HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS. DATE: 19 July 2016 PLAN: 03 CASE NUMBER: 16/00621/FUL GRID REF: EAST 417753 NORTH 464588 APPLICATION NO. 6.49.77.K.FUL DATE MADE VALID: 19.02.2016 TARGET DATE: 15.04.2016 REVISED TARGET: CASE OFFICER: Mrs Kate Williams WARD: Pateley Bridge VIEW PLANS AT: http://uniformonline.harrogate.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=O2N56QHY0B000 APPLICANT: Yarn Tex 2 Ltd AGENT: Mr Chris Robinson PROPOSAL: Renovation and relocation of public bar with ancillary accommodation, And creating of 3 Holiday Cottages to be used in conjunction with bar. (Revised Scheme) LOCATION: The Birch Tree Inn Lupton Bank Glasshouses Harrogate NORTH YORKSHIRE HG3 5EA REPORT SITE AND PROPOSAL This proposal seeks to convert the main building into holiday let accommodation (Use Class C3) and make alterations to the building to facilitate this. The proposal consequently seeks to relocate the public house into a purpose built extension on the building. The prominent building dates from the mid Victorian period. It is constructed in local stone with a stone slate roof supported with free spanning trusses, all in the style of a local farmhouse, which has a later single storey lean to side extension on it. The building is two storeys. The building has been unsympathetically altered by way of openings and uPVC windows. The attached building to the side/rear is a barn type structure which predates the main buildings and is also of two storeys. The building has as referred to above 3 main separate elements. The original Public House was situated on the ground floor, and accessed from the front elevation, or side lean-to elevation. It has various ancillary rooms at ground floor including toilets and kitchens. The upper floors were subdivided into smaller rooms for living accommodation and sometime letting purposes. The barn had ancillary rooms/kitchen and was sometimes used as holiday lets. The staircase was within this building. The lean-to provided a link to the barn and an entrance to the public house. The main building is set a short way back from the main road, and accessed from it, with parking at the rear and side. The site is set within a well-defined stone wall curtilage in isolation from other properties. Immediately adjacent land is open countryside. The land slopes towards the north from the road and also rises to the west. There is limited vegetation on or around the site. The physical alterations to the building include a larger replacement lean-to on the side of the building, with the creation of an enlarged outside seating area in front of this. The proposal also includes alterations to the barn by raising the eaves and ridge. The rear includes alterations to form external staircases. The proposal seeks to create two 1 bed holiday lets and one 2 bed holiday let. These will be accommodated within the main building. At ground floor the space is sub-divided almost centrally down the middle of the building into open plan living/kitchen areas for two cottages. Access for Cottage 1 is from the existing kitchen area at the rear. The entrance to cottage 2 is from the existing front elevation and an entrance at the rear of the building as well. The rear portion of the building at first floor proposes the living and kitchen accommodation for the third holiday cottage, which is accessed from the rear via a new external stair case. The application is retrospective in part as external alterations to the barn structure and rear of the building have commenced. The internal layout of the buildings was eviscerated following the closure of the public house. A new retaining wall to the road has been constructed. MAIN ISSUES 1. Land Use Principle 2. Design & Impact upon the Nidderdale Area of Outstanding Natural Beauty 3. Amenity Impact 4. Highway Impact, Access and Parking 5. Environmental Impact RELEVANT SITE HISTORY The planning history (which is listed on the Progress Sheet on the application file) mainly relates to the extension of the car park, access or advertisement consent. Of most relevance is the application to extend the car park to the rear of the site to the north under the application listed below showing the extent of the current curtilage. 