the locality in agriculture or in forestry, or a widow or widower of such a person, and to any resident dependants.
4 The development hereby approved must be constructed of the stone and slate approved under application 18/03490/DISCON on the 03.10.2018 unless otherwise approved by the Local Planning Authority.
5 Within 1 month of the occupation of the agricultural workers dwelling hereby approved the existing static caravans and storage building as shown in blue on the site plan approved under application 18/00645/FUL received on 26 March 2018 must be removed from site and the land made good.
6 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and reenacting that Order with or without modification), no extensions, garages, outbuildings, roof or dormer windows other than any expressly authorised by this permission shall be erected without the grant of further specific planning permission from the local planning authority.
7 An electric vehicle infrastructure strategy and implementation plan shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the dwelling hereby permitted. The plan shall contain details of the number and location of all electric vehicle charging points which shall be of Mode 3 type (specific
Page 273 socket on a dedicated circuit with a minimum current rating of 16 Amp). Buildings and parking spaces that are to be provided with charging points shall not be brought into use until associated charging points are installed in strict accordance with approved details and are operational. The charging point installed shall be retained thereafter.
8 No further works must be undertaken on site 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 D 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
Page 274 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 A, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of section B, 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 C.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and to safeguard the control of the Local Planning Authority, in accordance with Core Strategy Policy SG4 of the Harrogate District Local Development Framework. 3 The development would be unacceptable unless justified by the local needs of agriculture or forestry; in accordance with the NPPF and Core Strategy Policy SG3 of the Harrogate District Local Development Framework. 4 In the interests of visual amenity; in accordance with Core Strategy Policy SG4 of the Harrogate District Local Development Framework. 5 In the interests of visual amenity; in accordance with Core Strategy Policies EQ2 and SG4 of the Harrogate District Local Development Framework. 6 In order to protect the visual amenities of the surrounding area in view of the prominence of this site; in accordance with Core Strategy Policy SG4 of the Harrogate District Local Development Framework. 7 In the interests of air quality; in accordance with the guidance set out in the NPPF Paragraph 110e) and Core Strategy Policy EQ1 of the Harrogate District Local Development Framework. 8 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.
Page 275
INFORMATIVES
1 Private Water Supply - Environmental Health Advice The proposed development is on a site that is understood to be served by an existing private water supply. The applicant should be made aware that if the proposed development is connected to this existing private water supply the Local authority must be informed. Adding the proposed development to an existing private water supply may cause the classification of that supply to alter and result in the need for regular compulsory testing of the water by Harrogate Borough Council. This is a service that we make a charge for. There is a statutory requirement for the drinking water supply to the development to be wholesome.
CASE NUMBER: 19/03703/LB WARD: Washburn CASE OFFICER: Jane Lurcuck DATE VALID: 16.09.2019 GRID REF: E 418090 TARGET DATE: 11.11.2019 N 451574 REVISED TARGET: DECISION DATE: 07.11.2019 APPLICATION NO: 6.131.15.M.LB
LOCATION: Low Hall Farm Low Snowden Otley North Yorkshire LS21 2NQ
PROPOSAL: Listed building consent for erection of single storey rear extension with installation of 2 no. roof lights in existing extension.
APPLICANT: Mr And Mrs Wood
APPROVED subject to the following conditions:-
1 The works to which this consent relates must be begun on or before 07.11.2022.
2 The development hereby permitted shall be carried out in accordance with the following approved plans and drawings:
Location plan Dwg No: 003 Rev B Proposed plans Dwg No: 004 Rev A Proposed elevations Dwg No: 005 Rev B
3 Before the first use of any materials in the external construction of the roof and walls of the development hereby approved, samples of those materials shall have been made available for inspection by, and the written approval of, the Local Planning Authority and the development shall be carried out in strict accordance with the approved details.
Page 276
4 All external stonework of the proposed development shall match the stonework of the original building in type, size, colour, dressing and coursing to the satisfaction of the Local Planning Authority.
5 The window frames and doors of the development hereby permitted shall be constructed of painted timber to match the existing and no other materials shall be used without the prior written consent of the Local Planning Authority.
Reasons for Conditions:-
1 To ensure compliance with Section 18 of the Planning (Listed Building and Conservation Area) Act 1990. 2 For the avoidance of doubt and to safeguard the control of the Local Planning Authority, in accordance with Core Strategy Policy SG4 of the Harrogate District Local Development Framework. 3 In the interests of visual amenity to protect the character, appearance and setting of the listed building; in accordance with the Core Strategy Policy EQ2 of the Harrogate District Local Development Framework. 4 In the interests of visual amenity to protect the character, appearance and setting of the listed building; in accordance with the Core Strategy Policy EQ2 of the Harrogate District Local Development Framework.
5 In the interests of visual amenity to protect the character, appearance and setting of the listed building; in accordance with the Core Strategy Policy EQ2 of the Harrogate District Local Development Framework.
CASE NUMBER: 19/03760/FUL WARD: Washburn CASE OFFICER: David Potts DATE VALID: 19.09.2019 GRID REF: E 414443 TARGET DATE: 14.11.2019 N 448938 REVISED TARGET: 27.11.2019 DECISION DATE: 25.11.2019 APPLICATION NO: 6.130.23.A.FUL
LOCATION: 5 Church Row Denton LS29 0HQ
PROPOSAL: Erection of single storey extension.
Page 277 APPLICANT: Mr And Mrs D Bowler
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 25.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following drawings submitted with the application:
Proposed Plan and Elevations: Job No. 2229, Drg No. 210, received 14 November 2019. Existing Location Plan, Floor Plan and Elevations: Job No. 2229, Drg No. 210, received 3 September 2019.
3 Prior to work starting on the external walling, a sample panel of stonework including the type of lime mortar to be used with thickness of joints and pointing finish, shall be provided on site for approval in writing by the Local Planning Authority.
