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Item 01 Pc071117.Pdf Case No. 17/02184/REMMAJ Item No. 01 Location: Site Of Pannal Business Park, Station Road, Pannal, North Yorkshire, HG3 1JJ Proposal: Reserved matters application under permission 16/05447/DVCMAJ for Phase 2B commercial area comprising office and retail floor space: and park and rail car parking spaces with access, layout, Scale, appearance and landscaping considered. Applicant: Forward Investment LLP 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 issues surrounding its determination can be considered to be significant, controversial or sensitive. SUMMARY These Reserved Matters are part of Phase 2 for Pannal Business Park. They form Phase 2b, the commercial element with a mix of B1 office and ancillary retail being proposed. The scheme includes landscaping and formal public spaces, parking for the office and retail uses and park and ride spaces for the adjacent Pannal Station. The site has the benefit of outline planning permission with access considered. The Reserved Matters are for scale, appearance, layout and landscaping. The key concern raised by representations was the loss of Pannal Post office, this matter has now been addressed and the Post Office use will continue. Other points raised by consultees have led to changes in the scheme which are considered to be acceptable for Officers to support. The proposals would contribute to the Council’s employment provision and help address the lack of high quality B1 office space. These economic benefits should be given considerable weight. RECOMMENDATION: Approve subject to conditions 1 2 3 1.0 SITE DESCRIPTION 1.1 The site is on part of the former Dunlopillo site at Pannal. It lies next to the existing built up area of Pannal, where the Village Hall and Post Office are located. Along the length of the site runs the railway line with Pannal Station immediately adjacent. Beyond the railway line there is a residential area accessed off Pannal Avenue. 1.2 On the eastern boundary sits the BMW Garage and Showroom. To the south east, sits the Care Home which was constructed as an earlier phase (phase 1) of the Pannal Business Park scheme. 1.3 To the south west of the proposal boundary is the remainder of the former Dunlopillo site which is proposed for housing as part of a separate Reserved Matter. 2.0 PROPOSAL 2.1 The proposal relates to Phase 2b of the development of outline application 16/05447/DVCMAJ approved on 12/05/2017. The proposal is for the Reserved Matters for the commercial element of Pannal Business Park. 2.2 The scheme provides for a total of 8600 sq m B1 office use, 508 sq m A1retail use, associated landscaping and formal public areas. 103 parking spaces are proposed for the office use and 62 spaces for the retail and adjacent Pannal railway station. 2.3 The majority of the buildings on site are proposed to be demolished. The exception to this is an office building on Station Road which is to be retained and refurbished. There are 6 buildings proposed to be built in total. A summary of the buildings is set out below: 4 . Building 1 - Four storeys B1 office and retail . Building 2 - Three storey B1 office . Building 3 - Two storey retail . Building 4 - Four Storey B1 office . Building 5A - Three storey B1 office . Building 5B - Four storey B1 office. 2.4 Revisions have been made to the size and layout of the scheme following officer and consultee comments. The revised scheme was re-advertised, the 21 day consultation ended on 6th October. 2.5 When first submitted, the Reserved Matters scheme identified the demolition of the current Post Office building on Station Road, with a new building in its place. As part of revisions to the scheme, the road has been realigned to allow the retention of the Post Office. The Post Office will be relocated once a replacement unit is built on site, a new building will then replace the existing Post Office. 2.6 New pedestrian access up to the boundary of Pannal railway station is shown on the drawings. 2.7 The main vehicular access for the site will be from the already constructed roundabout on the A61. A further access is shown onto Station Road but this has traffic calming measures to discourage it being used as a main access/through route. This access will help to link the scheme to Pannal for local residents on foot and by car. 2.8 The internal spine road is not part of this Reserved Matter. The details for the spine road form part of a separate Reserved Matters application for the residential element, submitted by Bellway Homes, which is currently under consideration. There is a Condition on the Outline consent which requires the implementation of the road and serviced land for the commercial phase. 