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4 Knaresborough Road North Deighton LS22 HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM : LIST OF PLANS. DATE: 28 August 2007 PLAN: 06 CASE NUMBER: 07/03600/FUL GRID REF: EAST 439132NORTH 451562 APPLICATION NO. 6.135.8.B.FUL DATE MADE VALID: 10.07.2007 TARGET DATE: 04.09.2007 CASE OFFICER: Mr Pat Sutor WARD: Ribston VIEW PLANS AT: http://tinyurl.com/2wkys7 APPLICANT: DA-JO AGENT: Dobson Building Ltd. PROPOSAL: Erection of detached dwelling with new vehicular access (Site Area 0.05ha) (Revised Scheme). LOCATION: 4 Knaresborough Road North Deighton Wetherby North Yorkshire LS22 4EL REPORT SITE AND PROPOSAL Number 4 is the northernmost of two pairs of substantial semi-detached houses on Knaresborough Road (B6164), going south out of North Deighton. All four houses were probably originally council houses, from the mid twentieth century. All have wide gardens, and are laid out in a spacious way with a total frontage of about 95 metres. Their height is given as 8.5 metres. The gap between numbers 2 and 3 is 25 metres. The application site is flat. It includes the house Number 4 itself. The width of the proposed plot from the existing house to the northern boundary is just under 17m, and 22m deep. At its northern end is a detached garage, vehicle access and a mature ash tree. It has hedging about 1.5 metres high to its front and north sides. North of the site are two detached bungalows. First is Hawthorn Cottage. The total gap between Number 4 and Hawthorn Cottage is 25 metres. Further north is Appletree House, which is higher and has an upper floor illuminated by a large dormer window. Both are noticeably lower then the semi-detached houses. Their heights have been estimated as about 5.5 m for Hawthorn Cottage and 6m for Appletree House. The site is within the North Deighton Conservation Area. The village has no inset map or defined development limits. The application follows a refusal in May, described later in the Site History section. The proposal is now for a three-bedroom, detached house. It would be about 6.8m high. The main part of the house would be 9.0m long. It would have an attached garage. Materials would coursed stone for the walls and double Roman concrete roof tiles. There would be on-site parking including a turning head. The existing access would serve the northernmost house. A new access would be constructed to be shared by the other proposed house and the existing Number 4. The tree is shown for retention. A short Access & Design Statement has been submitted. It describes the proposal and explains that there would be no windows in the gable ends which might overlook neighbours. MAIN ISSUES 1. Housing Policy 2. Conservation Area Location 3. Impact on Neighbours 4. Open Space RELEVANT SITE HISTORY 6.135.8.A.FUL - A proposal for a pair of semi-detached houses by this applicant, was refused on 22 May 2007. The reasons were being out of scale and keeping with this location. Further discussions followed before the current application was submitted. There were also two sets of pre-application inquiries. The first, September 2006 about an extension to the existing house, was supported in principle. There were six inquiries early this year, before the auction of the site. All were inquiries about residential development, including one from the applicant. He was told in a letter of 22 February 2007 that a new dwelling would have "some chance" of receiving planning permission. However a categorical opinion could not be given because the site was not within development limits and because the rhythm of the development would be affected. In addition, development would need to be in keeping with the conservation area. CONSULTATIONS/NOTIFICATIONS Conservation and Design Section See Assessment of Main Issues Yorkshire Water Requests 4 conditions NYCC Highway Authority Does not object - recommends 3 conditions DCS - Open Space (Brandreth) Requests commuted sum of £2,638.11 being £1,046.96 for enhancement of Open Space at various locations in North and Kirk Deighton and £1,591.15 for Little Ribston Village Hall. Claro Internal Drainage Board No comment Parish Council NORTH DEIGHTON RELEVANT PLANNING POLICY PPS1 Planning Policy Statement 1: Delivering Sustainable Development PPS03 Planning Policy Statement 3, Housing PPG15 Planning Policy Guidance 15, Planning and the Historic Environment SPE4 North Yorkshire County Structure Plan Policy E4 SPH1 North Yorkshire County Structure Plan Policy H1 LPHD03 Harrogate District Local Plan (2001, as altered 2004) Policy HD3, Control of development in Conservation Areas LPHD20 Harrogate District Local Plan (2001, as altered 2004) Policy