4 The materials to be used in the construction of the windows and roofing of the extension hereby permitted shall match those used in the existing building.
5 The rooflight(s) hereby permitted shall be of the conservation type with a black steel frame and central glazing bar, have recessed installation so that the rooflight sits flush with the roof covering and does not project above this line, be top opening unless a side hung escape rooflight is required and the flashing of the opening shall be carried out in traditional leadwork.
6 Prior to the installation of a replacement external electricity meter box, full details of the design and siting shall be submitted to and approved in writing by the Local Planning Authority and the apparatus installed completely in accordance with the approval.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In the interests of proper planning and for the avoidance of doubt. 3 In the interests of visual amenity. 4 In the interests of visual amenity. 5 In the interests of visual amenity. 6 In the interests of visual amenity.
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CASE NUMBER: 19/03761/LB WARD: Washburn CASE OFFICER: David Potts DATE VALID: 19.09.2019 GRID REF: E 414443 TARGET DATE: 14.11.2019 N 448938 REVISED TARGET: 27.11.2019 DECISION DATE: 25.11.2019 APPLICATION NO: 6.130.23.B.LB
LOCATION: 5 Church Row Denton LS29 0HQ
PROPOSAL: Listed building consent for erection of single storey extension with associated works to include blocking of 1 no. entrance in wall and removal and installation of partitions.
APPLICANT: Mr And Mrs D Bowler
APPROVED subject to the following conditions:-
1 The works to which this consent relates must be begun on or before 25.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following drawings submitted with the application:
Proposed Plan and Elevations: Job No. 2229, Drg No. 210, received 14 November 2019. Existing Location Plan, Floor Plan and Elevations: Job No. 2229, Drg No. 210, received 3 September 2019.
3 Prior to work starting on the external walling, a sample panel of stonework including the type of lime mortar to be used with thickness of joints and pointing finish, shall be provided on site for approval in writing by the Local Planning Authority.
4 The materials to be used in the construction of the windows and roofing of the extension hereby permitted shall match those used in the existing building.
5 The rooflight(s) hereby permitted shall be of the conservation type with a black steel frame and central glazing bar, have recessed installation so that the rooflight sits flush with the roof covering and does not project above this line, be top opening unless a side hung escape rooflight is required and the flashing of the opening shall be carried out in traditional leadwork.
6 Prior to the installation of a replacement external electricity meter box, full details of the design and siting shall be submitted to and approved in writing by the Local Planning Authority and the apparatus installed completely in accordance with the approval.
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Reasons for Conditions:-
1 To ensure compliance with Section 18 of the Planning (Listed Building and Conservation Area) Act 1990. 2 In the interests of proper planning and for the avoidance of doubt. 3 In the interests of visual amenity. 4 In the interests of visual amenity. 5 In the interests of visual amenity. 6 In the interests of visual amenity.
CASE NUMBER: 19/03906/FUL WARD: Washburn CASE OFFICER: Jane Lurcuck DATE VALID: 16.09.2019 GRID REF: E 418800 TARGET DATE: 11.11.2019 N 447461 REVISED TARGET: 29.11.2019 DECISION DATE: 29.11.2019 APPLICATION NO: 6.140.64.C.FUL
LOCATION: Land Comprising Field At 418800 447461 Wood Hill Lane Clifton North Yorkshire
PROPOSAL: Erection of 1 no. dwelling with associated landscaping.
APPLICANT: Mr And Mrs Myles Nicolson
1 REFUSED. Reason(s) for refusal:-
1 The site is within the open countryside and thus new dwellings are contrary to Core Strategy Policy SG3 of the Harrogate District Local Plan and Policies GS2 and GS3 of the Emerging Local Plan which seeks to direct new residential development to allocated sites and sites within the development limits of settlements with new isolated dwellings considered under NPPF Para. 79 and Emerging Policy HS9. No essential functional need for a dwelling on site has been demonstrated and the existing and future business has not been demonstrated to be financially viable, in addition due to the size, scale and design, the proposed dwelling would not be commensurate with the needs of the enterprise; the proposals are therefore contrary to the guidance and advice set out in the NPPF and NPPG, Core Strategy Policy SG3 of the Harrogate District Local Development Framework and Policies GS2, GS3 and HS9 of the Emerging Local Plan.
2 The proposal is an inappropriate form of development within the Green Belt. The design, scale and mass of the dwelling would have an adverse visual and spatial
Page 280 impact on the openness of the Green Belt and no 'very special circumstances' have been put forward to warrant setting aside that harm. The development is therefore contrary to policies and guidance in the NPPF and NPPG, Core Strategy Policies SG3 and EQ2 of the Harrogate District Local Development Framework and Policy GS4 of the Emerging Local Plan.
3 The dwelling due to its design, size and scale would be harmful to the visual amenity of the Nidderdale AONB; contrary to the guidance and advice in the NPPF, Core Strategy Policies SG4 and EQ2 of the Harrogate District Local Development Framework, Saved Policies C1 and HD20 of the Harrogate District Local Plan, Policies GS6, HS9, HP2 and HP3 of the Emerging Local Plan and the guidance set out in the Landscape Character Assessment 18 for this area.
CASE NUMBER: 19/04006/FUL WARD: Washburn CASE OFFICER: David Potts DATE VALID: 21.09.2019 GRID REF: E 419194 TARGET DATE: 16.11.2019 N 455091 REVISED TARGET: DECISION DATE: 11.11.2019 APPLICATION NO: 6.106.50.M.FUL
LOCATION: Cobby Syke Farm Cobby Syke Road Fewston Harrogate North Yorkshire HG3 1SR
PROPOSAL: Formation of riding arena.
APPLICANT: Mr D Maclean
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 11.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following submitted drawings:
Proposed Plans and Elevations with Floor Structure: Reference 4641, received 23 September 2019. Proposed Site Plan: Reference 4641, received 8 November 2019. Location Plan: UK Map Centre, received 16 September 2019.
