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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: 11 March 2014 HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS. DATE: 11 March 2014 PLAN: 01 CASE NUMBER: 13/04071/FUL GRID REF: EAST 421017 NORTH 472012 APPLICATION NO. 6.29.114.FUL DATE MADE VALID: 30.10.2013 TARGET DATE: 25.12.2013 REVISED TARGET: CASE OFFICER: Ms Claire Barwick WARD: Kirkby Malzeard VIEW PLANS AT: http://uniformonline.harrogate.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=MUT7LZHY05P00 APPLICANT: Mr S Bostock AGENT: Mr J Cottrill PROPOSAL: Erection of a two storey extension to guesthouse (Use Class C1) LOCATION: Drovers Inn Dallowgill Ripon North Yorkshire HG4 3RH REPORT SITE AND PROPOSAL This application is for the erection of a two storey extension to the ‘Moorhouse’ guest house located on the Dallowgill Estate at Ripon. The Moorhouse is a successful shooting lodge in- season and a popular guesthouse/B&B outside the shooting season. The extension is proposed on the site of the Drovers Inn which was demolished following substantial fire damage to the structure in March 2013. The extension will provide further letting rooms on the first floor and a lounge/function room with kitchen and utility area on the ground floor. The proposed building will create the third side to a parking court and will present a new frontage to the road. The proposal is to create a building which would be used as a 3-bedroom extension to the existing B&B (Use Class C1) in the shooting season, making a building big enough to accommodate entire shooting parties. The applicant has indicated that for the rest of the year the new development would be let in its entirety as a self-contained 3-bedroom holiday cottage, however this is not what has been applied for and would be in a separate use class (Use Class C3). The Drovers Inn previously provided support to the Moorhouse guest house as a lounge bar and as a Public House serving non-guests, thus providing a community facility. The site is within the Area of Outstanding Natural Beauty and in close proximity to East Nidderdale Moors Flamstone Pin-High Ruckles Site of Special Scientific Interest (SSSI). There is a Public Right of Way (PROW) in close proximity to the proposed extension. MAIN ISSUES 1. Policy And Principle 2. Loss Of A Community Facility 3. Economic Impacts 4. Landscape And AONB 5. Design 6. Ecology 7. Highways And Accessibility 8. Environmental Health 9. Amenity 10. Public Right Of Way RELEVANT SITE HISTORY No relevant site history CONSULTATIONS/NOTIFICATIONS Environmental Health No objections subject to conditions Economic Development Officer Supports the application Planning Policy Objects on policy grounds contrary to policy CFX as no marketing of the land Conservation and Design Section No objections as design changed through negotiation Natural England Sites Within AONB No objections Parish Council LAVERTON Footpath Officer - NYCC No objections subject to conditions on no obstruction to PROW NYCC Highways And Transportation No objection Landscape Officer No objection to replacement building AONB - Joint Advisory Committee No comments received RELEVANT PLANNING POLICY NPPF National Planning Policy Framework CSSG3 Core Strategy Policy SG3 Settlement Growth: Conservation of the countryside, including Green Belt CSSG4 Core Strategy Policy SG4 Settlement Growth: Design and Impact CSEQ1 Core Strategy Policy EQ1: Reducing risks to the environment CSEQ2 Core Strategy Policy EQ2: The natural and built environment and green belt CSTRA1 Core Strategy Policy TRA1: Accessibility CSJB1 Core Strategy Policy JB1: Supporting the Harrogate District economy LPC01 Harrogate District Local Plan (2001, as altered 2004) Policy C1, Conservation of Nidderdale A.O.N.B LPC02 Harrogate District Local Plan (2001, as altered 2004) Policy C2, Landscape Character LPHD20 Harrogate District Local Plan (2001, as altered 2004) Policy HD20, Design of New Development and Redevelopment LPCFX Harrogate District Local Plan (2001, as altered 2004) Policy CFX, Community Facilities Protection SPGLAP Supplementary Planning Guidance, Landscape Character Assessment of Harrogate District APPLICATION PUBLICITY SITE NOTICE EXPIRY: 03.12.2013 PRESS NOTICE EXPIRY: REPRESENTATIONS LAVERTON PARISH COUNCIL - Supports the application OTHER REPRESENTATIONS 42 letters of objections on the following grounds: - Landmark pub in unique setting popular food and refreshment stop - Application does not benefit the local people. Pub was hub of Dallowgill and a community asset. Failure to rebuild a