C/48/615B Committee Date: 25/08/2020 Location: Langcliffe Quarry, Settle

Yorkshire Dales National Park Authority

Application Code: C/48/615B Committee Date: 25/08/2020 Location: Langcliffe Quarry, Settle

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FOR REFERENCE PURPOSES ONLY. NO FURTHER COPIES TO BE MADE

Application No: C/48/615B

District: Craven

Parish: Langcliffe

Applicant's Name: Craven District Council

Grid Ref: SD82396622

Received by YDNP: 03/06/2020 Officer: Katherine Wood

PROPOSAL: full planning permission for proposed refurbishment of existing barn, part demolition of existing building and new development of B1, B2 and B8 uses together with ancillary car parking and landscaping

LOCATION: Langcliffe Quarry, Settle

CONSULTEES Langcliffe PC Council resolved to approve the application. Stainforth PC None received. Highways North There are no local highway authority objections to the Yorkshire proposed development. The access is existing with well over the required 2m x 45m visibilty. Parking and turning is in required limits within the site. Chief Technical Officer All work is to be carried out, to ensure compliance with the Building Regulations 2010. CEHO Craven No objections subject to conditions requiring; - further investigation in to the potential for contamination within the site, including a Phase I desk based report and, if required a Phase II intrusive site investigation report, - limited construction hours to minimise disruption, - the submission of a dust management plan to control the generation of dust during construction, - follow the recommendations as shown in the submitted Flood Risk Assessment. Fire & Rescue Service No objections. Environment Agency - No objection. Advice provided relating to non-mains for All areas drainage and the potential for contamination. United Utilities Water No objections subject to conditions relating to; Ltd - surface water drainage, to be carried out according to the flood risk assessment and drainage management strategy - foul water to be drained on separate systems, - management and maintenance of sustainable drainage systems, An informative relating to obtaining a water supply is also recommended. C/48/615B 25 Aug 2020 Schedule No:3 Yorkshire Water Water Supply Services Ltd A water supply can be provided under the terms of the Water Industry Act, 1991. Waste Water Please refer to United Utilities (North West Water). North Yorkshire County None received. Council Historic England The proposed development is located with the ‘Craven and Murgatroyd lime works 400m north east of Langcliffe Mill’ Scheduled Monument. Historic England considers that the proposed development is well thought-out, and designed to reference the history of the site and to enhance the industrial feel of the monument. It will also secure the sustainable management of the monument, the detail of which must be laid-out in a Management Plan. On the basis of the information submitted, Historic England supports the application (full comments can be viewed via the extranet). Network Rail Network Rail has placed a holding objection on this application on the basis that part of the site was shown to be Network Rail land and they expressed concerns regarding the potential for flooding affecting the trackway. The proposal has been amended to omit the Network Rail land and the drainage engineers have confirmed that sustainable surface water drainage will be incorporated into the proposed development. Network Rail has been reconsulted on this but has not responded. Network Rail has also recommended that conditions are imposed relating to excavations and vehicle safety protection measures along the boundary. Natural England This application does not appear to have carried out any form of landscape assessment. This development is within the Yorkshire Dales National Park and should take into account the landscape impact of the proposal, if this is the case then before Natural England are able to proceed any further with the consultation a Landscape and Visual Impact Assessment is required. This should include a photomontage of the proposed development in a winter setting, with a map to demonstrate where the photographs were taken from. We refer you to the Landscape Institute Guidelines for Landscape and Visual Impact Assessment for further guidance. Harrogate Police Station The recommendations below provides a summary of the issues relating to Designing Out Crime, which should be addressed prior to planning permission being granted, in order to ensure that the development provides a safe and secure environment for all users; C/48/615B 25 Aug 2020 Schedule No:3 - introduction of clear signage to show route of Public Right of Way (PRoW) - re-locating of cycle parking currently near to Unit 11 - introduction of physical barrier between PRoW and parking area - consider introduction of formal surveillance to car park near to aggregate store - provision of security lighting to each unit - provision of appropriate lighting to internal routes and car parks Wildlife Conservation In summary; Officer Impact on European Protected Species (EPS) and Priority Habitats - So long as the applicants can demonstrate (a) no harm to populations of EPS (to be established by results from bat activity surveys) and (b) realistic feasibility of creating replacement OMHPDL Priority Habitat, I would conclude that the proposals are not contrary to Local Plan Policy W1 provided the mitigation and compensation measures discussed above are secured.

