Case No. 18/04657/FULMAJ Item No. 04 Location: Land Comprising Field At 433113 471863, Back Lane, Sharow, North Yorkshire, Proposal: Residential Development of 60 Dwellings. Applicant: Rouse Homes Ltd 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 because it is a development of over 50 dwellings. The application was deferred from the 04.06.19 committee for the following reasons: The application was deferred for reconsideration of the design/layout improvements and the completion of the Road Safety Audit. SUMMARY The proposal has been reduced from 69 originally, to 66 as reported at the last planning committee and now to 60 dwellings. The layout shows an improvement and has been amended to provide greater gaps between dwellings, the layout now is more sporadic with a scattered position of dwellings, particularly along the eastern boundary. Greater connectivity has been achieved through the road layout, additional tree planting can be realised and the design of dwellings has been amended in the form of improved architectural detail. In addition a satisfactory Road Safety Audit has been submitted, and reviewed by the Highway Authority. The submission has a number of significant benefits deriving from it: it is promoting sustainable development through the development of a sustainably located site directly adjoining an existing settlement; the proposal will provide a range of homes to meet the needs of the local community; the development proposal will provide a development that is visually acceptable; parking is provided at an appropriate standard and a new safe vehicular access from Dishforth Road will facilitate the development, with an amended 18/04657/FULMAJ 1 route to New Road also proposed; each dwelling will have good private amenity space and the layout of the site and individual dwellings ensures the amenity of existing residents and future occupiers is protected; and publicly accessible open space is provided within the development and will incorporate existing trees, open space and new planting, the environmental impacts will be managed through the submission of appropriate mitigation; and the development will provide contributions to mitigate the impacts on existing public open space, village halls and educations facilities. The site is a draft allocation for housing land under Ref: SH1 of the emerging Harrogate Draft Local Plan and is expected to be delivered to assist the Council in meeting and maintaining their five-year housing supply requirements. The potential yield is 62 dwellings. This scheme proposes a lower figure. In view of the above, it is considered the scheme satisfies national and local policy and represents a suitable development proposal for the site that addresses all the relevant and material considerations. In this context, the proposal satisfies Section 38(6) of the Planning and Compulsory Purchase Act 2004 and it is considered planning permission should be granted. RECOMMENDATION: Defer and Approve subject to conditions and a S106 Agreement 18/04657/FULMAJ 2 18/04657/FULMAJ 3 18/04657/FULMAJ 4 1.0 SITE DESCRIPTION 1.1 The site lies to the east of Sharow and is bounded by Dishforth Road to the north. Residential properties accessed off Sharow Road and New Road to the south are beyond a bridleway called Back Lane. There is a field to the east. To the west is New Road, which separates the site from dwellings at Glebe Meadow. 1.2 The site is approximately 2.78 hectares in size and comprises a single agricultural field which is currently in use as arable land. The site is relatively flat and well contained along its boundaries by perimeter hedgerows and a belt of tree planting along the eastern boundary which separates the site from the adjacent field. 1.3 The nearest dwellings are to the south of the site accessed from Sharow Road and New Road, whilst there are further residential properties to the west with properties on Glebe Meadows, a 1970s housing development. The dwellings within Sharow contains a number of traditional buildings, but also they display a variety of architectural styles. 1.4 The site lies within the buffer zone of the Studley Royal Park including the ruins of Fountains Abbey World Heritage Site. Within this buffer zone are designated heritage assets such as the Ripon Minster. 1.5 Other physical constraints include Tree Preservation Orders (TPO); three trees on the boundary of the site are subject to TPO’s. The entirety of the site lies within Flood Zone 1 (Low Probability). 