Case No. 17/03376/REMMAJ Item No. 5 Location: Land Comprising Field At 439826 467466, Milby. Proposal: Reserved matters application under outline permission 15/04164/OUTMAJ for erection of up to 145 dwellings with appearance, landscaping, layout and scale considered. Applicant: Miller Homes 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 in line with the Council’s scheme of delegation because the scheme is for 50 dwellings or more. SUMMARY This reserved matters application is for the erection of 145 dwellings on land off Dishforth Road, Milby. The site currently has the benefit of outline planning permission for 145 dwellings with access considered. The Reserved Matters are for the approval of appearance, landscaping, layout and scale. The scheme includes access from Dishforth Road, affordable housing, landscaping and public open space. The proposal would contribute towards the Council’s 5 year housing land supply and help address the current shortfall. Affordable housing at 40% of the total is proposed. This benefit should be given considerable weight. The details of the appearance, landscaping, layout and scale of the development are considered acceptable and it is therefore recommended that the application is approved. RECOMMENDATION: Approve subject to conditions 17/03376/REMMAJ 1 17/03376/REMMAJ 2 17/03376/REMMAJ 3 1.0 SITE DESCRIPTION 1.1 The site lies to the north of Boroughbridge and comprises a field bounded by Dishforth Road to the west and Moor Lane to the north. The site is 7ha in size and relatively flat. There is an existing field access from Dishforth Road. 1.2 Mature hedgerows form the boundaries to west, north and east and there is an established tree belt to the south, which separates the site from the industrial area beyond. The nearest dwellings are on Market Hill to the south-west of the site. 1.3 The urban extent for Boroughbridge runs along the southern boundary of the site. The south-eastern corner of the site abuts the edge of the Registered Historic Battlefield. The northern extent of the Boroughbridge Conservation Area lies at its nearest 20m south of the site boundary. The former Station House to the south-west is a Grade II listed building. 1.4 The field to the west of the site, on the opposite side of Dishforth Road, is currently being developed for 176 dwellings. 2.0 PROPOSAL 2.1 The proposal relates to the development of the site for 145 dwellings. Access is shown from Dishforth Road entering the site, with a looped route through the site with spurs leading off from the central loop. 2.2 Housing density is 30 dwellings per hectare (net housing area of the site being 4.38ha). Open market housing mix across the site is: 8no. 3 bed semi-detached 14no. 3 bed detached 39no. 4 bed detached 26no. 5 bed detached 17/03376/REMMAJ 4 87 units in total. 2.3 Affordable housing mix on the site is: 8no. 1 bed semi-detached 36no. 2 bed semi-detached 12no. 3 bed semi-detached 2no. 4 bed semi-detached 58 units in total, or 40%. 2.4 Dwelling heights range from 1.5 - 2.5 storeys in height, with the few 2.5 storey units being located central to the site. It is proposed to use a mix of brick and render for materials under grey or red tiled roofs. 2.5 The layout shows an area of public open space to the north-east of the site and a childrens play area (LEAP) to the south-east. A footpath/cycleway is shown around the perimeter of the site, linking the areas of open space. Access also shown through the site from south-east to north-west, providing for footpath linkage to the adjacent development to the west and the public footpath that runs from Dishforth Road to Leeming Lane. 3.0 APPLICANT'S SUPPORTING INFORMATION 3.1 The application is accompanied by the following documents: Planning Statement Design and Access Statement Affordable Housing Statement Planning Layout Plans and Elevations of house types Public Open Space details Landscape Masterplan 17/03376/REMMAJ 5 4.0 RELEVANT HISTORY 4.1 15/04164/OUTMAJ – Outline application for erection of up to 145 dwellings with access considered (Site Area 7ha). PERMITTED. 02.08.2016. 4.2 16/05112/DISCON – Application for partial approval of details under condition 24 (Archaeological investigation) of planning permission 15/04164/OUTMAJ – Outline application for erection of up to 145 dwellings with access considered (Site Area 7ha). CONDITION DISCHARGED 12.12.2016. 4.3 17/00382/DISCON – Application for approval of details required under condition 26 (Giant Hogweed) of permission 15/04164/OUTMAJ - Outline application for erection of up to 145 dwellings with access considered (Site Area 7ha). CONDITION DISCHARGED 06.03.2017. 