Biodiversity enhancement - a clear distinction must be made when negotiating the S106 between measures required to mitigate or compensate for loss and that which is required in order to enhance wildlife proportionately. Although there are still matters to be negotiated/decided about the proportionate enhancement to be obtained, I do not think it is demonstrable that the proposal is contrary to Policy W2. Trees & Woodlands In summary, the Trees and Woodlands Officer has commented that; - there has been significant tree and vegetation removal which was been agreed through the S211 notification and through that process we agreed for some tree groups and trees to be retained. Those tree groups should still be retained and shown as such on a comprehensive landscaping plan, - an arboricultural method statement should also be submitted which would show the RPAs of the retained trees overlain on the plan, position and specification of protective fencing, any ground protection needed. This will dictate the ground surfacing. - there will need to be a comprehensive landscape plan for the site which should include a greater level of plantinng than currently shown. - due to bat activity/ vulnerability the landscaping should strengthen and thicken up tree cover around the north end of the depot site, thickening up of the existing trees and vegetated areas around the edges of the new parking area on the quarry floor and new aggregate store, plant north of the rebuilt stone building south

C/48/615B 25 Aug 2020 Schedule No:3 west of Hoffman kiln and the banking along the far side (west side) of Hoffman kiln, - a biodiversity enhancement plan is required. Senior Historic Recommendations on the scale and position of Environment Officer buildings, the retention of the siding wall, retention of the link building, agreement to the replacement of the two-storey stone office/canteen and the need for a conservation management plan for the kiln, weigh house and perimeter wall. Area Ranger The proposed development directly affects the (Lancashire, definitive line of the public footpath which crosses the Ribblesdale & development site. The public footpath needs to either Malhamdale) be diverted or extinguished prior to works being started. PUBLIC RESPONSES

Six letters of objection and 2 letters of support have been received, including letters of objection from North Craven Heritage Trust, Friends of the Dales and Yorkshire Wildlife Trust.

In summary the objections comment on the following; - the lack of assessment submitted with the original application, specifically relating to the historic environment and to ecology - the potential for flooding - the increase in traffic crossing the public footpath - the application should include better cycling infrastructure - the impact on the kiln from visitors - the development is too large/overdevelopment - there needs to be renewable energy - problems from aggregate store use.

The two letters of support (note that one is from a Craven DC Councillor) comment on; - the benefit to providing for small business units - sympathetic to the history of the site and surrounding area and the future needs of the community. RELEVANT PLANNING POLICIES W1(15) - Wildlife sites, species and networks W2(15) - Biodiversity enhancement W3(15) - Protecting trees, hedgerows and walls BE1(15) - Business development sites CC2(15) - Flood risk SP1(15) - Presumption in favour of Sustainable Development SP2(15) - National Park Purposes SP3(15) - Spatial Strategy SP4(15) - Development Quality OFFICER OBSERVATIONS

C/48/615B 25 Aug 2020 Schedule No:3 REASON FOR COMMITTEE CONSIDERATION This application is reported to Committee as in the opinion of the Head of Development Management it is in the best interests of the National Park Authority that the application is considered by the Committee.

APPLICATION SITE The application relates to Langcliffe Quarry, a redundant limestone quarry and the former Stainforth sidings serving the Craven Limeworks. Key features of the Craven Limeworks are the Hoffmann kiln (a continuous burning horizontal lime kiln), the bases of two later vertical steel ‘Spencer’ lime kilns, the site of the Stainforth Sidings, associated offices and workshops and a complex of tramways including a tunnel and an inclined plane. The site and surrounding structures lie within the Craven and Murgatroyd Limeworks Scheduled Ancient Monument (NHLE 1020888) and the Settle-Carlisle Railway Conservation Area.

The development is primarily concentrated within the area to the south of the Hoffmann Kiln, in an area occupied by buildings associated with the former limeworks and the Stainforth Sidings, which were used to transport coal and lime to and from the adjacent Settle Carlisle line. This area was later used as a civic amenity and waste transfer site.

