Item Number: 9 Application No: 17/01536/MFUL Parish: Pickering Town Council Appn. Type: Full Application Major Applicant: Persimmon Homes (Yorkshire)(Mr Craig Woolmer) Proposal: Erection of 30no. four bedroom dwellings, 75no. three bedroom dwellings, 43no. two bedroom dwellings and 14no. one bedroom dwellings with associated access, garaging, parking, infrastructure, landscaping and public open space. Location: Land South Of Firthland Road Pickering North Yorkshire Registration Date: 15 January 2018 8/13 Week Expiry Date: 16 April 2018 Case Officer: Rachael Balmer Ext: 357 CONSULTATION: Public Rights Of Way Recommend informative Lead Local Flood Authority Required further information Yorkshire Water Land Use Planning Recommend conditions North Yorkshire Education Authority Comments Countryside Officer Comments and recommendations Vale Of Pickering Internal Drainage Boards Comments raised with further comments to come Designing Out Crime Officer (DOCO) Recommendations Archaeology Section Recommend conditions Environmental Health Officer Recommend conditions Housing Services Comments and support Sustainable Places Team (Environment-Agency Yorkshire Area) Yorkshire Housing Recommends approval Vale Of Pickering Internal Drainage Boards Objections Parish Council Object Highways North Yorkshire Comments RE-CONSULTATION: North Yorkshire Education Authority Additional comments Lead Local Flood Authority Consideration and recommend conditions Flood Risk Recommend conditions Designing Out Crime Officer (DOCO) Recommendation Parish Council Comments Vale Of Pickering Internal Drainage Boards Comments Public Rights Of Way Recommend informative Vale Of Pickering Internal Drainage Boards Recommend condition Yorkshire Housing Yorkshire Water Land Use Planning Comments remain the same as previous Countryside Officer Recommends conditions Environmental Health Officer Sustainable Places Team (Environment-Agency Yorkshire Area) Archaeology Section Comments as before Flood Risk Recommend conditions Housing Services Object to the application Highways North Yorkshire Requires additional information Neighbour responses: Mrs S Russell, Mr And Mrs Holtby, L Keld, Mr Simon Welford, Richard Kimmings, Dr Paul Robb, Mr Bruce _________________________________________________________________________________________ PLANNING COMMITTEE 3 July 2018 Corfe, Mrs Kathy Nicol, Mr David Hutchinson, Mr Richard Kimmings, Miss Amanda Fields, Mr & Mrs Lawrence, Mr E J Putniorz, Overall Expiry Date: 25 May 2018 2 1.0 SITE: 1.1 The site extent comprises 6.14 ha and is formed from a series of five fields which are situated outside of the Development Limits of Pickering, on the south western area of the settlement. This proposal is to the immediate south of the planning permission granted in September 2017, which provides the access to this proposal, and which is under construction. This earlier permission abuts Firthland road and sits behind a series of bungalows. The developer has both sites under an option agreement. The land is formed from a series of identified strip fields. To the south of the site is agricultural land. To the west is Westgate Carr Industrial Estate, which is largely operated by Rosti Automotive, a manufacturer of vehicle components. To the west is the residential development, built in the 1970s and 80s with the street known as Greenlands Road, which leads onto Garden Way which are made up of two-storey, detached dwellings. The prevailing landform is flat, with views of Pickering, and the rising land to the north can be seen from the site. 2.0 PROPOSAL: 2.1 The proposal seeks full permission for the development of 162 dwellings: 30no. four bedroom dwellings, 75no. three bedroom dwellings, 43no. two bedroom dwellings and 14no. one bedroom dwellings with associated access, garaging, parking, infrastructure, landscaping and public open space. The scheme was originally proposed with 163 dwellings, but due to changes in the layout of the site during the consideration of the application, this has been reduced to 162 dwellings. 2.2 The application was validated on the 15 January 2018, and was the subject of a pre- application enquiry. A range of documentation has been submitted for the purpose of considering the application. There is a Design and Access Statement. There is also a proposed site layout plan, landscaping plan, and cross section plan to illustrate the streetscene proposed in parts of the site. A plan and specification has been provided of the children's play space. Technical information includes a landscape and visual impact assessment, various ecological assessments, flood risk assessment and drainage strategy; a transport assessment, with a subsequently submitted report on pedestrian and cycling. An archaeological survey is submitted utilising geophysical survey and trial trenching. A draft s.106 has been provided. This, and the documents referred to above are discussed in the appraisal section of the report. 