3 The riding arena hereby approved shall be for private use only and shall not be used for any commercial purposes without the prior written approval of the Planning Authority.
Page 281
4 No external lighting shall be erected at the site without the prior written approval of the Planning Authority.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure that the development is carried out in accordance with the approved drawings and details. 3 The site is located in a rural location and commercial use would require further consideration by the Planning Authority to ensure that there is no detriment to amenity. 4 In the interests of visual amenity and to accord with Policies C1, SG4 and EQ2 of the Core Strategy and HD20 of the Local Plan.
CASE NUMBER: 19/04051/DVCMAJ WARD: Washburn CASE OFFICER: Gerard Walsh DATE VALID: 19.09.2019 GRID REF: E 412957 TARGET DATE: 19.12.2019 N 449293 REVISED TARGET: DECISION DATE: 28.11.2019 APPLICATION NO: 6.129.24.K.DVCMAJ
LOCATION: Former Middleton Hospital Carters Lane Middleton West Yorkshire
PROPOSAL: Removal of condition 9 (sustainable design) of planning permission 16/04023/DVCMAJ - Variation of Conditions 11 and 12 of Planning Permission 14/03916/FULMAJ to allow for the 'Habitat and Woodland Management Plan', 'Construction Impact Assessment' and 'Nature Conservation Statement' without the references to specific dated documents.
APPLICANT: Halton Homes
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 30.11.2019.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details, as amended by condition and the following approved plans:
Page 282 Proposed Site Plan Ref08.140 08 C Ground Floor Plan Ref 08.140.09D, First Floor Plan 08.140.10D, Proposed Elevations 08.140.11D Proposed Elevations 08.140.12D, Proposed Gatehouse08.140.15C, Proposed gardeners store 08.140.17B Proposed Stables 08.140 16 A
3 Sample panels of the type of the natural stone to be used showing the proposed coursing, dressing and pointing shall be erected on the site, for the written approval of the Local Planning Authority prior to the commencement of external walling and thereafter the development shall be carried out in accordance with the approved details.
4 Prior to the commencement of external walling vertical sections through the external wall of the main house and lodge showing the parapet cornice and other stone mouldings, window heads, cills and plinth at a scale of not less than 1:10 and elevations of new gates and gate piers at a scale of not less than 1:20 and any external lighting shall be submitted for the written approval of the Local Planning Authority and thereafter the development shall be carried out in accordance with approved details.
5 A detailed scheme for landscaping, including the planting of trees and or shrubs and the use of surface materials shall be submitted to the Local Planning Authority and no external walling of either dwelling shall take place until the Local Planning Authority have approved a landscaping scheme; such scheme shall specify materials, species, tree and plant sizes, numbers and planting densities, and the timing of implementation of the scheme, including any earthworks required. Thereafter the approved scheme shall be implemented.
6 In the event of failure of any trees or shrubs, planted in accordance with any scheme approved by the Local Planning Authority, to survive for a period of five years from the date of the completion of implementation of that scheme, such trees or shrubs shall be replaced by the developer with such live specimens of such species in such number as may be approved by the Local Planning Authority.
7 No part of the development shall be brought into use until the approved vehicle access, parking, manoeuvring and turning areas approved under condition 2 above have been constructed in accordance with the submitted drawing (ref 08.140.08C). Once created these areas shall be maintained clear of any obstruction and retained for their intended purpose at all times.
8 The remediation scheme approved under discharge of condition application 17/03322/DISCON must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation and as shown on Drawing No. 15 L 066: C-53, 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
Page 283 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.
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 point A below, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of point B below, 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 C.
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
Page 284 and agreed timetable of works. 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.
9 The development shall be carried out in accordance with the surface water drainage scheme approved under discharge of condition application 17/03322/DISCON.
10 A 'Habitat and Woodland Management Plan' reflecting the approved layout shall be submitted for the written approval of the local planning authority, prior to the commencement of works . The management plan should include details for replacement planting to mitigate for the loss of the trees as part of the current application. Those trees should be planted in the first available planting season following any granting of planning consent. Planting season is defined as being between October to March in any given period.
11 A 'Construction Impact Assessment' reflecting the approved site layout shall be submitted for the written approval of the local planning authority, prior to the commencement of works and thereafter the measures approved shall be implemented during construction.
12 Samples of the roofing slates to be used on the house and lodge, and also roofing slates for the gardener's store shall be submitted to the Local Planning Authority for written approval. No external walling shall take place until the materials are approved and thereafter the development shall be carried out in accordance with the approved details.
13 Bricks to be used for alterations to the gardener's store shall exactly match existing in size, colour and texture.
14 The external doors and windows of the house and lodge shall be of timber and shall be set back a minimum of 100mm from the external face of the wall. Doors shall have raised and fielded panels. Windows shall be vertically sliding sashes, and glazing bars shall not exceed 22mm in width.
15 Prior to the first occupation of either of the dwellings hereby approved, a scheme for the provision of affordable housing shall be submitted to and approved in writing by the Local Planning Authority.
16 Prior to the commencement of development on site, a Tree Protection Plan (TPP), Arboricultural Implication Assessment (AIA) and Arboricultural Method Statement (AMS), in accordance with the recommendations set out within British Standards BS 5837:2012, should be submitted for the written approval of the local planning authority and no works shall commence in advance of such approval.
17 The work hereby granted consent shall be carried out in accordance with British Standard 3998 (2010) Works to Trees, by a competent person, giving not less than 10 working days notice of the start date in writing to the Local Planning Authority.
Page 285 Thereafter there shall be strict compliance with any further directions given by the Councils Arboricultural Officer or his representative.