For ease of reference the site is split into two areas. The northern section is currently occupied by three stone buildings; a two-storey former office/canteen (late 19th century), a single storey workshop (early 20th century) and a larger two-storey workshop (late 19th century). Attached to the larger stone workshop is Craven Cottage, a late 19th century dwelling in separate ownership and occupied. The southern section is currently occupied by a red brick single storey building (late 19th/early 20th century) and two modern council depot buildings (late 20th century). The former siding wall remains to an extent to the very south of the site. Until this year, the site has been surrounded by and contained many trees, several self seeded next to the buildings and within abandoned waste material. Several of these trees are in the process of being removed.

The application also relates to an area currently used as a visitor car park and part of the former quarry floor, to the east of the Hoffmann Kiln. The car park is a tarmac area, surrounded by modern earth and aggregate bunds. The quarry ceased operation in the 1930s, and was then used as a landfill site until it was closed in 1993 and capped and restored to grassland. The former quarry areas to the east now comprise of Ash woodland on the western facing slopes.

The site is accessed via a tarmac road from the Stainforth Road (B6479) approximately 1 mile north of Settle. The access road proceeds under the Settle-to Carlisle Railway line, which borders the site to the west. Opposite the access is the former Langcliffe Mill, now Fairhurst’s Stoneyard.

PROPOSAL This application seeks full planning permission for the redevelopment of the site to form industrial units, offices and workshops, including two new buildings to form B2/B8 use (General industrial/Storage and distribution), four new buildings for B1 use (business) and the conversion of two existing buildings the two stone workshops to B1 use. The northern section of the site is proposed to be developed using high quality materials to respect the retained historic buildings within this part of the site and in recognition of the proximity to the Hoffmann Kiln. The southern section of the site will have a more contemporary industrial style.

C/48/615B 25 Aug 2020 Schedule No:3 It is proposed to develop the existing car park area to a separate B2/B8 depot with a single- storey workshop and store. Within the former quarry floor area it is proposed to provide a 28 space car park to provide for some of the staff car parking and for visitors to the limeworks.

The application has been submitted by Craven District Council, who own the site and wider Langcliffe quarry ‘estate’. They have stated that due to the site being heavily constrained, the development is only viable through external funding including European Development Funding and the Yorkshire Economic Partnership. Craven DC has confirmed that they have to make a meaningful start on site by the 1st September 2020 in order to benefit from this funding. As a result there is a separate planning application for the demolition of one of the modern buildings on the site running parallel to this application (C/48/615C). If approved, this means the applicant can commence development on site. However, in order to secure the funding, they will also need a degree of certainty that planning permission is likely to be granted for the redevelopment of the site. The applicants received comprehensive pre-application advice from this Authority which advised on a number of surveys and assessments required to support a formal planning application. Due to Covid-19 several of these assessments have been delayed and have either been submitted after validation or are due to be submitted before the Planning Committee meeting. However, due to the strict time constraints placed upon the applicant in order to secure funding, the application has been brought before Members in anticipation that many of the outstanding matters can be resolved before the meeting or delegated to officers to conclude.

RELEVANT PLANNING HISTORY C/48/41-41J – Various planning permissions for the landfill and waster transfer sites 1981- 2000. C/48/615 - full planning permission for interpretive public access within the site including use of existing hardstanding as car parking area – permission granted on the 15th March 2000. C/48/615A - full planning permission for redevelopment of Langcliffe Quarry as a centre for education and training, with B1 workspace, car parking, ancillary services and facilities – withdrawn on the 23rd October 2013.

KEY ISSUES: - principle of the development - impact on the historic environment - impact on landscape - ecology - trees - impact on neighbours - wider site management - contamination - flooding - parish council comments

PRINCIPLE OF THE DEVELOPMENT Other than the former quarry floor and part of the site adjacent to the Kiln, the site identified is classed as an allocated opportunity site for business development within policy BE1 of the adopted Local Plan (2015-2030). Proposals for business development on the site will therefore be permitted in accordance with the list of acceptable uses and development constraints in Appendix 3 of the Local Plan. The acceptable uses for the site C/48/615B 25 Aug 2020 Schedule No:3 are B1, B2, B8, C1, C2 (as defined in the Use Classes Order 1987) and live/work. The uses proposed include a mix of B1, B2 and B8 for the purposes of applying Policy BE1 and as such would be acceptable in principle subject to considering the impact of the proposal in detail. Appendix 3 of the Local Plan includes a development brief which sets out the general development constraints and opportunities. The brief gives an indication of the extent and scale of the development that is likely to be acceptable.

