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

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Harrogate Borough Council Planning Committee – Agenda Item 6: List of Plans HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS. DATE: 7 July 2015 PLAN: 01 CASE NUMBER: 15/00798/EIAMAJ GRID REF: EAST 427756 NORTH 453408 APPLICATION NO. 6.500.7.W.EIAMAJ DATE MADE VALID: 23.02.2015 TARGET DATE: 25.05.2015 REVISED TARGET: CASE OFFICER: Mr Graham Brookfield WARD: Falls Within 2 Or More VIEW PLANS AT: http://uniformonline.harrogate.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=NK8AHZHY0B100 APPLICANT: HTH Harrogate LLP AGENT: Nexus Planning PROPOSAL: Outline application for up to 450 dwellings, mixed use local centre to include retail, primary school, village green, open space and associated infrastructure with access considered. LOCATION: Land Adjacent To Otley Road, Howhill Road And Beckwith Head Road Harrogate North Yorkshire HG3 1QL REPORT SITE AND PROPOSAL The site is located on the western edge of Harrogate. It is bordered to the north by Otley Road, to the east by Beckwith Head Road, to the west by Howhill Road and to the south a narrow part of the site is bordered by Howhill Quarry Road. The area is largely undeveloped and in agricultural use, including a number of agricultural related buildings, apart from Bluecoat Nurseries which is operated by Horticap and an equestrian business in the southeast of the site. The north western part of the site also includes a cricket pitch and pavilion. Bluecoat Nurseries is excluded from the application site. A few dwellings also border the site. To the northeast of the site are Harlow Carr Gardens, to the east is Cardale Business Park. Beckwithshaw village lies further to the west. This is an outline application for 450 dwellings, a local centre to include retail and land for a primary school, village green, open space and associated infrastructure. The proposal also involves the relocation of the cricket pitch within the site. A gas main passes through the western part of the site. The applicant has taken account of this in the Masterplan layout. A previous application for the same development was refused by Members on 16th September 2014. Members considered that the proposal would have a severe impact upon existing road safety and traffic flow problems on the local highway network. An appeal has been lodged by the applicant with a Public Inquiry starting on 15th September 2015. The Council have taken advice from an Independent Highways Consultant with regard to defending the Highways Reason for refusal at appeal. Members will be updated at the meeting in respect of this advice. The application before Members at this meeting was submitted as a duplicate application. The applicant has however during consideration of the application submitted a revised Transport Assessment which proposes additional and amended highway mitigation works to those originally proposed as part of the application refused by Members. These measures now include: Implementation of traffic calming measures along Beckwith Head Road. Traffic lights on main entrance to site off Otley Road. A contribution towards signalisation of the Otley Road/Beckwith Head Road, Crag Land Junction. Improvements to Pot Bank Roundabout. A contribution towards a highway improvement scheme at the Prince of Wales Roundabout. Contribution towards traffic calming measures in the village of Burn Bridge and a road safety improvement scheme at the A61/Burn Bridge junction. Contribution towards the installation of MOVA at three junctions along Otley Road, that is the junctions with, Harlow Moor Road, Pannal Ash Road and Cold Bath Road. Provision for installation of MOVA at Beckwith Head junction, once it is signalised. The proposal also includes improved connections to the surrounding footway and cycle routes including: Provision of an off-road footway/cycleway between the site and Harlow Moor Road. New footway connections along the eastern side of Beckwith Head Road. A new pedestrian crossing in Beckwithshaw village. Additional footway connections from the eastern boundary of the site. Diversion of the existing Harrogate Ringway cycle route through the site. Proposed pedestrian and cycle crossing provision at the main site access. Additional pedestrian refuges on Otley Road and Beckwith Head Road. An updated Ecological Assessment has also been submitted. MAIN ISSUES 1 Principle of Development and Policy 2 Local and Strategic Highway Impacts 3 Sustainability and accessibility 4 Design and Layout 5 Visual and Landscape Impact 6 Trees 7 Ecology 8 Affordable Housing 9 Education 10 Open Space 11 Crime 12 Drainage and flooding 13 Sustainable construction requirements 14 Land contamination, air quality and noise 15 Archaeology 16 S106 Agreement Summary RELEVANT SITE HISTORY 13/02786/EIAMAJ - Outline application for 450 dwellings, mixed use local centre to include retail, primary school, village green, open space and associated infrastructure with access considered. Refused 16.09.2014 for the following reason; "The proposal would have a severe impact upon existing road safety and traffic flow problems on the local highway network. The proposal is therefore contrary to the requirements of Harrogate District Local Development Framework Core Strategy Policy SG4". The applicant has submitted an Appeal with a Public Inquiry due to start on 15th September 2015. 