18 During the first planting season (October - March) following the felling of the tree(s) hereby granted consent, replacement tree planting shall take place in accordance with a scheme of planting to have first been agreed in writing with eth Local planning authority specifying:
No. of trees Species of trees Height on planting Location of planting
No later than two weeks following the commencement of the replacement tree planting described above written notice shall be given to the Local Planning Authority together with a date for completion for the planting.
19 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and reenacting that Order with or without modification), no extensions, garages, roof or dormer windows other than any expressly authorised by this permission shall be erected without the grant of further specific planning permission from the local planning authority.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In order to ensure that the development is carried out in accordance with the approved drawings. 3 In the interests of the visual amenities of the area. 4 In the interests of the amenities of the area. 5 To safeguard the rights of control by the Local Planning Authority in these respects and in the interests of amenity. 6 To safeguard the rights of control by the Local Planning Authority in these respects and in the interests of amenity 7 To provide for appropriate on-site vehicle facilities in the interests of highway safety and the general amenity of the development. 8 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. 9 To prevent the increased risk of flooding, to improve and protect water quality, improve habitat and amenity, and ensure future maintenance of the surface water drainage system. 10 To ensure the long term management and future of the Site of Interest for Nature Conservation. 11 To minimise the impact on the Site of Interest for Nature Conservation.
Page 286 12 In the interests of amenity. 13 In the interests of amenity. 14 In the interests of amenity. 15 To ensure that the development proposal contributes towards affordable housing provision. 16 In the arboricultural interests of the site. 17 In the interests of the health and amenity of the tree(s). 18 In order to maintain the amenity of the locality and to enable the completed replacement planting to be inspected and approved. 19 In order to protect the visual amenities of the surrounding area in view of the prominence of this site.
CASE NUMBER: 19/04088/FUL WARD: Washburn CASE OFFICER: David Potts DATE VALID: 08.10.2019 GRID REF: E 427453 TARGET DATE: 03.12.2019 N 451709 REVISED TARGET: DECISION DATE: 02.12.2019 APPLICATION NO: 6.134.198.C.FUL
LOCATION: The Barn Tatefield Hall Beckwithshaw Harrogate North Yorkshire HG3 1QZ
PROPOSAL: Erection of 2 storey building comprising studio over garage.
APPLICANT: Mr Burgo Wharton
1 REFUSED. Reason(s) for refusal:-
1 The proposal represents a disproportionately sized additional building outside the defined domestic curtilage. The proposal therefore constitutes inappropriate development which, by definition, is harmful to the Green Belt and there are no very special circumstances that would outweigh the harm caused to the openness of the Green Belt. The proposal is therefore contrary to saved policy H15 of the Harrogate District Local Plan, policies SG4 and EQ2 of the Harrogate District Core Strategy DPD (adopted 11th February 2009) alongside guidance in the Council's House Extension and Garages Design Guide and the National Planning Policy Framework. 2 The scale of the proposed building lacks subservience in comparison with the host dwelling, a converted historic farm building. The proposal is therefore contrary to saved policy HD20 of the Harrogate District Local Plan, policy SG4 of the Harrogate District Core Strategy DPD (adopted 11th February 2009) alongside guidance in the Council's House Extension and Garages Design Guide and the National Planning Policy Framework.
Page 287
CASE NUMBER: 19/04372/DISCON WARD: Washburn CASE OFFICER: Francesca McGibbon DATE VALID: 01.11.2019 GRID REF: E 408539 TARGET DATE: 27.12.2019 N 450089 REVISED TARGET: DECISION DATE: 07.11.2019 APPLICATION NO: 6.128.28.M.DISCON
LOCATION: West Hall Farm Nesfield Ilkley North Yorkshire LS29 0BX
PROPOSAL: Approval of details required under conditions 9 (Bat Box) and 10 (Contamination) of planning permission 15/04851/FUL - Conversion of barn to form 2 dwellings (Site Area 0.04 ha).
APPLICANT: Mr Nick Harker
CONFIRMATION of discharge of condition(s)
INFORMATIVES
1 Condition 9: Development shall occur with strict accordance with the details submitted and approved by Harrogate Borough Council Principle Ecologist.
2 Condition 10: Development shall occur with strict accordance with the details submitted and approved by Harrogate Borough Council Environmental Health Officer.
CASE NUMBER: 19/04448/DISCON WARD: Washburn CASE OFFICER: Josh Arthur DATE VALID: 18.10.2019 GRID REF: E 428235 TARGET DATE: 13.12.2019 N 453220 REVISED TARGET: DECISION DATE: 22.11.2019 APPLICATION NO: 6.120.142.C.DISCON
Page 288 LOCATION: Land Comprising Field At 428235 453220 Beckwith Head Road Harrogate North Yorkshire
PROPOSAL: Approval of details required under conditions 4 (BREEAM Design Stage Certificate), 19 and 31 (Electric Vehicle Charging) of Planning Permission 18/03379/DVCMAJ- Part variation of Condition 11 (Offsite Highways Works) of Planning Permission 17/00094/OUTMAJ to allow rewording of condition.
APPLICANT: Vida Healthcare Ltd
CONFIRMATION of discharge of condition(s)
CASE NUMBER: 19/04795/OHLEXP WARD: Washburn CASE OFFICER: Josh Arthur DATE VALID: 14.11.2019 GRID REF: E 423690 TARGET DATE: 26.12.2019 N 449291 REVISED TARGET: DECISION DATE: 27.11.2019 APPLICATION NO: 6.133.OHLEXP
LOCATION: Adjacent To Gale Lane Stainburn North Yorkshire
PROPOSAL: Notification of installation of 1 pole.