3.0 APPLICANT'S SUPPORTING INFORMATION 5 3.1 The application is accompanied by the following documents: . Masterplan . Elevations and Floor Plan Layouts . Design and Access Statement . Statement of Community Involvement . Landscape Masterplan . Detailed Planting Plan . Arboricultural Impact Assessment 4.0 RELEVANT HISTORY 4.1 13/02358/OUTMAJ Outline application for demolition of existing buildings to be replaced with a mixed use development to include dwellings, serviced employment plots (use class B1), retail units (use class A1), park and ride, sports pitches and amenity space with access considered (site area 10ha). Approved 21.03.2014 4.2 14/02804/OUTMAJ Outline application for demolition of existing buildings to be replaced with a mixed use development to include dwellings, serviced employment plots (use class B1), retail units (use class A1) and care home (use class C2), park and ride, sports pitches and amenity space with access considered (site area 10ha) (revised scheme). Approved 21.10.2014 4.3 16/05447/DVCMAJ Variation of Condition 9 (Affordable Housing) of 14/02804/OUTMAJ for rewording and clarification of affordable housing quota. Approved 12.05.2017. 4.4 17/02123/REMMAJ Reserved matters application (Access, Layout, Scale, Appearance and Landscaping) for erection of 128 dwellings including sports pitches and public amenity space approved under outline application 16/05447/DVCMAJ. Pending Consideration 4.5 Pre-application discussions and meetings have been held between the applicants and Officers of the Council. Advice was given on the improvements sought to the design and layout. 6 5.0 NATIONAL & LOCAL POLICY 5.1 National Planning Policy 5.2 The National Planning Policy Framework March 2012 (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. 5.3 At the heart of the NPPF is a presumption in favour of sustainable development. 5.4 Core Strategy Policy SG2 Settlement Growth: Hierarchy and limits Policy SG4 Settlement Growth: Design and Impact Policy JB1 Supporting the Harrogate District economy Policy TRA1 Accessibility Policy TRA2 Transport infrastructure Policy EQ1 Reducing risks to the environment Policy EQ2 The natural and built environment and green belt Policy C1 Inclusive communities 5.5 Harrogate District Local Plan (2001, As Altered 2004) 7 Policy C2 Landscape Character Policy HD13 Trees and Woodlands Policy HD20 Design of New Development and Redevelopment Policy E2 Retention of Industrial/Business Land and Premises Policy E6 Redevelopment and extension of industrial and business development 5.6 Supplementary Planning Documents 5.7 Landscape Design Guide 5.8 Other material policy considerations: 5.9 National Planning Policy Guidance 6.0 CONSULTATIONS 6.1 NYCC Highways And Transportation – Following discussions with the applicants and the submission of revised plans, Officers are satisfied with the details of the access and level of car parking provided. 6.2 Harrogate Civic Society - No comments received. 6.3 Network Rail – Concerns over some of the plant species in the landscaping proposals. Welcome the link to the station but seek clarification on how it will be implemented/ funded as Network Rail does not have funds to implement any works. 6.4 Economic Development – It is a long term aim to see this site redeveloped as a modern business park in a sustainable location. There is a lack of good quality, modern office space in the District and the Economic Development Officer welcome the provision of B1 office use which will support the Council’s emerging Economic Growth Strategy. 6.5 Following re-consultation on the revised layout however, Economic Development Officers are concerned with the reduction in B1 floorspace. 8 The original Reserved Matters layout was preferable. The amendment reduces the B1 floorspace by 1,135sqm. The value of the retained oak tree is questioned. Economic Development officers consider the economic benefits of creating B1 floorspace outweighs the benefit of protecting the tree. 7.0 VIEWS OF THE PARISH COUNCIL 7.1 A lengthy response on the scheme (first consultation in July) was received from the Parish Council. This is a summary of the points made: . Object to the loss of the Post Office . The construction traffic should only use the A61 access . The traffic calming is not detailed enough . There is not enough retail parking, or office parking (especially building 5) . The glazing in Building 1 is not in keeping. Building 1 should be demolished as shown at the outline stage . The access to the station is not clear . The commercial scheme needs revision to fit in with the style and appearance of the village. 7.2 The Parish Council provided a further response on the scheme revisions (second consultation in September).
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