Part of the area to be used falls outside of the allocated site and currently contains three stone buildings, a two-storey former office and canteen and two single-storey storage sheds. It is now proposed to demolish the two-storey stone building and replace with a new stone-clad building and retain the single-storey buildings. The replacement of the two- storey stone building would not strictly meet the requirements of Policy BE1, however, the applicants have put forward a justification for its replacement which is considered below.

The former quarry floor also falls outside of the allocated site and as such, this aspect of the proposal would not meet policy BE1. However, no buildings are proposed here and there are potentially benefits from developing the former quarry floor in part, in order to secure a more viable development whilst protecting the condition and setting of the historic structures at the site. There are, however, ecological considerations which are referred to later in this report.

IMPACT ON THE HISTORIC ENVIRONMENT The Craven Limeworks complex is designated both as a Scheduled Monument (NHLE 1020888), and as part of the Settle-Carlisle Railway Conservation Area. The complex is also a site of wider botanical and wildlife interest, and is exceptionally important as a location for interpreting industrial heritage. The National Park Authority has maintained an interpretative trail around the complex for many years, undertakes practical conservation works, and has ongoing input into managing the key industrial structures onsite.

Section 72 of the Town & Country Listed Building & Conservation Areas Act 1990 requires that the Local Planning Authority pays special attention to the desirability of preserving or enhancing the character or appearance of that area.

Policy L1 of the Yorkshire Dales Local Plan (2015-2030) requires developments affecting designated heritage assets to conserve or enhance the asset’s significance.

With regard to the historic environment, there are several relevant aspects to consider; impact on archaeological remains within the site, design and layout of the proposed development and; the long term impact and benefits to the surrounding Scheduled Monument (see section ‘Wider site management’ later in this report).

Archaeological remains The majority of the proposed new buildings are within an area of the site that was chiefly occupied by sidings linking the complex to the Settle-Carlisle railway. A previous archaeological evaluation of the sidings area slightly to the north, and in front of the Hoffmann Kiln, showed relatively good survival of below ground archaeological remains. As such there is high potential for below ground remains in the proposed development area, although the more recent use of part of the site as a waste transfer centre may have compromised some remains. However, assuming the remains comprise sidings and perhaps the footings of small lineside buildings, the significance of these is not likely to be of a level that would preclude development. A full development proposal should normally be informed by an archaeological evaluation of the below ground remains within the C/48/615B 25 Aug 2020 Schedule No:3 projected development area. However, a pre-commencement condition could be considered which requires the prior excavation and recording of areas that are likely to be more sensitive, such as the former chimney, hut bases, platform edge etc. It is also understood that a separate application for Scheduled Monument Consent is being considered by Historic England for any works proposed to the Scheduled Monument.

Design and Layout The site development brief in the Local Plan states that the scale of any new development needs to be subservient to the nineteenth century structures, and should continue to respect the linear arrangement of the sidings, retaining the visual link to the Settle-Carlisle Railway. Views into and across the site, whether public or private, to key features, particularly the kilns, need to be respected.

Following pre-application advice from this Authority and from Historic England, the site layout and buildings have been designed to reflect the former industrial use and the former sidings. As such the site has been laid out to ensure that sightlines are retained and enhanced of the former sidings. The centre of the site is therefore open and the former sidings are highlighted by the use of surfacing materials which pick out line of the former tramways. The remaining siding wall to the south of the site is to be reconstructed using gabion walls. However, there is a length of the original siding wall remaining, constructed from fire bricks and it has been recommended to the applicant that the existing facing be reused where it remains. The surfacing materials include stone setts (possibly ones currently left on the site from the when the site was a waster transfer site) and stone bonded resin, with concrete surfacing to the heavier industrial southern section.

The buildings have been positioned to maintain the sightlines through the site and are divided into two areas; the northern section of the site includes the existing traditional buildings to be retained or replaced. Two additional single-storey buildings are also proposed, which would be stone faced and have duel pitch roofs. The concept is to have a higher quality development reflecting the traditional industrial character of the former limeworks. This part of the site forms the immediate setting of the Hoffmann Kiln and, through the use of simple traditional materials and the modest scale of the new buildings, the area immediately south of the kiln will preserve the character of the area. The open area between the buildings will also form a public open space which can be used by staff and visitors, rather than vehicles.