APPLICANT: BT Openreach
Subject to NO OBJECTIONS
Page 289 CASE NUMBER: 19/04836/AMENDS WARD: Washburn CASE OFFICER: Gerard Walsh DATE VALID: 19.11.2019 GRID REF: E 412957 TARGET DATE: 17.12.2019 N 449293 REVISED TARGET: DECISION DATE: 27.11.2019 APPLICATION NO: 6.129.24.J.AMENDS
LOCATION: Former Middleton Hospital Carters Lane Ilkley LS29 0DQ
PROPOSAL: Non-material amendment to allow alteration of condition 8 (remediation scheme) of Planning Permission 16/04023/DVCMAJ- Variation of Conditions 11 and 12 of Planning Permission 14/03916/FULMAJ to allow for the 'Habitat and Woodland Management Plan', 'Construction Impact Assessment' and 'Nature Conservation Statement' without the references to specific dated documents.
APPLICANT: Halton Homes
APPROVED
CASE NUMBER: 19/01660/LB WARD: Wathvale CASE OFFICER: Emma Walsh DATE VALID: 14.06.2019 GRID REF: E 432518 TARGET DATE: 09.08.2019 N 477105 REVISED TARGET: 15.11.2019 DECISION DATE: 15.11.2019 APPLICATION NO: 6.13.2.H.LB
LOCATION: The Old Rectory Main Street Wath HG4 5ET
PROPOSAL: Listed building consent for the retention of replacement doors and dormer window, removal and insertion of partition walls, alterations to attic ceiling, formation of en suite, replacement floor and covering of fireplace.
APPLICANT: Mr Nick Falkingham
APPROVED subject to the following conditions:-
Page 290
1 The development hereby permitted shall be begun on or before six months from the date of this consent.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the following submitted drawings;
Proposed Floor Plans and Elevations; dwg no. 2570 (00)002 Rev A, received 13.11.2019. Proposed Replacement of front door; dwg no.102, received 13.11.2019. Existing and Proposed Replacement Yorkshire Sliding Sash; dwg no.103, received 13.11.2019. Existing and Proposed Glazing Sections; dwg no.101, received 13.11.2019. Proposed Fire Surround; dwg no. 2570 (PL) 07, received 13.11.2019. Design and Access Statement with Heritage Assessment; received 13.11.2019
Reasons for Conditions:-
1 To ensure compliance with Section 18 of the Planning (Listed Building and Conservation Area) Act 1990. 2 In order to ensure compliance with the approved drawings.
CASE NUMBER: 19/01810/DISCON WARD: Wathvale CASE OFFICER: Mike Parkes DATE VALID: 29.04.2019 GRID REF: E 438371 TARGET DATE: 24.06.2019 N 473369 REVISED TARGET: DECISION DATE: 29.11.2019 APPLICATION NO: 6.26.368.DISCON
LOCATION: Land Comprising Field At 438371 473369 Topcliffe Road Dishforth North Yorkshire
PROPOSAL: Approval of details required under conditions 7 (Parking/Storage details), 18 (Highway details) and 20 (Acoustic Treatment) of planning permission 17/04059/FULMAJ - Erection of 56 dwellings, associated garaging, walls and fences installation of railings and gates and formation of associated access, hardstanding, landscaping and bin store.
APPLICANT: Newett Homes
CONFIRMATION of discharge of condition(s)
Page 291
1 This decision relates solely to the respective approval of details and compliance with remainder of the conditions is necessary.
Reasons for Conditions:-
1 For the avoidance of doubt and to safeguard the rights of control of the Local Planning Authority.
CASE NUMBER: 19/02789/FUL WARD: Wathvale CASE OFFICER: Michelle Stephenson DATE VALID: 22.07.2019 GRID REF: E 438236 TARGET DATE: 16.09.2019 N 472888 REVISED TARGET: 15.11.2019 DECISION DATE: 14.11.2019 APPLICATION NO: 6.26.376.FUL
LOCATION: Rose Cottage Dishforth Thirsk North Yorkshire YO7 3JU
PROPOSAL: Conversion of store and stable to form ancillary living accommodation. Works to include single storey extension, installation of 3no. roof lights and alterations to fenestration (revised scheme).
APPLICANT: Mr And Mrs A Brophy
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 14.11.2022.
2 The development hereby approved must be carried out in strict accordance with the details within the application form and the following amended plans and drawings: Block Plan as Proposed (Dwg no. 3080/02.2), received 28 June 2019. Proposed Ground Floor Plans and Elevations (Dwg no. 3080/02 REV E), received 24 October 2019.
3 The converted store/stable hereby permitted shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as Rose Cottage.
Page 292 4 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 by competent persons and a written report of the findings must be produced and approved in writing by the Local Planning Authority.
Where remediation is necessary a 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 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.
5 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions, roof lights or windows other than any expressly authorised by this permission shall be erected/inserted without the grant of further specific planning permission from the local planning authority.
6 The rooflight(s) hereby permitted shall be non-opening (excluding the roof light serving the bathroom) and of the conservation type with a black steel frame and central glazing bar, have recessed installation so that the rooflight sits flush with the roof covering and does not project above this line.
7 The existing window in the rear (north-west) elevation, as indicated in drawing no. 3080/02 REV E, shall be fully removed and the external wall made good prior to the first occupation of the development hereby permitted.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and to ensure compliance with the approved drawings. 3 To ensure the proposed use remains ancillary to the principle use on the site. The use may otherwise give cause for objection. 4 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. 5 In order to protect visual and residential amenity.
Page 293 6 To protect the visual and residential amenities of the occupants of the neighbouring property and amenity space to the north, in view of the proximity of the roof lights to the boundary, in accordance with policies SG4 of the Core Strategy, saved policies H15 and HD20 of the Local Plan, policy HP4 of the Emerging Local Plan. 7 To protect the residential amenities of the occupants of the neighbouring property and amenity space to the north, in view of the proximity of the roof lights to the boundary, in accordance with policies SG4 of the Core Strategy, saved policies H15 and HD20 of the Local Plan, policy HP4 of the Emerging Local Plan.
