HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS. DATE: 3 January 2008 PLAN: 01 CASE NUMBER: 07/05153/OUTMAJ GRID REF: EAST 430705 NORTH 451338 APPLICATION NO. 6.79.1136.AD.OUTMAJ DATE MADE VALID: 17.10.2007 TARGET DATE: 16.01.2008 CASE OFFICER: Mr Roger France WARD: Pannal VIEW PLANS AT: http://tinyurl.com/23gku6 APPLICANT: Forward Investments LLp AGENT: Barton Willmore PROPOSAL: Outline application for the demolition of existing buildings to be replaced with a mixed use development to include 200 dwellings, B1 office space, retail, health centre, community facility, parking and amenity space with access considered (site area 6.8ha). LOCATION: Dunlop Latex Foam Limited Station Road Pannal Harrogate North Yorkshire HG3 1JL REPORT SITE AND PROPOSAL The application site comprises the existing Dunlop Latex Foam manufacturing, storage and distribution premises located in Pannal. The site extends to some 6.79 hectares (16.78 acres) and forms a roughly wedge shaped area between the A61 to the southeast and the Leeds - Harrogate railway to the northwest. The site extends from the centre of the village to the northeast to open countryside to the southwest. The railway formation, which includes Pannal station, creates a distinct boundary to the site to the northwest; as does open countryside to the southwest, which also forms the Green Belt boundary. The boundary to the A61 road is less distinct due to other commercial and residential premises having road frontages. Station Road forms the northeast boundary and the principal site frontage from where vehicle access to the site is gained (via Pannal Bank to the A61). The area around Station Road is of mixed land use character. Dunlop has occupied the site since 1938, when the rail access would have been a locational advantage. Within the site two main modern office/industrial buildings dominate, but there is an office block of attractive 'art deco' style at the site entrance and several other minor structures grouped around the main buildings. Of the two larger buildings one comprises a four-storey concrete framed/brick clad office block, while the remainder are generally single-storey sheds, largely brick clad with corrugated roofs. Various items of external plant are located throughout the site including various flues a large chimney, and there are several car parking and hard standing areas. Also within the site, to the southwest, is an unused 'sports ground' area (containing a derelict pavilion), and a group of trees to the southeast corner of the site covered by a Tree Preservation Order. According to the applicants the present business only occupies 50% of the buildings - which total some 23.910 square metres - with a current workforce only 120 to 160 people currently employed on the site (varying figures are used in different reports). This compares to well over a thousand employees at its peak. It is the intention of the occupying firm to relocate the business to another site (yet to be determined but reported as being "closer to its raw materials") and redevelopment of the site is sought "to ensure the future survival of the business". The site lies within the development limit of the settlement as identified in the District Local Plan, and has no special environmental protection other than the TPO referred to earlier. The site was not allocated for development in the adopted local plan but in the emerging Local Development Framework (LDF) the preferred use of the site is for its retention for employment purposes. This proposal forms an outline planning application for the comprehensive redevelopment of the site for mixed use, but predominantly for residential purposes, as follows: - 1). The demolition of existing buildings and plant (with the exception of the original art-deco office building). 2). Residential development in the form of 200 dwellings in a mix of house types (quoted as being at an average density of 32 per hectare). 3). Employment space totalling 0.86 hectares of mixed 'live/work' and 'serviced business incubator units', to include 3,585 square metres of B1 office space. 4). A total of 345 square metres (gross) of retail development comprising a 'local shopping parade' for small-scale premises (including a Post Office) and associated parking. 5). A 'community facility' to cater for doctor's surgery, dentist and a community hall. 5). Hard & soft landscaping incorporating 1.19 hectares of open space including play areas and formal open space. The outline application seeks only to consider 'access' details, with all other matters reserved for further consideration. However, the applicant's documentation states that the application "identifies the design principles to be used to form that basis of the development of the scheme". As such the following documents are supplied: - 1. Planning Statement. 2. Design & Access Statement. 3. Noise & Vibration Report 4. Statement Of Community Involvement. 5. Transport Assessment 6. Travel Plan. 7. Affordable Housing Statement. 8. Geo-Environmental Appraisal 9. Bat Survey. 10. Ecological Survey. Further to consultation comments from the Environment Agency a 'Flood Risk Assessment' has also been submitted (received on 7 December 2007). (These reports will be made available for Members prior to the meeting). The access proposed arrangements are based on the existing access point off Station Road, but the present Post Office building located adjacent to the existing entrance is to be incorporated into the site so as to form an improved vehicular access/egress (a replacement Post Office is envisaged as part of the scheme). Provision for an internal system of footpaths and cycle ways are shown. The inclusions of various measures for addressing sustainable building design objectives are indicated. MAIN ISSUES 1). The principle of a mixed-use development at this location having regard to relevant national, regional and local planning policies. 2). The effect of the loss of employment land having regard to the development plan and other material considerations. 3). Whether adequate provision for affordable local needs housing has been made. 4). The effect of development on the local highway network and other transportation issues. 5). Public Open Space provision. 6). The impact of the proposal on the general character and amenities the area, and design/landscape matters. 7). Other infrastructure issues (including site drainage, and school capacity). 8). Ground conditions and site contamination measures. 9). Effects on ecology. RELEVANT SITE HISTORY The site has an extensive planning history relating to its existing manufacturing and associated uses. However, it is not considered there are any previous applications directly relevant to the current proposal (although it recognised that some proposals related to measures to control previous pollution and nuisance complaints arising from the industrial processes taking place within the site). 07/02567/SCREEN: Screening Opinion, Environmental Impact Assessment for demolition and redevelopment of site for residential, retail and business uses and health centre. Decision: Environmental Impact assessment not required. 29 May 2007. CONSULTATIONS/NOTIFICATIONS Policy Dev Unit NYCC No comments received DCS Arboricultural Officer No objections in principle to the proposals, noted that existing trees are mainly peripheral but there is a TPO protecting woodland to the east boundary, and some other groups and individual specimens within the site. Additional TPO's could be considered; and suggest improved plus buffer zones, method statements, and tree survey. The site could accommodate large numbers of new trees. Harrogate Civic Society Agree with the redevelopment of the site for a range of mixed uses, but question the balance proposed. They expect the Council will want to retain a high proportion of employment use. As an employment site the amount of land proposed for employment purposes is remarkably small; the proportion of the site devoted to housing looks too high. The density is misleading due to calculation using the total gross area of the site; nevertheless believe the mix and types and general layout of housing is good, in particular the decreasing density towards the south and retaining employment near the railway station. The Society agrees with the 50% affordable housing provision. Sports fields should be retained as recreational land. Commend the provision of shops and community facilities, and support the retention of the 1930's office building. All possibilities for full and flexible use of the railway station must be maintained, and inclusion of the Spacey Houses Public House site into the redevelopment site should be explored. Conclude that the area of the site devoted to employment is too small and that to residential use too great. Rural Strategy Officer No comments received Conservation and Design Section Objection. See Assessment. Department Of Community Services No comments received DCS - Open Space (Brandreth) No comments received H.B.C Land Drainage Soakaways cannot be used and surface water discharge should be limited. The Culverts on the site need to be protected. Conditions recommended. Environment Agency Object. Flood Risk Assessment (FRA) required in relation to surface water. No objections on grounds of contamination subject to standard conditions. Should FRA objection be overcome various conditions recommended. Economic Development Officer (DDS - EDU) Object. Contrary to LP Policy E2 and loss of employment land would have negative effect