The proposal includes the conversion of several existing stone buildings on the site (the former workshop attached to Craven Cottage and the single-storey building). These buildings are of traditional stone and slate construction, with a sheet roof to most of the workshop. The buildings have been subject to various alterations in the 20th century and have not been in use for some years. These buildings are to be repaired and minimally altered using the existing openings. The smaller workshop is linked to a further two-storey late 19th century building formerly offices and a canteen serving the limeworks. Whilst this building holds some historic significance as a former limeworks building and includes the remnants of an even earlier building, it is in a neglected condition and has been significantly altered in the 20th century, particularly the front elevation. The application seeks to replace the building with a new stone building of a similar size and construction. Whilst the building is reasonably structurally sound, the applicant has proposed to replace the building as a more viable option. The single-storey store linking this building to the retained workshop is currently proposed for removal. However, it has been recommended that the link building be retained and at the very least the main eastern wall is retained in a new linking structure. The applicants have indicated they can retain this building. C/48/615B 25 Aug 2020 Schedule No:3

The southern section of the site is proposed to have a more contemporary industrial scale and finish. Three larger buildings are proposed, including two 2-storey buildings and a single storey building. These buildings will be clad with blackened timber boarding and vertical standing seam grey metal cladding, with detailing in natural stone. The current proposal is for the two-storey buildings to be 8.2 metres to ridge. Units 1-3 are currently proposed to be positioned on top of the siding walling, raising the perceived height to 9.5 metres from the west. Amendments have been recommended to reduce the height and scale of these buildings, to reduce the height and length and reposition unit 1-3 further away from the siding wall. This will help to reduce the scale and dominance of these buildings within the site and within the wider landscape. The single-storey building has already been reduced from 6.7m to 5.5m in height. It is recommended this building is slightly reduced in length as it is likely to be a highly prominent building in the wider landscape. Such a reduction would also enable more compensatory planting along the western boundary (See landscaping below). The applicants have indicated they are willing to amend the proposal as recommended and amended plans are anticipated in advance of the Planning Committee meeting.

Car park and quarry floor There are no archaeological concerns with development of the car park or the quarry floor. The key heritage issue is the visual impact on the setting of the Hoffmann Kiln. The proposed depot/storage building will be relatively high at 5 metres to the ridge and will be positioned immediately to the east of the kiln, at a much higher level. There is a reasonable level of tree screening between the car park/quarry floor and the kiln. However, it is unclear how many of these trees can be retained and an arboricultural method statement has been requested (see trees below). The proposal also includes a timber staircase to enable access from the proposed car park in the quarry floor to the kiln and the site. Further detailshave been requested regarding this structure to ensure it does not physically or visually impact on the siding all or on trees.

Historic England comments Historic England has confirmed their support on heritage grounds and has stated that they consider the proposed development will have a beneficial impact on the nationally important designated heritage asset. They consider that the development will provide a sustainable management solution for the monument and are supportive of the additional tree planting and habitat creation. However, they have requested more information regarding a Management Plan for the monument, especially relating to the Hoffman Kiln and stated that a management plan must be developed in due course. (see section ‘Wider site management’ later in this report).

ECOLOGY Craven Limeworks is an ecologically diverse site comprising a mosaic of habitats associated with previously disturbed land including species-rich grassland, self-set woodland, buildings, scrub, ruderal vegetation and ephemeral/short perennial vegetation across hardstanding. There is a significant likelihood of bats being affected by this development. It is known that there are bat roosts in some of the abandoned and derelict buildings, and within some of the trees affected by this development and there are known bats roost in the Hoffmann Kiln and, therefore, their foraging and commuting routes could be affected by aspects of the proposals. Nesting birds could also be directly affected.

Policy W1 states that development proposals that would be likely to result in an adverse effect the population of a European protected species, the population of a UK priority C/48/615B 25 Aug 2020 Schedule No:3 species, the integrity of a ‘core’ habitat area or ‘stepping stone’ will only be permitted in exceptional circumstances. Following the submission of a reptile survey and a draft mitigation strategy for bats, the Authority’s Senior Wildlife Conservation Officer is satisfied that there will be no adverse impact on the local population of European protected species, subject to the conclusions of the bat emergence surveys to verify the draft bat mitigation strategy. These reports are due to be concluded prior to the Planning Committee meeting and an update will be provided at the meeting. No UK Priority Species are identified as being negatively affected to the extent that local populations are under threat .