3.0 HISTORY: 3.1 There is no planning history for this site extent. However, conditional planning permission was granted in for 52 dwellings on land to the immediate north of the site (Planning application reference 14/01259/MFUL). That Application was approved in principle 10 May 2016 and determined 27 September 2017 with the signing of the s.106 agreement. It is this permission which provides the access to the site subject of this application from Firthland Road, both for principal access and emergency access. Work has commenced on the construction of the site, and at the time of writing this report no Registered Provider (RP) has been confirmed. 4.0 POLICY: 4.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 confirms that the _________________________________________________________________________________________ PLANNING COMMITTEE 3 July 2018 determination of any planning application must be made in accordance with the Development Plan unless material considerations indicate otherwise. The Development Plan comprises: The Ryedale Local Plan Strategy (2013) The Proposals Map (2002) carried forward by the Local Plan Strategy The 'saved' policies of the Ryedale Local Plan (2002) The Yorkshire and Humber Plan (Regional Spatial Strategy)- York Green Belt Policies (YH9 and Y1) (The 'saved' policies of the Ryedale Local Plan and The Regional Spatial Strategy are not considered as part of the determination of this proposal) The Ryedale Plan - Local Plan Strategy (5 September 2013) Policy SP1General Location of Development and Settlement Hierarchy Policy SP2 Delivery and Distribution of New housing Policy SP3 Affordable Housing Policy SP4 Type and Mix of New Housing Policy SP10 Physical Infrastructure Policy SP11 Community Facilities and Services Policy SP12 Heritage Policy SP13 Landscapes Policy SP14 Biodiversity Policy SP15 Green Infrastructure Policy SP16 Design Policy SP17 Managing Air Quality, Land and Water Resources Policy SP18 Renewable and Low Carbon Energy Policy SP19 Presumption in Favour of Sustainable Development Policy SP20 Generic Development Management Issues Policy SP22 Planning Obligations, Developer Contributions and the Community Infrastructure Levy Material Considerations: National Planning Policy Framework (NPPF) (2012), in particular Paragraph 14: 'Presumption in favour of sustainable development' and Paragraph 49. National Planning Practice Guidance The Natural Environment and Rural Communities Act 2006 s.40. Emerging Local Plan Sites Document (Submitted to Secretary of State 29 March 2018) 5.0 CONSULTATIONS: 5.1 A brief summary of the position of statutory and non statutory consultees is included on the front sheet of the report and issues raised are addressed in the relevant appraisal sections of the report. All consultation responses are available for Members to view on the public access webpage, and referred to in the report accordingly. 5.2 Pickering Town Council have raised objections to the proposal, in summary: In response to the revised plans, the Town Council made no comment regarding the increase in 4 bed and decrease in 2 bed dwellings. One member supported the changes, another member said that there was nothing in the revised scheme which led him to believe that the Council should support the application. Reference was made to the District Council's preference for the proposed allocations at Whitby Road and Malton Road. Initial representations made the following comments: _________________________________________________________________________________________ PLANNING COMMITTEE 3 July 2018 Town Council prefers the sites at Whitby Road and Malton Road. Concerns that that the local road network which connects into the A170 will be unable to accommodate the development due to the narrow roads, and lack of visibility (Anchorite Lane) Concerns about land drainage Concerns about capacity of schools and health care provision without financial support. 5.3 In terms of neighbour responses, 14 no. letters have been received from individuals. In summary, the responses are concerned with the following matters: Insufficient supporting services- Further pressure on wider community services: schools, doctors, dentists, limited shopping facilities; Valued agricultural land; Road access is dangerous- with increased road-side parking and children in the area with the children's play area; No proper consultation been made with neighbours; Impacts on trees and on bats; Increase in traffic increased pollution; Extra traffic on overcrowded, narrow roads with poor visibility due to on street parking