CASE NUMBER: 19/03627/FUL WARD: Wathvale CASE OFFICER: Arthama Lakhanpall DATE VALID: 19.09.2019 GRID REF: E 437157 TARGET DATE: 14.11.2019 N 475348 REVISED TARGET: DECISION DATE: 13.11.2019 APPLICATION NO: 6.22.42.FUL
LOCATION: Kilburn House The Fold Yard Sleights Lane Rainton Thirsk North Yorkshire YO7 3PH
PROPOSAL: Installation of replacement door and french door to replace existing window.
APPLICANT: Mrs Hannah Dickie
4 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 13.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details, as modified by the conditions of this consent:
Proposed Floor Plan - received 19 September 2019 Proposed Elevation Plans - received 10 September 2019
3 All new doors and windows shall be set back a minimum of 75-100mm from the external face of the walls to form reveals.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990.
Page 294 2 In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity.
CASE NUMBER: 19/03798/REM WARD: Wathvale CASE OFFICER: Andy Hough DATE VALID: 25.09.2019 GRID REF: E 433820 TARGET DATE: 20.11.2019 N 471392 REVISED TARGET: 27.11.2019 DECISION DATE: 26.11.2019 APPLICATION NO: 6.33.61.C.REM
LOCATION: Land Comprising Field At 433869 471319 Back Lane Copt Hewick North Yorkshire
PROPOSAL: Reserved matters application for the Erection of 5 no. dwellings (Appearance, Landscaping and Scale considered) under Outline Permission 16/04604/OUT. Approval is also sought for the diversion of a public footpath (15.27/2/1) that crosses the site. (Revised scheme)
APPLICANT: Burridge Homes Ltd
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 approved shall be carried out in accordance with the submitted plans as amended by other conditions of consent:
Location Plan Dwg No. 3830-PD-00 Revision B
Proposed Site Layout Plan DWG No. 3830-PD-08 Revision D
Plots 1 and 2 Floor Plans Dwg No 3830-PD-04 Revision A Plots 1 and 2 Elevations Dwg No 3830-PD-05 Revision B
Plots 3 and 4 Floor Plans Dwg No 3830-PD-02 Revision A Plots 3 and 4 Elevations Dwg No 3830-PD-03 Revision B
Plot 5 Floor Plans Dwg No. 3830-PD-06 Revision C Plot 5 Elevations Dwg No. 3830-PD-07 Revision C
Page 295
Proposed Street Scene and Site Section Dwg No. 3830-PD-09 Revision C
3 The proposed front stone retaining wall to the front of plot 5 must not exceed 1m in height measured in height from the Back Lane Road frontage unless the express consent of the Local Planning Authority has at first been obtained.
4 The first floor window to the eastern elevation of Plot 5 shall be glazed with obscure glass and thereafter retained as such for the lifetime of the development.
5 For the avoidance of doubt the drainage strategy submitted as part of the application has not been authorised. The conditions attached to the outline consent approved under 16/04604/OUT remain extant and require separate discharge.
Reasons for Conditions:-
1 To safeguard the rights of control by the Local Planning Authority in respect of the reserved matters. 2 In order to ensure compliance with the approved drawings. 3 For the avoidance of doubt as under the provision of The Town and Country Planning (General Permitted Development) (England) Order 2015 As amended from 25 May 2019 a wall fronting the highway would require planning consent if it exceeded 1 metre in height. 4 In the interests of residential amenity 5 For the avoidance of doubt and to ensure satisfactory drainage of the site.
INFORMATIVES
1 This development is subject to a Planning Obligation made under Section 106 of the Town and Country Planning Act 1990.
CASE NUMBER: 19/03905/REM WARD: Wathvale CASE OFFICER: Gillian Pinna-Morrell DATE VALID: 13.09.2019 GRID REF: E 438093 TARGET DATE: 08.11.2019 N 473241 REVISED TARGET: 22.11.2019 DECISION DATE: 21.11.2019 APPLICATION NO: 6.26.122.J.REM
LOCATION: Ivy Holme Dishforth Village Dishforth YO7 3LR
PROPOSAL: Reserved Matters application for the erection of 1 no. dwelling with appearance, landscaping, layout and scale considered under Outline Permission 16/04614/OUT.
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APPLICANT: Mr & Mrs APPLETON
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 22.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following drawings:
Proposed Site Plan and Landscaping: Drawing Number A6-2G. Proposed Plans and Elevations: Drawing Number A6-3E.
3 No development of a building shall take place until samples of the external roof and wall facing materials have been submitted to and approved by the local planning authority in writing. The relevant works shall be carried out in accordance with the approved sample details prior to the occupation of the development and thereafter maintained.
4 The first bathroom windows hereby permitted in the side elevation facing Glebe Cottage shall be obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent and that level of glazing shall thereafter be retained.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity and to safeguard the character and appearance of the area. 4 In the interests of privacy and residential amenity.
CASE NUMBER: 19/03977/TPO WARD: Wathvale CASE OFFICER: Katie Lois DATE VALID: 23.09.2019 GRID REF: E 433791 TARGET DATE: 18.11.2019 N 471251 REVISED TARGET: DECISION DATE: 15.11.2019 APPLICATION NO: 6.33.5.B.TPO
LOCATION: Rowan House Luncarr Lane Copt Hewick Ripon North Yorkshire HG4 5FE
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PROPOSAL: Felling of 4 Ash trees within G1 of Tree Preservation Order 38/2015.
APPLICANT: Mrs Carmel Dutton
REFUSED. Reason(s) for refusal:-
1 The proposed felling of 4 no. Ash trees would alter the natural tree form and given the contribution the trees make to the character and appearance of the area, the proposal works would have a detrimental impact on the visual amenity of the locality contrary to National Planning Policy Framework and Policy EQ2 of the Core Strategy. 2 No technical justification which outweighs the amenity value of the tree has been submitted to justify the proposed works. This would conflict with guidance National Planning Policy Framework, Saved Policy HD13 of the Local Plan and Policy EQ2 of the Core Strategy.