community meeting place and removing the possibility of reinstating as on same footprint as the former pub - Contrary to the NPPF should promote opportunities for meetings between members of the community who might not otherwise come into contact with each other. Plan positively for shared/community facilities, meeting places, cultural buildings and public houses to enhance sustainable communities and residential environments - Contrary to the principles of the NPPF established facilities and services develop in a way that is sustainable and retained for community benefit. Promote the retention and development of local services. - Contrary to Local Plan proposals involving the loss of land or premises in community use will not be permitted, except where conditions met. These conditions have not been met in this case. - Astonishing that Parish Council supports application which means Dallowgill loses its only location for a public gathering - Locals have to travel significantly further to meet creating pollution and road hazards - Plenty of guest houses in the area and extension not needed and only open small proportion of the year - Replacement pub needed for walkers, cyclists, equestrians, shooters and farmers, caravaners, darts and domino team and of social importance - Loss of two full time and one part time job and supporting jobs including maintenance jobs, local brewers, delivery drivers and others. Helping local businesses survive and bringing revenue to the area. Viability of local businesses already under pressure - Alternative solution that satisfies the owners commercial interests and retention of community resource. Rebuilt as hostelry and serve as B&B for shooting guests rather than private lounge/function room - ‘The Moorhouse’ caters for visitors from afar and not local community - The need of B&B already met with existing B&B and other guests houses in the area. - Existing buildings at B&B do not have full occupancy for most of the year other establishments nearby could fulfil need for rooms - Contrary to NPPF the provision of expansion of tourist and visitor facilities in appropriate locations where identified needs not met by existing facilities in rural service centres - Without pub then guest house less appealing place to stay - Pubs closing in England do not allow this to be lost - Other facilities in area lost including the Old school, St. Peters Church, outdoor centre and pub, therefore no focal point - Contrary to NPPF promoting healthy communities and gathering space in the area - Diminish quality of life in this rural area and consequent drop in property values - Detrimental to the character of the Area of Outstanding Natural Beauty - Loss of 150 year old pub and heritage asset - Fire polluted the land and water courses and adjacent trees died from contamination - Adverse effect on the character and appearance of the property - Viability of the premises as a business was main focus of the application to rebuild. Questioning re-build costs and expanded B&B being a more sustainable business as indicated by the Economic Development Officer VOLUNTARY NEIGHBOUR NOTIFICATION None ASSESSMENT OF MAIN ISSUES 1. POLICY CONTEXT AND PRINCIPLE - 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. There is a presumption in favour of sustainable development and the NPPF advises that there are three dimensions to sustainable development: economic, social and environmental. Paragraph 28 of the NPPF sets out the Government’s policy on rural economic growth stating that planning should support economic growth in order to create jobs and prosperity by taking a positive approach to sustainable new development. Specifically it outlines to: - “support the sustainable growth and expansion of all types of business and enterprise in rural areas through well designed new buildings; - support sustainable rural tourism and leisure developments that benefit businesses in rural areas, communities and visitors, and which respect the character of the countryside. This should include supporting the provision and expansion of tourist and visitor facilities in appropriate locations where identified needs are not met by existing facilities - promote the retention and development of local services and community facilities in villages, such as local shops, meeting places, cultural buildings, public houses” Paragraph 56 of the NPPF states that “the Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning and should contribute positively to making places better for people”. Paragraph
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