Open Mosaic Habitats on Previously Developed Land (OMHPDL) is a UK Priority Habitat defined in 2010. According to the supporting ecological appraisal there is 1ha of this habitat within the application site, somewhat fragmented and of variable quality. 0.8ha of OMHPDL would be lost during the development and as such a negative impact on core/stepping stone habitat is anticipated. As such, in accordance with policy W1, for the exceptional circumstances test to be met, the applicants must be able to demonstrate that there is no less harmful option available having regard to advoiding adverse impacts altogether, minimising adverse impacts and mitigating residual impact and implementing compensatory measures where adequate mitigation measures are not possible.

In considering these tests, it is not possible to develop the allocated site whilst avoiding the habitat completely as the habitat covers an extensive area of the site allocated for development. The proposed development also represents the only credible proposal to have come forward to ensure the long term protection and management of both the scheduled Craven Limeworks and the wider habitats at the quarry. The negative direct impact on habitats within the site was anticipated to an extent when the site was allocated in the Local Plan. The proposed development is more extensive than the allocation, in that it includes part of the former quarry floor which also comprises OMHPL. In order to maximise the viability of the development within the site, car parking is to be provided within the quarry floor, to reduce the area of the business site taken up with parking and access. Providing a car park within the quarry floor area will enable it to be relatively screened, reducing the impact of parked cars on both the setting of the kiln and on the wider landscape. Providing visitor car parking separate to the main development will also ensure there is no conflict between visitors and the B2 industrial uses proposed. In mitigation of the impact, the applicants have reduced the area of parking in the quarry floor they originally proposed and they are proposing to retain and enhance the remaining OMHPL within the quarry floor. Finally, in compensation of the loss of the priority habitat, the draft ecological management plan pledges to create 1ha elsewhere within the quarry estate in order to compensate for the loss. If successful, this would theoretically produce a 20% net gain in area of the Priority Habitat. Clarification is required regarding where this habitat would be created given the other constraints limiting available land (such as trees and historical structures). However, subject to such clarification, the level of compensatory habitat creation would adequately compensate for the loss and the exceptional circumstances test as set out in policy W1 would be met. Members will be updated on this prior to the Planning Committee meeting.

Local Plan Policy W2 requires that new development that would have an impact on biodiversity will be required to make a proportionate on-site contribution to wildlife enhancement and large-scale development may be required to fund wildlife enhancement off-site, if it is considered that would make a better contribution to improving biodiversity than wholly onsite provision. The proposed habitat creation in compensation for the loss of habitat will go towards biodiversity enhancement only in so far as it proposes to increase the habitat by 20%. Furthermore, the applicants have confirmed their commitment to the C/48/615B 25 Aug 2020 Schedule No:3 wider ecological management plan which would include improvements to and management of the quarry woodland. It is therefore considered that there is likely to be adequate land available, both within the development site and the wider estate to provide sufficient biodiversity enhancement in accordance with policy W2 of the Local Plan. These measures can be secured through the proposed S106 agreement relating to the wider site management and conditions relating to the site.

TREES Until recently, the site was enclosed with a significant level of tree cover. Due to the poor condition of many of the trees, many of which were self seeded in waste materials or suffering Ash Dieback, several trees are in the process of being removed (as permitted by a Section 211 notice issued by this Authority in March 2020). Several more trees were to be retained, although a number of these have been shown for removal on the proposed site layout. It is unclear why they have been shown for removal and recommendations have been made to request their retention. In particular the removal of more trees along the western boundary, such as the mature Goat Willows, would significantly open up the site to views in the wider landscape. In compensation of the loss of the tree cover there have been extensive discussions with the applicants regarding the need to plant additional trees in the wider site. There is also a need to ensure that there is appropriate soft landscaping within the site and the site has a degree of screening from the open western boundary to soften the impact of the development when viewed in the wider valley. Recommendations have been made to the applicant regarding appropriate landscaping within the site. Whilst the detail of this landscaping can be agreed as part of a condition attached to any planning permission, the recommendations may also impact on the footprint of some of the buildings and as such, the agreement of the applicant will be required in principle to these recommendations, in accordance with policy W3 of the Local Plan.

Car park and quarry floor The car park and quarry floor area are visually distinct from the Hoffman Kiln by bunding and trees. It is unclear what the impact of the new depot building and stairs will have on the trees and an arboricultural method statement has been requested. Additional tree planting has also been recommended within this area to strengthen and thicken up existing planting. This should also help to mitigate the impact of the new depot and car park on the setting of the kiln.

