HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE - AGENDA ITEM 6: LIST OF PLANS Item No. 08 Case No. 17/03240/RG3 Location: Brigg House Farm, Brigg House, Pateley Bridge, HG3 5HL, Proposal: Installation of interpretation panel. Applicant: Harrogate Borough Council Access to the case file on Public Access can be found here:- Item 8 - view here Reason for report: This application is to be presented to the Planning Committee because it has been submitted by Harrogate Borough Council and in accordance with the Council’s Planning Scheme of Delegation cannot be determined under powers delegated to the Chief Planner. SUMMARY The proposed development would contribute to providing a local benefit to the community. It would not cause any significant harm to the landscape character or scenic beauty of the site and Nidderdale Area of Outstanding Natural Beauty. It would be beneficial to tourists and other recreational users of the surrounding landscape. The proposal accords with the guidance in the National Planning Policy Framework and provisions in the Development Plan. RECOMMENDATION: Approve subject to conditions 1 2 3 1.0 SITE DESCRIPTION 1.1 The proposal relates to Brigg House Farm, a traditional farmhouse on a working farm located near Pateley Bridge. The site is located less than 1km north-west of the town centre. It lies off a private access from Low Wath Road, shared with Brigg House Barn and The Old Barn. Brigg House Farm abuts the River Nidd to the east. 1.2 The application site is a field located east of the farmhouse. An adopted public footpath crosses the field. This runs diagonally with a southern route back to the town. The site includes a bund and established tree buffer against the river and is contained by landscaping. Outward views include the rising landscape featuring predominant farms and fields. Due to the topography, the land to the east and west (the farm) are on higher ground level. 1.3 Scattered farmhouses and disused mines, mills and quarries are notable across the surrounding landscape in this part of Nidderdale. The valley and watercourses make up the natural landscape with predominant grasslands, often in use for intensive livestock production. 1.4 The site is in the Nidderdale Area of Outstanding Natural Beauty. 2.0 PROPOSAL 2.1 The application is submitted by the Nidderdale AONB team at Harrogate Borough Council. 2.2 Full planning permission is sought to install an interpretation panel. 2.3 The panel would feature an oak lectern supported by a post. It would be set 500mm into the ground with a 1 metre high post. It would measure 981mm wide and 734mm deep. The panel would be located at the south-east end of 4 the public right of way on the bund. 2.4 The panel would enable visitors to appreciate the hay meadow, its management and the benefits to native flora and fauna. It would include information about how the public can be involved in the restoration. 3.0 APPLICANT'S SUPPORTING INFORMATION . Location Plan . Wider Location Plan . Site Plan . Proposed Drawings 4.0 RELEVANT HISTORY 4.1 Two similar proposals for interpretation panels nearby have been recently been permitted: 4.2 17/00872/RG3 The Prosperous Lead Mines and Smelt Mill, West Lane Bewerley, North Yorkshire - Installation of two interpretation boards. Permitted 10.05.2017 4.3 16/02345/RG3 Toftgate Visitor Information Point, Coldstones Quarry Car Park And Picnic Area, Bewerley, North Yorkshire - Construction of curved dry stone wall with seating, honesty box and information board. Permitted 03.08.2017. 5.0 NATIONAL & LOCAL POLICY 5.1 National Planning Policy Framework 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 5 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 EQ2 The natural and built environment and green belt Policy SG3 Settlement Growth: Conservation of the countryside, including Green Belt Policy SG4 Settlement Growth: Design and Impact Policy C1 Inclusive communities 5.5 Harrogate District Local Plan (2001, As Altered 2004) Policy C1 Conservation of Nidderdale A.O.N.B Policy C2 Landscape Character Policy HD20 Design of New Development and Redevelopment Policy R11 Rights of Way 5.6 Supplementary Planning Documents Landscape Character Assessment of Harrogate District 5.7 Other material policy considerations: National Planning Policy Guidance 6.0 CONSULTATIONS 6 6.1 NYCC Highways And Transportation - No comments received. 6.2 Harrogate Bridleways Association - No comments received. 6.3 Ramblers Association Nidderdale Group - No comments received. 6.4 Natural England Sites Within AONB - No objection. 7.0 VIEWS OF THE PARISH COUNCIL 7.1 The Parish Council has no objections. 