CASE NUMBER: 19/04107/AMENDS WARD: Wathvale CASE OFFICER: Alex Robinson DATE VALID: 26.09.2019 GRID REF: E 437948 TARGET DATE: 24.10.2019 N 473272 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.26.261.E.AMENDS
LOCATION: West Grange Back Lane Dishforth North Yorkshire YO7 3LH
PROPOSAL: Non-material amendment of condition 2 to allow for occupation of dwellings approved in planning permission 18/02046/REMMAJ prior to implementation of the consented footpath scheme of planning application 18/01452/FUL - Formation of pedestrian footway.
APPLICANT: Strata Homes
APPROVED subject to the following conditions:-
1 1 The development hereby permitted shall be begun on or before 06.07.2021.
2 The consented footpath scheme shall be implemented and brought into use on either: completion of the construction of the final dwelling, or prior to the occupation of the final dwelling (whichever is the sooner); for the adjacent site under reserved
Page 298 matters 18/02046/REMMAJ approved at committee on 03.07.2018.
3 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details shown on Drawing number P17-2466.038 Pedestrian Footway Extension.
4 Prior to construction of the approved footpath, details of the following elements shall be submitted to and approved in writing with the Local Planning Authority: a) surface treatment b) landscaping treatment c) boundary treatments d) pedestrian safety barrier
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 In the interests of pedestrian safety. 3 In order to ensure compliance with the approved drawings. 4 In the interests of visual amenity and pedestrian safety.
CASE NUMBER: 19/04156/HEDGE WARD: Wathvale CASE OFFICER: Katie Lois DATE VALID: 01.10.2019 GRID REF: E 428685 TARGET DATE: 12.11.2019 N 476390 REVISED TARGET: DECISION DATE: 12.11.2019 APPLICATION NO: 6.12.19.L.HEDGE
LOCATION: Lightwater Farm North Stainley Ripon North Yorkshire HG4 3HT
PROPOSAL: Removal of 300m of hedgerow
APPLICANT: Lightwater Farms Ltd
APPROVED subject to the following conditions:-
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INFORMATIVES
1 Any removal of the hedge should be undertaken outside of the main birds nesting season (March to August inclusively). Wild birds are protected whilst nesting under the Wildlife & Countryside Act 1981. Reasonable precautions to avoid an offence being committed would be to remove this section of hedgerow outside of the main birds nesting season (i.e. not March-August inclusively) or to remove it only after a check, undertaken by a suitably qualified ecologist within 48 hours of the commencement of works, which determines that no actively nesting birds would be disturbed.
2 Hedgerows are valuable for wildlife and may help to reduce soil erosion. They are a UK and Harrogate District biodiversity action plan priority habitat. Taking the opportunity to gap up existing hedgerows or the provision of a new hedge elsewhere in order to compensate for the loss of this one would represent good agricultural stewardship of the land.
CASE NUMBER: 19/04248/FUL WARD: Wathvale CASE OFFICER: Emma Walsh DATE VALID: 04.10.2019 GRID REF: E 428657 TARGET DATE: 29.11.2019 N 477128 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.12.100.B.FUL
LOCATION: 6 The Shepherdies North Stainley Ripon North Yorkshire HG4 3HU
PROPOSAL: Erection of single storey wraparound extension (Revised Scheme)
APPLICANT: Mr And Mrs A Mathieson
APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 14.11.2022.
2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details: Location Plan - received 04.10.2019 Proposed Floor Plans; Drwg. No 03D, received 04.10.2019 Proposed Elevations; Drwg No. 04B, received 04.10.2019
3 The external materials used in the construction of the extension hereby approved shall match the external materials of the host dwelling to the satisfaction of the Local
Page 300 Planning Authority.
4 The colour of render to the extension hereby permitted, shall match the colour render of the host dwelling to the satisfaction of the Local Planning Authority.
5 Fenestration to the south side elevation of the development hereby approved shall be obscure glazed to level 3 or higher of the Pilkington scale of privacy or equivalent. That level of obscure glazing shall be retained throughout the life of the development.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details. 3 In the interests of visual amenity. 4 In the interests of visual amenity. 5 In the interest of safeguarding visual amenity.
CASE NUMBER: 19/04343/FUL WARD: Wathvale CASE OFFICER: Emma Walsh DATE VALID: 15.10.2019 GRID REF: E 436672 TARGET DATE: 10.12.2019 N 476905 REVISED TARGET: DECISION DATE: 28.11.2019 APPLICATION NO: 6.11.101.A.FUL
LOCATION: 1 Kirk Lea Wide Howe Lane Baldersby St James YO7 4PX
PROPOSAL: Demolition of existing conservatory and erection of a two storey extension.
APPLICANT: A Fox
1 APPROVED subject to the following conditions:-
1 The development hereby permitted shall be begun on or before 28.11.2022.
2 The development hereby permitted shall be carried out in strict accordance with the following amended drawings submitted with the application;
Page 301 Proposed Site Plan; drawing no PL06 Rev A, received 14.11.2019. Proposed Ground Floor Plan; drawing no PL20 Rev A, received 14.11.2019. Proposed First Floor Plan; drawing no PL21 Rev A, received 14.11.2019. Proposed Roof Plan; drawing no PL22 Rev A, received 14.11.2019. Proposed Elevations; drawing no PL25 Rev A, received 14.11.2019.
3 Except where explicitly stated within the submitted details, the external materials of the extensions hereby approved shall match the existing to the satisfaction of the Local Planning Authority.
Reasons for Conditions:-
1 To ensure compliance with Sections 91-94 of the Town and Country Planning Act 1990. 2 For the avoidance of doubt and in the interests of proper planning. 3 In the interests of visual amenity.