The impact on the surrounding woodland outside of the development site is referred to separately in this report (see section ‘Wider site management’ later in this report).

IMPACT ON LANDSCAPE The site is elevated above the road and highly visible from the surrounding roads, footpaths and from the Settle-Carlisle Railway line immediately to the west of the site. The site has been well screened by trees along the western boundary, however, the removal of several trees will increase the visibility of the site. Natural England has requested a landscape and visual impact assessment be prepared by the applicant to demonstrate the impact of the proposal on the wider landscape. Although these should normally be carried out in winter months, given the timescales, the applicant has commissioned a landscape assessment and it is anticipated that this be submitted before the Committee meeting. Notwithstanding the conclusions of this assessment or any resultant comments from Natural England, it is considered that the scale and position of the larger industrial buildings would be prominent in the wider landscape as discussed above in the ‘design and layout’ section. Their prominence would be exacerbated by the loss of trees currently C/48/615B 25 Aug 2020 Schedule No:3 proposed. As such, recommendations have been made on both the scale and position of the buildings and on existing trees and proposed landscaping, in order to mitigate this impact and amendments are anticipated in response.

Light pollution In accordance with SP4(t) of the Local Plan, any development should not give rise to an unacceptable impact on the darkness of the night sky. The site has not operated for nearly 20 years and, other than the single dwelling on the site there have been no sources of external light emanating from the site. The site is also relatively isolated and elevated in the landscape. Therefore external lighting and lighting from within the buildings has the potential to adversely affect the dark night skies of the National Park, a ‘Special Quality’ of the National Park. A lighting assessment and plan has therefore been requested to avoid obtrusive lighting. An external lighting plan has been submitted in response to this recommendation, however, it does not include sufficient assessment of what lighting is needed and what standards are used to design the lighting scheme. It is also considered that the proposed lighting plan includes an excessive number of lights and the lights proposed would not be of a suitable specification due to the position, lumen levels and colour temperature proposed. As such further recommendations have been made in this respect. Recommendations have also been made regarding mitigating light spillage from the large areas of glazing proposed, particularly to those buildings facing west, and from car headlights.

IMPACT ON NEIGHBOURS Originally part of the former limeworks workshop building, Craven Cottage was converted to a separate dwelling in the 20th century, is within separate ownership and occupied. The redevelopment site completely surrounds the dwelling, which is positioned within the northern section. It is understood that the property was occupied as a dwelling when the waste transfer site was fully operational but there has been no significant use of the site for 20 years, other than visitors to the kiln. As such, any new development should ensure it respects the amenity of the occupants in accordance with SP4(n) of the Local Plan. The original submission proposed that all units 1-10 be B2/B8 general industrial and storage uses. B2 general industrial uses are those uses not normally acceptable in a residential context due to the potential impact on residential amenity. Craven District Council’s Environmental Health Officer advised that units 7-9 to the south of Craven Cottage and units 10-11 opposite the dwelling should not be B2 uses due to the proximity to the dwelling and the potential for harm to the occupant's amenity. The applicant has subsequently amended the proposal to change these two buildings to B1 business units. Whilst there will remain two B2/B8 use buildings to the south of the site, it is considered they are sufficiently separated from Craven Cottage to avoid adversely impacting on the amenity of residents. However, conditions may be required to ensure that particularly noisy activities are limited or contained within the buildings.

There is also a potential impact on the property from increased activity within the northern section of the site, from staff and visitors to the former limeworks. The limeworks are currently accessible to the public but numbers are likely to increase as a result of greater awareness and interpretation resulting from this development. It has been recommended that the applicant considers how increased visitor numbers will be managed throughout the site. However, it is anticipated that there will also be some benefit from introducing a direct route from the proposed car park to the kiln via wooden steps, avoiding the gateway immediately adjacent to Craven Cottage.

WIDER SITE MANAGEMENT C/48/615B 25 Aug 2020 Schedule No:3 Fundamental to the allocation of the site for redevelopment is the need to maintain and manage the wider site for its heritage significance and ecological importance. As such, Craven District Council has committed to providing a wider site conservation management plan to include the provision of a 30 year ecological conservation plan for the management and enhancement of habitats and woodland; works to the limeworks perimeter walls, weigh house and kiln buttressing walls to stabilise the structures following consideration of structural surveys of the above and the kiln (it is understood that these surveys have now been undertaken); improvements to public access and interpretation of the limeworks and quarry area and visitor management. Craven District Council has confirmed they are willing to enter into a Section 106 agreement to secure the conservation management plan.

