Case No. 17/02123/REMMAJ Item No.02 Location: Site Of Pannal Business Park, Station Road, Pannal, North Yorkshire, HG3 1FE Proposal: Reserved matters application (Access, Layout, Scale, Appearance and Landscaping) for erection of 128 dwellings including sports pitches and public amenity space approved under outline application 16/05447/DVCMAJ. Applicant: Bellway Homes Ltd (Yorkshire) 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 lines with the Councils scheme of delegation as the scheme is for 50 dwellings or more. SUMMARY These Reserved Matters are part of Phase 2 for Pannal Business Park. They form Phase 2a, the residential element with 128 units being proposed. The scheme includes landscaping, public open space, replacement sports pitches, the spine road and access onto Station Road in Pannal village. The site has the benefit of outline planning permission with access considered. The Reserved Matters are for scale, appearance, layout and landscaping. Comments made by consultees have led to changes in the scheme which are considered to be acceptable for Officers to support. The proposals would contribute towards the Council’s 5 year housing land supply and help address the current shortfall. This benefit should be given considerable weight. RECOMMENDATION: Approve subject to conditions 17/02123/REMMAJ 1 17/02123/REMMAJ 2 17/02123/REMMAJ 3 1.0 SITE DESCRIPTION 1.1 The site is on part of the former Dunlopillo site at Pannal. It lies close to the existing built up area of Pannal, where the Village Hall and Post Office are located. Along the northern length of the site runs the railway line with Pannal Station close by. Beyond the railway line there is a residential area accessed off Pannal Avenue. 1.2 The south western part of the site is covered by the West Yorkshire Green Belt. To the north eastern boundary sits the BMW Garage and Showroom. To the east sits the Care Home which was constructed as an earlier phase (phase 1) of the Pannal Business Park scheme. 1.3 To the north east of the proposal boundary is the remainder of the former Dunlopillo site which is proposed for commercial development as part of a separate Reserved Matter. 2.0 PROPOSAL 2.1 The proposal relates to Phase 2 of the Reserved Matters for Pannal Business Park. It is for phase 2a and includes 128 residential units with associated landscaping and open space; incorporation of the business park spine road and provision of sports pitches. 2.2 Phase 1 included the roundabout, access road, care home and landscape details. These have now been constructed. A construction programme was submitted for that phase with the Phase 1 Reserved Matters. Phase 2 shows the remainder of the site which included the residential element and employment land. The commercial phase is the subject of a separate Reserved Matter submission, which is pending consideration. 2.3 Housing density is 30 dwellings per hectare (128 dwellings on a net site area of 4.25 hectares). Open Market housing mix across the site is: 4 no.1 bed apartments 4 no. 2 bed apartments 20 no. 2 bed semi-detached 17/02123/REMMAJ 4 14 no. 3 bed semi-detached 3 no. 3 bed detached 26 no. 3 bed town houses 25 no. 4 bed detached 2.4 Affordable unit mix on the site is: 4 no. 1 bed apartments 20 no. 2 bed semi detached 7 no. 3 bed semi detached 1 no. 4 bed semi detached 2.5 Buildings heights range from single storey garages to 3 storey town houses on the western part. There are a few 2.5 storey dwellings but the majority are 2 storey in height. The materials proposed are a mixture of brick and rendered finishes, typical details include; art-stone heads and cills. 2.6 The layout also shows a children’s play area (LEAP), 1no. 9 a side sports pitch and 1no. 7 a side sports pitch and associated parking area. These are all located on the western edge of the scheme. There is also a green corridor on the western edge providing informal open space. In addition to the formal roads and pavements within the site, there is a green corridor incorporating a footpath running east/west through the housing area. A combined cycle/footpath runs along the pavement of the main spine/access road. 3.0 APPLICANT'S SUPPORTING INFORMATION 3.1 The application is accompanied by the following documents: 17/02123/REMMAJ 5 . Planning Layout Plan . Elevations and Floor Plan Layouts . Design and Access Statement . Statement of Community Involvement . Landscape Masterplan . Detailed Planting Plan . LEAP Detail . Supplementary Landscape and Visual Appraisal . House Type Booklet / Street Scenes / 3D Views . Serviced Employment Land Plan 4.0 RELEVANT HISTORY 4.1 13/02358/OUTMAJ 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), park and ride, sports pitches and amenity space with access considered (site area 10ha). Approved 21.03.2014 4.2 14/02804/OUTMAJ 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). Approved 21.10.2014 4.3 16/05447/DVCMAJ Variation of Condition 9 (Affordable Housing) of 14/02804/OUTMAJ for rewording and clarification of affordable housing quota. Approved 12.05.2017 4.4 17/02184/REMMAJ Reserved matters application under permission 16/05447/DVCMAJ for phase 2B commercial area comprising office and retail floor space and park and rail car parking spaces with access, layout scale, appearance and landscaping considered. Pending Consideration 17/02123/REMMAJ 6 4.5 Pre application discussions and meetings have been held between the applicants and Officers of the Council. Advice was given on the 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 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 TRA1 Accessibility Policy EQ1 Reducing risks to the environment Policy EQ2 The natural and built environment and green belt Policy C1 Inclusive communities 5.5 Harrogate District Local Plan (2001, As Altered 2004) Policy C2 Landscape Character Policy HD13 Trees and Woodlands Policy HD20 Design of New Development and Redevelopment Policy H5 Affordable Housing 5.6 Supplementary Planning Documents 17/02123/REMMAJ 7 Landscape Character Assessment of Harrogate District Landscape Design Guide Residential Design Guide Provision for Open Space in Connection with New Housing Development 5.7 Other material policy considerations: 5.8 National Planning Policy Guidance 6.0 CONSULTATIONS 6.1 Sport England – In the initial consultation on the Reserved Matters consultation Sport England objected to the location of pitches in the development (preferring a financial contribution to the Pannal Junior Football Club Community Park). They also objected to the lack of welfare facilities and sought details on the quality standards for the pitches. 6.2 Following clarification from the applicants and further consultation, Sport England note that the provision of the on/off site open space has already been determined under the outline application and is now not a matter for consideration under the reserved matters application. Given that the sport provision has already been determined, Sport England withdraws its objection to this application, subject to condition. 6.3 NYCC Highways And Transportation - Following discussions with the applicants and the submission of revised plans, Officers are satisfied with the details of the access and layout provided. 6.4 Police Architectural Liaison Officer – Support the affordable housing integration. The vehicular access to the site and movement within it are suitable from a security perspective. It is pleasing to see that in general each property has been provided with “defensible space”. Comments on suggested improvements for example to gable ends and units to be able to access gardens without going through the property. 6.5 In general the proposed car parking is to be commended. Comments on some of the parking detail together with recommendations for cycle storage and lighting. 6.6 The access road and the footpath to the playing pitches and LEAP lack overlooking. Public Open Space maintenance needs to be clarified to ensure security is not undermined. There are some green areas in the scheme which could be considered ambiguous. 17/02123/REMMAJ 8 6.7 Yorkshire Water - The conditions regarding drainage that were imposed on the outline planning permission have been discharged. No further comments are provided. 6.8 Department Of Community Services - Open Space - Comments received but not applicable as s106 contributions agreed at Outline Stage. 6.9 Network Rail - Concerns over some of the plant species in the landscaping proposals. Welcome the link to the station but seek clarification on how it will be implemented / funded as Network Rail does not have funds to implement any works.