8.0 OTHER REPRESENTATIONS 8.1 None received at the time of writing. 9.0 ASSESSMENT 9.1 Sustainability 9.2 Sustainability is the golden thread running through the National Planning Policy Framework and proposals for sustainable development should be approved without delay. There are three strands to sustainability, social, economic and environmental. 9.3 SOCIAL SUSTAINABILITY 9.4 Inclusive communities 9.5 Policy C1 of the Core Strategy states proposals for the use and development of land will be assessed having regard to community needs within the District. It seeks to ensure that new development contributes to the creation of safe, sustainable, liveable, healthy and mixed communities with good 7 access to key facilities, amongst other aspects. 9.6 In this case, the proposal would enhance the visitor experience of the site and contribute to the appreciation and potential restoration of the hay meadow. 9.7 The public right of way and locality is well used by walkers. The panel would greet walkers near the river and through the field in an attractive rural setting. 9.8 Due to its location, the panel would create a focal point at a point where there are short and long range views of the surrounding landscape. 9.9 The interpretation panel would seek to generate local support to restore the site as a hay meadow. This would enhance social integration, despite being a modest development. 9.10 On the basis of the above, the panel would support some local benefit to the community. 9.11 ENVIRONMENTAL SUSTAINABILITY 9.12 Area of Outstanding Natural Beauty 9.13 The National Planning Policy Framework states in Paragraph 115 that “great weight should be given to conserving landscape and scenic beauty in National Parks, the Broads, and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to landscape and scenic beauty.” 9.14 Saved Policy C1 of the Local Plan addresses conservation of the Nidderdale Area of Outstanding Natural Beauty (AONB), and seeks to promote the highest standards of design that reflects the local distinctiveness of the area. 8 9.15 Saved Policy C2 of the Local Plan states that development should protect existing landscape character. 9.16 Policy EQ2 of the Core Strategy seeks to safeguard and enhance the District’s natural and built environment, which is recognised for its high quality landscape, biodiversity, architectural and historical features. 9.17 The Council’s Landscape Character Assessment 2004 divides the District into 106 different character areas. It supports the above policies. The site falls in Area 4 ‘Nidderdale Valley Low Sikes to Pateley Bridge’. 9.18 The area assessment states: “This Character Area is the U-shaped Nidd valley from the confluence of Blayshaw Gill with the Nidd southeast of Lofthouse to Pateley Bridge and is approximately 23km in size. 9.19 The area encompasses the valley sides and narrow flat valley bottom including Gouthwaite Reservoir. Several wooded gills and becks incise the valley sides. The hamlets of Ramsgill and Wath are located at either end of the reservoir with several scattered farmsteads along the valley floor and valley sides. The area has a partially enclosed feel and is diverse to complex with good, varied tree cover. This is a pleasant and attractive, relatively- isolated Character Area within the Nidderdale Area of Outstanding Natural Beauty. 9.20 The area was heavily influenced by Byland and Fountains Abbeys during monastic times (both had granges in the area). There is evidence of milling at Wath dating from the 16th to the 19th century. 9.21 Part of Scotgate Ash Quarry falls within this Character Area (on the hill on the north-east valley side above Pateley Bridge). The quarry was a source of stone for important public buildings around the country including the National Gallery and York Station and its Hotel.” 9 9.22 Two similar recent developments for interpretation panels have been approved in the local area to assist with providing local knowledge. This application seeks the same principle. 9.23 The interpretation panel would be suitable to its setting. The post would be integrated into the bund. The oak would weather naturally with age. It is appropriate and would respect the vernacular. Choices of colour are suitable with no ornate features. It would be appropriate to the landscape character of the site. 9.24 The panel would be highly visible due to the openness of the site and surrounding topography but it would not be dominant or out of scale with its surroundings. It would have high standards of design, as required with the policies and guidance above. On that basis, the proposal would respect the character and appearance of the AONB and enhance the understanding of the area.