12/00656/SCOPE - Scoping Opinion for housing, community centre, primary school, village green, open space and associated infrastructure, Opinion given 19.07.2012. There is no planning history that relates to the whole site. Various minor applications are pending, have been considered and determined in relation to development at Horticap and the provision of a permanent dwelling at the riding school in the south east of the site. CONSULTATIONS/NOTIFICATIONS DCS Arboricultural Officer The Arboricultural comments made in response to previous application remain valid as set out below. There is no Arboricultural objection in principle, provided that the following issues are addressed: Additional details are required on replacement planting and enhancement of the existing woodland, tree groups and other planting, including species mix, planting densities, and timings. In essence, submission of an appropriate landscaping scheme will be required and will need to be agreed. Details are required on woodland management going forward, i.e. submission and agreement of a woodland management plan for the site. Where it cannot be shown that trees or tree groups will not be adversely affected by construction works being undertaken within the trees root protection areas (RPAs), then alternative construction solutions or movement of the construction outside of the RPA will need to be demonstrated and agreed. Tree Protection Plans (TPP) and Arboricultural Method Statement (AMS), in line with British Standards BS 5837:2012, will need to be submitted and agreed. Principal Ecologist No response at time of writing report. Conservation and Design Section While it is possible to design a housing scheme based on the design objectives any approval should not be reliant on the Design and Access Statement and Illustrative Plan as they need amending. Approval of the access points should not fix the layout. Department Of Community Services No response at time of writing report. H.B.C Land Drainage Comments for this application remain the same as comments made on the previous application as set out below. The outline proposals set out in the drainage strategy report appear to be reasonable in principle. Nevertheless no development should take place until full drainage plans and calculations have been submitted to, and approved by the Local Planning Authority. The detailed drainage strategy should also consider the concerns raised by external organisations and address the matter accordingly. Details of how the scheme will be maintained in the future must also be provided. No occupation of buildings to take place before the completion of the approved surface water drainage works. The Environment Agency must be consulted regarding the detailed drainage design including pollution control, flood protection, on site storage requirements, rates of discharge and outfall location. North Yorkshire County Council in their capacity as consenting body must approve any culverting or alteration works to Harlow Slack (Further detailed comments incorporated into report). Environment Agency - Dales Area Office Comments remain the same as per the previous application, including proposed condition. A summary of these is set out below. Are pleased to see that aims and objectives of the Water Framework Directive have been considered as part of the EIA, and that an assessment of the potential impacts of the development on the water environment has been undertaken. Whilst they have concerns over the proposals to divert and culvert sections of Harlow Hill Slack, the applicant has acknowledged that a land drainage consent from NYCC will be required for any works on the watercourse. They are pleased that consideration has been given to measures for the reduction, re-use and recycling of waste. There is insufficient evidence to suggest that a borehole is needed to augment flows. They would be responsible for issuing a licence for any water abstraction through a borehole, but it would have to be demonstrated that this was a reasonable use of water. No evidence has been submitted that would support this case. Economic Development Officer No objections. County Education Officer A developer contribution of £1,529,550 would be sought for primary education facilities and a contribution of £1,187,140 would be sought for secondary education facilities. North Yorkshire County Council would require a one form entry primary school of 210 places on the site. The minimum site area required to deliver the school would be 1.09 hectares. Environmental Health In respect of noise, there are several areas of the site that are likely to give rise to noise to residents within the development. Conditions recommended in respect of the undertaking of noise assessments. Best practice measures should be taken with respect to construction noise at specified in the EIA. In addition a method statement/dust mitigation plan shall be submitted in respect of the construction phase.
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