1.6 There are bus stops directly adjacent to the site on Dishforth Road. Sharow itself lies directly close to Ripon, a main settlement of the district. 1.7 Within the Emerging Local Plan, Sharow is designated as a Secondary Service Village (Policy GS2), in which new development shall be located on land allocated for development. In the Core Strategy under policy SG2 it is a category C village which have at least 3 community facilities and access to bus services. 18/04657/FULMAJ 5 2.0 PROPOSAL 2.1 The development proposes to deliver 60 residential dwellings. The on-site affordable housing provision is 40%. The development also proposes an area of on-site amenity green space. 2.2 A new vehicular access onto Dishforth Road is proposed, this will link to New Road. The New Road junction will be permanently closed to vehicular traffic (using bollards), but retained as a pedestrian cycle route. This is subject to a Traffic Regulation Order. 2.3 Development is sited either side of the access road from Dishforth Road. From this a spine road runs to a ‘T’ junction which runs north and south, and now loops back the main route through the side. A road runs alongside Dishforth Road in the northern boundary. The roads also lead off to smaller cul-de-sacs, with suitably sized turning heads. 2.4 The design of the dwellings is reflective of modern housing development construction using brick. All dwellings proposed are two storey, and meet space standards. There are a variety of house types comprising detached and semi-detached properties. 2.5 All dwellings have sufficient parking spaces and gardens within their curtilage. Most dwellings will have garages. There is some parking for visitors in parking bays alongside the access roads. 3.0 APPLICANT'S SUPPORTING INFORMATION 3.1 The following documents were submitted with the application. 18/04657/FULMAJ 6 Site Layout Plan; Full Plans and Elevations of all house types; Materials and Boundary Treatment Plan; Planning Statement; Design & Access Statement; Statement of Community Involvement; Transport Assessment; Flood Risk Assessment; Noise Survey; Ecological Appraisal, Bat Activity Report & Site Investigation Report; Heritage Statement; Arboricultural Report & Tree Constraints Plan Archaeology – Geophysical Survey, Desk Based Assessment & Trial Trenches Report. Preliminary Geo-environmental Investigation, Ground Stability Declaration Form, Geophysical Survey & Ground Stability Report Landscape Assessment Landscaping Masterplan Topographical Survey Affordable Housing Proforma Stage 1 Road Safety Audit – July 2019 4.0 RELEVANT HISTORY 4.1 None relevant to this application. 5.0 NATIONAL & LOCAL POLICY 5.1 National Planning Policy 5.2 National Planning Policy Framework 2019 5.3 Core Strategy 18/04657/FULMAJ 7 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 5.4 Harrogate District Local Plan (2001, As Altered 2004) Policy A7 Unstable Land Policy HD7 World Heritage Site Policy HD20 Design of New Development and Redevelopment Policy C2 Landscape Character Policy H5 Affordable Housing Policy HD3 Control of development in Conservation Areas 5.5 Emerging Harrogate District Local Plan GS1: Providing New Homes And Jobs GS2: Growth Strategy To 2035 GS3: Development Limits GS4: Green Belt GS5: Supporting The District's Economy GS6: Sustainable Development GS7: Health And Wellbeing GS8: Nidderdale Area Of Outstanding Natural Beauty HS1: Housing Mix And Density HS2: Affordable Housing TI1 Sustainable Transport TI2 Parking Provision 18/04657/FULMAJ 8 TI4 Delivery of New Infrastructure TI6 Provision of Educational Facilities CC1 Flood Risk and Sustainable development CC4 Sustainable Design HP2 Heritage Assets HP3 Local Distinctiveness HP4 Protecting Amenity HP5 Public Rights of Way NE1 Air Quality NE2 Water Quality NE3 Protecting the Natural Environment NE4 Landscape Character NE5 Green Infrastructure NE6 Local Green Space NE7 Trees and woodland NE8 Protection of Agricultural Land NE9 Unstable and Contaminated Land 5.6 Supplementary Planning Documents Heritage Management House Extensions and Garages Design Guide Provision for Open Space in Connection with New Housing Development Provision for Village Halls in Connection with New Housing Development Biodiversity Action Plan Biodiversity Design Guide Guidance on developer contributions to Education Facilities Landscape Character Assessment of Harrogate District Landscape Design Guide Residential Design Guide 5.7 Other material policy considerations: 5.8 Planning Practice Guidance 18/04657/FULMAJ 9 6.0