CASE NUMBER: 19/04371/OHLEXP WARD: Wathvale CASE OFFICER: Katie Lois DATE VALID: 14.10.2019 GRID REF: E 436493 TARGET DATE: 25.11.2019 N 476915 REVISED TARGET: DECISION DATE: 07.11.2019 APPLICATION NO: 6.011.104.A.OHLEXP
LOCATION: Hawthorn House Wide Howe Lane Baldersby St James Thirsk North Yorkshire YO7 4PT
PROPOSAL: Notification of replacing existing pole with new steel pole.
APPLICANT: Northern Powergrid (North East) Ltd
Subject to NO OBJECTIONS
1 The District/Borough Council/Authority: Harrogate Borough Council
(i) does not object for the proposed development detailed above to be undertaken under the exemptions laid down in the Overhead Lines (Exemption)(England and Wales) Regulations 2009.
(ii) does not wish the Secretary of State to consider the application using the full
Page 302 section 37 process under the Electricity Act 1989.
CASE NUMBER: 19/04403/DISCON WARD: Wathvale CASE OFFICER: Katie Lois DATE VALID: 16.10.2019 GRID REF: E TARGET DATE: 11.12.2019 N REVISED TARGET: DECISION DATE: 29.11.2019 APPLICATION NO: 6.26.378.DISCON
LOCATION: Land Comprising Field At 438046 473090 Back Lane Dishforth North Yorkshire
PROPOSAL: Approval of details required under conditions 5 (Highways Details), 7 (Contractors Method Statement), 8 (Site Setup Layout), 9 and 10 (Site Investigation) and 11 (Civil Engineers Drainage Design and Calculations) of planning permission 17/01573/OUT - Erection of upto no. 5 dwellings with access considered.
APPLICANT: Robinson Developments (Roxholme) Limited
CONFIRMATION of discharge of condition(s)
INFORMATIVES
1 Condition 5: The submitted Footway and Kerbing Layout & Standing Detail received on 16.10.2019 meets the requirements of this condition.
2 Condition 7: The submitted Method Statement received on 16.10.2019 meets the requirements of this condition.
3 Condition 8: The submitted Method Statement received on 16.10.2019 meets the requirements of this condition.
Page 303 4 Condition 9: The submitted Written Scheme of Investigation prepared by York Archaeological Trust received on 13.11.2019 meets the requirements of this condition.
5 Condition 10: The submitted Written Scheme of Investigation is acceptable but condition 10 must remain active until the works are implemented and appropriately reported on and archived.
6 Condition 11: The submitted drawing 4784-01 revision B, dated 10.10.2019 received on 16.10.2019 meets the requirements of this condition.
CASE NUMBER: 19/04479/AMENDS WARD: Wathvale CASE OFFICER: Alex Robinson DATE VALID: 22.10.2019 GRID REF: E 437672 TARGET DATE: 19.11.2019 N 472936 REVISED TARGET: DECISION DATE: 14.11.2019 APPLICATION NO: 6.26.261.C.AMENDS
LOCATION: Land Comprising Field At 437672 472936 Dishforth North Yorkshire
PROPOSAL: Non material amendment to allow amendments to the boundary treatments of planning permission 18/02046/REMMAJ - Reserved matters application for the Erection of 72 dwellings; Formation of school approach road and car park (Appearance, Landscaping, Layout and Scale considered) under Outline Permission 16/04981/OUTMAJ. (Revised Scheme)
APPLICANT: Strata Homes
APPROVED subject to the following conditions:-
INFORMATIVES
1 Any changes approved as part of this NMA are limited to the cut back of vegetation and boundary treatment changes as set out in this report.
The landscaping plans P17-2466.034 and P17-2466.033 submitted with this NMA application are for information and do not form part of the NMA approval. The approval of landscaping details is dealt with via the discharge of conditions associated with the outline and reserved matters approvals for this site.
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CASE NUMBER: 19/04501/DISCON WARD: Wathvale CASE OFFICER: Katie Lois DATE VALID: 23.10.2019 GRID REF: E 438046 TARGET DATE: 18.12.2019 N 473090 REVISED TARGET: DECISION DATE: 27.11.2019 APPLICATION NO: 6.26.378.DISCON
LOCATION: Land Comprising Field At 438046 473090 Back Lane Dishforth North Yorkshire
PROPOSAL: Approval of details required under condition 3 (materials) of Planning Permission 18/04476/REM- Reserved matters application for the Erection of 5 no. dwellings (Appearance, Landscaping, Layout and Scale considered) under Outline Permission 17/01573/OUT.
APPLICANT: Robinson Developments (Roxholme) Limited
CONFIRMATION of discharge of condition(s)
INFORMATIVES
1 Only the approved Terca Jewel Multi bricks and Neopantile roof tile in Sandtoft are to be utilised in the development.
HARROGATE BOROUGH COUNCIL
PLANNING COMMITTEE
LIST OF APPLICATIONS DETERMINED BY THE SOLICITOR TO THE COUNCIL AFTER CONSULTATION WITH THE CHIEF PLANNER
CASE NUMBER: 19/03649/AMENDS WARD: Falls Within 2 Or More CASE OFFICER: Mark Williams DATE VALID: 28.08.2019 GRID REF: E 436488 TARGET DATE: 25.09.2019 N 456903 REVISED TARGET: DECISION DATE: 07.11.2019 APPLICATION NO: 6.500.273.E.AMENDS
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LOCATION: Manse Farm York Road To Riverslea And Manse Knaresborough HG5 0SP
PROPOSAL: Non -material amendment for plot substitution (change of house type) of Planning Permission 17/05491/REMMAJ -Reserved matters application (layout, scale, appearance and landscaping) for erection of 600 dwellings including laying out of open space, landscaping and access roads, approved under outline planning permission Ref 13/00535/EIAMAJ.
APPLICANT: Linden Homes West Yorkshire
APPROVED
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