CONTAMINATION As the site was a former waste transfer site, Craven District Council’s Environmental Health officer has requested that a Phase I desk based investigation report be prepared to consider whether there is any potential contamination. The Phase I report prepared concludes that a Phase II intrusive site investigation is required. Such an investigation needs to be undertaken before any development commences on site and, if required, a remediation strategy should be prepared, in accordance with policy SP4(m) of the Local Plan. This can be required by a condition attached to any planning approval.

FLOOD RISK The site development brief within the Local Plan indicates that the site is known to have pockets of high and medium surface water risk. Comments have also been received from third parties suggesting that parts of the old quarry face are an active underground flood zone in the limestone bedrock. A flood risk assessment and sustainable management drainage strategy has been submitted with the application which concludes that there is a very low risk of flooding and they have not identified any historical incidents of flooding. The main source of flooding is likely to be from surface water runoff which will be improved and managed through a sustainable drainage system in accordance with policies SP4(q) and CC2 of the Local Plan. United Utilities and the Environment Agency have confirmed they have no objections subject to conditions controlling surface water runoff and non- mains drainage. Conditions are therefore recommended to require the implementation and maintenance of a sustainable drainage system.

PARISH COUNCIL COMMENTS Langcliffe Parish Council supports the application.

ANALYSIS OF MATERIAL CONSIDERATIONS The majority of the site is allocated for business development under policy BE1 of the Local Plan. Subject to anticipated amendments to the design and scale of the buildings, it is considered that the proposed development has been well considered and sensitively designed to reference the history of the site and to enhance the industrial character of the site and setting of the Scheduled Monument and the Conservation Area. It is also considered that an amended design as anticipated would ensure the development will minimise the wider landscape impact. The proposed development also represents the only credible solution to have come forward for this site for decades which will not only result in a significant level of employment for the area but will also secure the long term sustainable management of the Craven Limeworks monument, habitats and woodland at the quarry.

There are a number of outstanding details which the applicants have confirmed their commitment to including amending the scale and layout of the development to reduce the C/48/615B 25 Aug 2020 Schedule No:3 landscape impact and securing the wider site conservation management and enhancement through a conservation management plan. Due to the strict funding time limits, however, the applicants require a firm indication from the Authority that, subject to providing the outstanding details and amendments, planning permission can be granted for the redevelopment of the site. It is anticipated that many of these outstanding details will be provided prior to the Planning Committee meeting and an update report will be provided to Members in advance of that meeting.

It is therefore considered that, subject to the satisfactory resolution of the details listed in the recommendation, the proposed development is acceptable in accordance with policies SP1, SP2, SP4, BE1, L1, L2, L3, W1, W2, W3 and CC2 of the Local Plan (2015-2030) and guidance contained in the NPPF. The proposed development would also accord with Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990. RECOMMENDATION That authority to grant of planning permission is delegated to the Head of Development Management, subject to approval (by Officers) of the following details:

- amendments reducing the scale and height of the buildings, - retention of siding wall and link building to former office/canteen, - indicative landscape plan showing greater tree retention and planting, - arboricultural method statement showing the RPAs of the trees, - bat surveys and mitigation strategy, - clarification of habitat compensatory measures - landscape assessment - further consideration of whether additional renewables can be included - further consideration of improvements to the footpath and cycle network in the area, and subject to a Section 106 agreement to secure the conservation management plan including - 30 year ecological conservation plan for the management and enhancement of habitats and woodland; - works to the limeworks perimeter walls, weigh house and kiln to stabilise the structures following consideration of structural surveys of the above, and conditions to be based on the following; - time limit - accordance with approved plans - drainage and flood risk requirements - design details including conversion works - tree protection, landscaping and biodiversity enhancement - lighting strategy (to accord with adopted Lighting management plan) - bat and bird mitigation and adherence to ecological appraisal, - contamination - construction management conditions - archaeological evaluation and recording - access and parking requirements - noise mitigation for B2 uses - restrict permitted development rights/use (including outside storage) - implementation of a sustainable travel plan - Network Rail conditions

C/48/615B 25 Aug 2020