HD20, Design of New Development and Redevelopment LPA01 Harrogate District Local Plan (2001, as altered 2004) Policy A1, Impact on the Environment and Amenity LPH06 Harrogate District Local Plan (2001, as altered 2004) Policy H6, Housing developments in the main settlements and villages LPHX Harrogate District Local Plan (2001, as altered 2004) Policy HX, Managed Housing Site Release LPIMP2 Harrogate District Local Plan (2001, as altered 2004) Policy IMP2, Provision of Infrastructure Needs Generated by Development APPLICATION PUBLICITY SITE NOTICE EXPIRY: 10.08.2007 PRESS NOTICE EXPIRY: 10.08.2007 REPRESENTATIONS NORTH DEIGHTON PARISH COUNCIL - No objections OTHER REPRESENTATIONS - 1 letter of objection from Appletree House. Points raised: Effect on Conservation Area. Visual detriment from new vehicle access. Questions feasibility of retaining tree. Would harm views from his house (NB, not a consideration in planning law) VOLUNTARY NEIGHBOUR NOTIFICATION - None ASSESSMENT OF MAIN ISSUES 1. HOUSING POLICY - Policy H6 permits new housing in settlements. All town and larger villages are named in the Policy, but it also covers, under C, "....other small settlements with well defined built - up confines...." Here, development is restricted to infilling only. It is considered that the proposal meets both these requirements. Policy HX specifies the types of housing development which will be allowed in the plan area. It includes previously developed or Brownfield sites, for less then 10 units. As a garden, the site is defined as Brownfield. The proposal is therefore acceptable in principle, subject to site specific considerations. 2. CONSERVATION AREA LOCATION - Local plan policy HD3 states that development with "adverse effect on the character or appearance of a conservation area will not be permitted" Policy HD3 amplifies Structure Plan Policy E4 and reflects PPG15 In addition, Local Plan Policies HD20, A1 and H6 variously require new development to respect the landscape setting, scale, proportion, layout and design of its surroundings. This part of the conservation area is characterised by low-density development. As mentioned the two pairs of semi-detached houses are set in large gardens. The two detached cottages at the north are also low density. The change from a pair of semi-detached dwellings to a single house results in a smaller structure, in better keeping with the conservation area. The coursed stone proposed for the walls also complements the conservation area. Concrete tiles are proposed. Indeed, the two neighbouring dwellings have concrete tiles. However, it is recommended that clay pantiles or slate be used instead of concrete tiles because of the conservation area location. This would be visually preferable, in line with Policy HD3. It is noted that roof materials on either of the adjoining properties could be improved. 3. IMPACT ON NEIGHBOURS - Local Plan Policies HD20 and A1 variously require new development to respect the residential amenity and privacy of neighbours. Problems in respect of this are not anticipated, notwithstanding the letter of objection. 4. OPEN SPACE - By Policy IMP2, "the Borough Council will expect developers to provide for all ......open space and community facility needs generated directly by the development, either on-site or off- site". The Council has written to the applicant about the commuted sum request. CONCLUSION The proposal is acceptable in terms of housing policy and impact on neighbours and, now, in its impact on the North Deighton conservation area. CASE OFFICER: Mr Pat Sutor RECOMMENDATION That the application be APPROVED subject to the following conditions:- 1 The development hereby permitted shall be begun on or before . 2 Notwithstanding the submitted proposals for concrete roof tiles, traditional materials such as clay pantiles or slate should be used for the roof. Samples of the materials it is intended shall 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 and the development shall not be started before any such approval. 3 Large scale details of all proposed windows and doors shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development and the works shall be carried out in accordance with the approved details. 4 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. 5 Prior to the commencement of any other part of the development hereby permitted, the access or accesses to the site shall be laid out and constructed in accordance with the following requirements 1c the crossing of the highway verge and or footpath shall be constructed in accordance with the approved details and or Standard Detail number E6a and the
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