HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS. DATE: 30 September 2014 HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS. DATE: 30 September 2014 PLAN: 01 CASE NUMBER: 14/02804/OUTMAJ GRID REF: EAST 430810 NORTH 451405 APPLICATION NO. 6.79.1136.AM.OUTMAJ DATE MADE VALID: 10.07.2014 TARGET DATE: 09.10.2014 REVISED TARGET: CASE OFFICER: Mrs Kate Williams WARD: Pannal VIEW PLANS AT: http://uniformonline.harrogate.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=N8I7Z5HY64000 APPLICANT: Forward Investment LLP AGENT: Mr Jay Everett PROPOSAL: Outline application for demolition of existing buildings to be replaced with a mixed use development to include dwellings, serviced employment plots (use class B1), retail units (use class A1) and care home (use class C2), park and ride, sports pitches and amenity space with access considered (site area 10ha) (revised scheme) LOCATION: Pannal Business Park Station Road Pannal North Yorkshire REPORT SITE AND PROPOSAL The proposal seeks a revision to the outline approval (13/02358/OUTMAJ) for mixed used development at the former Dunlopillo site referred to as Pannal Business Park. The revision is for the inclusion of a Care Home (use class C2) on land reserved for plots for employment use. Overall the proposal seeks outline consent for the demolition of existing buildings to be replaced with a mixed use development to include dwellings, serviced employment plots (use class B1), retail units (use class A1) and care home (use class C2), park and ride, sports pitches and amenity space with access considered (site area 10ha). The decision at the Planning Committee on 24.09.2013 was to approve the application, deferring approval for the signing of a section 106 agreement. The Head of Planning Services was authorised to approve the application subject to the conditions and such conditions as considered necessary following the completion of the S106 Agreement. The S106 agreement was finalised on 19.03.2014 and the decision made by the Head of Planning Services on 21.03.2014. As with approved application (13/02358/OUTMAJ) all other matters including the scale, appearance, layout and landscaping are reserved for subsequent approval. The proposal will include the retention of the ‘art deco building’, 120 dwellings, 9735sqm of office and light industrial accommodation within Use Classes B1 and B1c, 557 sqm of retail space (A1 Use Class), a park and ride with 75 car parking spaces, a link to the Station, provision of sports pitches, amenity space, modified access to Station Road and creation of new roundabout and access from the A61 Leeds Road. The Dunlop company left the site circa 2008, the site is now used for a variety of small and medium business with a range of B1 to B8 uses as the former company went into administration and the site was vacant. The site is predominantly previously developed site which falls within the Development Limits of Pannal. Part of the application site falls within the Green Belt. There site also has various woodland Tree Preservation Orders 05/00050/TPORDR and 12/00047/TPORDR to the south east and southwest. There are no other land use constraints. The previously developed part of the site extends approximately 6.8 hectares and forms 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 open countryside to the southwest. The business site is predominantly brownfield, but the application also includes areas of agricultural land within the application boundary to the south and southwest resulting in an overall site area of 10.26 Ha. The railway line which includes Pannal station creates a distinct boundary to the site to the northwest; as does the 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. The area around Station Road is of mixed land use character, comprising the Memorial hall, car park, post office and residential dwellings. The application site is currently accessed from Station Road. Within the site the main office building dominates, there is an office block of attractive ‘art deco’ style at the site entrance and several other minor structures around the main buildings. The larger building compromise a four storey concrete framed brick/clad office block, while the other functional buildings are 1.5/2 storey industrial, generally brick with corrugated roofs. Various items of plant have been located on the site including various flues. There are areas of hard standing and car parking throughout the site. Within the site is an unused ‘sports ground’ area containing a derelict pavilion and groups of trees covered by Tree Preservation Orders (TPO’s). Land levels vary significant within the site. This is most apparent when viewed from the A61 as the businesses fronting the road are at a significantly higher level which affords views over the site. The site slopes from this elevated position down towards the railway line. The proposal is supported with an amended Design and Access Statement together with an illustrative layout that gives an indication of how the site could be developed. The proposed layout is largely the same as approved application 13/02358/OUTMAJ. However the land proposed for light industrial units B1 c which was sited within the largely undeveloped part of the site has been substituted for land to provide a Care Home (use class C2). Apart from the redevelopment of this part of the site the proposal as submitted is the same as the earlier approved outline proposal 13/02358/OUTMAJ. The approved layout shows a modified access from Station Road. It is proposed that this area will include pedestrianised shared space and planting. It will potentially provide a focal point in the form of public square and an access point to the station (Leeds bound), links to the park and ride, and small retail element on site. It will include the retention of the ‘art deco’ building. Office buildings will be sited in similar location to the red brick office buildings on site. The indicative layout shows undercroft parking, and will include an element of retail. This area is adjacent to higher density residential development, which gradually reduces in density towards the southern edge of the site and boundary with the Green Belt. A Green link runs from the public area through the residential area towards the proposed playing fields. The playing fields are proposed along the southern boundary outside of the current site and within the Green Belt. A 9-aside pitch and 7-aside pitch is proposed and a play area. The other area of land outside of the curtilage of the industrial area incorporates the A61 to the south of the site and will be used to create the access into the site to form a new three arm roundabout from the A61 Leeds Road. It will also incorporate pedestrian and cycle access and to the south of this access road could accommodate tree planting. This part of the applications site is overlooked by 3 residential properties, which are set back approximately 55m at the nearest point from the access road. Woodland planting provision to the roundabout is shown in this area. The remaining area will have a boundary with the car showroom on Princess Royal Way and is to be used for office and light industrial uses. The application site and business park has a boundary with the properties at Spacey View. The land in this area is of a similar height to the residential properties and Princess Royal Way. It is proposed within this area to site the care home in place of business units. It is indicated that the scale will be two storeys (domestic in scale) from ground levels. MAIN ISSUES 1. Policy Context 2. Principle 3. Affordable housing 4. Community facilities 5. Highway Network & Access 6. Indicative Layout, Scale, Appearance and Landscape 7. Ecological 8. Residential Amenity 9. Sustainable Construction 10. Environmental Impact 11. Land Drainage RELEVANT SITE HISTORY The site has an extensive planning history, which more recently relates to small scale development following the closure of the manufacturing at the Dunlopillo factory. These are not of relevance to this application. 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. 29.05.2007. 07/05153/OUTMAJ - 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). REFUSED 04.01.2008 There were 6 refusal reasons: 1. The application site is currently in employment use and has been identified as having specific potential to be re-developed for a high quality business park by reason of its public transport links. In the absence of the scope for major office and business park expansion in the centre of either Harrogate or Knaresborough, or at Hornbeam Business Park, this site offers the only railway station based opportunity in the District for such a sustainable business park to serve Harrogate and Knaresborough and would make a major contribution to the specific needs for employment land in the region. If approved, this proposal would be likely to result in about 5.5 hectares of the 6.8 hectare site being developed for housing and associated open space, and it is considered that the availability of a five-year housing land supply in the District does not warrant the loss of this employment land to housing.