4.4 Pre-application discussions and meetings have been held between the applicant and officers. Advice was given on improvements sought to the design and layout. 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 17/03376/REMMAJ 6 Policy SG1 Settlement Growth: Housing Distribution Policy SG2 Settlement Growth: Hierarchy and limits Policy SG3 Settlement Growth: Conservation of the countryside, including Green Belt Policy SG4 Settlement Growth: Design and Impact Policy EQ1 Reducing risks to the environment Policy EQ2 The natural and built environment and green belt Policy C1 Inclusive communities Policy TRA1 Accessibility Policy TRA2 Transport infrastructure Policy TRA3 Travel management 5.5 Harrogate District Local Plan (2001, As Altered 2004) Policy C2 Landscape Character Policy HD6 Historic Battlefield Sites Policy HD13 Trees and Woodlands Policy HD20 Design of New Development and Redevelopment Policy H5 Affordable Housing 5.6 Supplementary Planning Documents Residential Design Guide Biodiversity Design Guide Landscape Design Guide Landscape Character Assessment of Harrogate District Provision for Open Space in Connection with New Housing Development Provision for Village Halls in Connection with New Housing Development 5.7 Other material policy considerations: National Planning Policy Guidance 6.0 CONSULTATIONS 17/03376/REMMAJ 7 6.1 Environmental Health – An acoustic barrier is to be provided to the south of the site to protect dwellings from noise from the industrial area to the south. The barrier will have a minimum 4m stand-off between the rear gardens and the southern boundary of the site and will be at a height of 2.5 or 2.7m. There is no objection to the proposal. 6.2 NYCC Lead Local Flood Authority (SuDS) – Based on the information submitted the LLFA has no comment to make on the application. Details relating to drainage are conditioned as part of the outline planning permission. 6.3 County Education Officer – A contribution for primary school education provision will be required. The sum is £492,855. 6.4 Swale And Ure Drainage Board (Includes Claro) - No comments to make on the application. 6.5 Yorkshire Archaeology Society - No comments have been received in response to the consultation. 6.6 Harrogate Bridleways Association – Footpath around the perimeter of the development should be multi-user, footpath to Millby should be a dedicated route. 6.7 Ramblers Association - No comments have been received in response to the consultation. 6.8 Heritage Unit of NYCC – Condition 24 of the outline permission required submission of the results of a scheme of archaeological investigation, including a metal detecting survey, prior to submission of reserved matters. The results of this evaluation have been received and archaeological advice provided on 14.6.17. A suitable scheme of archaeological mitigation should be undertaken in response to the ground-disturbing works associated with the development. A condition is recommended to secure the archaeological recording of the site. 6.9 Historic England – The layout shows the agreed buffer zone to the south- east corner of the site, abutting the boundary of the Registered Historic 17/03376/REMMAJ 8 Battlefield (Battle of Boroughbridge 1322). The location of the larger units, standing in larger plots, directly facing the battlefield is an appropriate response. Concern is raised over a lack of a proposed archaeological mitigation strategy, to be set out clearly in an agreed Written Scheme of Investigation (WSI). Note: The WSI, a trail trenching report and metal detecting survey has already been carried out on the site under condition 24 of 15/04164/OUTMAJ and further details are required under the condition requested by NYCC Heritage Unit. 6.10 Environment Agency - Dales Area Office – Based on the information provided the Environment Agency has no objections to the application. 6.11 Canal And River Trust - No comments have been received in response to the consultation. 6.12 NYCC Highways And Transportation - No objections to the proposed development. 6.13 DCS - Open Space – A commuted sum valued at £118,975.15 for the Provision of Open Space and £44,516.33 for on-site provision is required. 6.14 Housing Department – No objections to the scheme. 6.15 Yorkshire Water – No comments on the proposed layout and expect to be consulted on applications to discharge conditions relating to the outline planning permission. 6.16 Police Architectural Liaison Officer – Comments made on the layout in relation to crime prevention.