82/00442/FUL - Extending car park The Birch tree Inn, Wilsill. PERMITTED 02.04.1982 CONSULTATIONS/NOTIFICATIONS Pateley Bridge Parish Council NYCC Highways And Transportation There is adequate space within the site to accommodate parking for the three holiday cottages as well as the cafe and bar. Economic Development Officer Makes observations that they would be disappointed to see the loss of the public house in this rural location and would like to see an appropriate future for the public house. They would want to see evidence of demand for self-catering accommodation, the public house may be more advantageous to the districts economy than the provision of additional accommodation. Planning Policy Written comments not received. See assessment. Environmental Health No objections, recommends conditions. Estates Manager No objections, they advise that they consider the property has not been assessed under policy CFX by a specialist Licenced Valuer. DCS - Open Space A commuted sum towards the provision of public open space and village halls can not now be sought for this proposal. Private Sector Housing Written comments have not been received. See assessment. RELEVANT PLANNING POLICY NPPF National Planning Policy Framework CSSG3 Core Strategy Policy SG3 Settlement Growth: Conservation of the countryside, including Green Belt CSSG4 Core Strategy Policy SG4 Settlement Growth: Design and Impact CSJB1 Core Strategy Policy JB1: Supporting the Harrogate District economy CSEQ1 Core Strategy Policy EQ1: Reducing risks to the environment CSEQ2 Core Strategy Policy EQ2: The natural and built environment and green belt LPC01 Harrogate District Local Plan (2001, as altered 2004) Policy C1, Conservation of Nidderdale A.O.N.B LPHD20 Harrogate District Local Plan (2001, as altered 2004) Policy HD20, Design of New Development and Redevelopment LPCFX Harrogate District Local Plan (2001, as altered 2004) Policy CFX, Community Facilities Protection APPLICATION PUBLICITY SITE NOTICE EXPIRY: 25.03.2016 PRESS NOTICE EXPIRY: REPRESENTATIONS PATELEY BRIDGE PARISH COUNCIL - The parish Council objects to this proposal. The objection is summarised: It supports the building renovation works The space proposed is not big enough The kitchen, beer cellar and toilets are inadequate The bar area should be brought into the building It is an Asset of Community Value, not referred to in the application. OTHER REPRESENTATIONS The Nidderdale AONB office comments are summarised: The JAC’s primary remit in commenting on applications for planning permission is to advise planning authorities and other bodies about the impact of development on the AONB’s landscape. They wish to see the design does not harm the character of the existing building or wider landscape. They are mindful of the concern being expressed by members of the local community who are understandably fearful about the possible loss of a valued amenity. The would therefore further request the Council ensures the function of the Inn in providing a place for meeting and socialising is protected in the process of re-development. The Council’s records show 59 objections and 5 letters of support. The objections are summarised: Loss of much needed community facility Not a satisfactory replacement facility Not proposing a viable business Loss of residential accommodation Over supply of holiday accommodation Drainage overload Glazing/works unsympathetic Highway Safety The Support comments are summarised: Building Improvements needed The continuance of the business was not viable VOLUNTARY NEIGHBOUR NOTIFICATION The applicant has advised: “We had two open days consulting the local community, this proved very helpful to us in understanding how the locals would like to use the amenity.” ASSESSMENT OF MAIN ISSUES 1. LAND USE PRINCIPLE Planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise. The Harrogate District Development plan comprises the Core Strategy (2009) and saved policies of the Harrogate District Local Plan 2001 (as amended 2004) and adopted Supplementary planning Guidance. 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. The NPPF is a material consideration in planning decisions, it advises as a key objective that there is a presumption in favour of sustainable development of which it prioritises three dimensions to sustainable development: economic, social and environmental. Core Strategy Policy JB1 states that the Borough Council will work with its partners and communities to maintain and enhance the economic role of the District and support innovation and enterprise. Particular importance is placed on developing sustainable holiday tourism throughout the District, and Market town renaissance which includes Pateley Bridge. The policy also supports the rural and agricultural economy and its diversification. The criterion in Core Strategy Policy SG3 and ‘saved’ Local Plan Policy TR4 also support the enhancement of the district’s economy whilst placing significant weight on sustainability, protection and conservation of the landscape and amenity. Local Plan policy CFX advises that Proposals involving the loss of land or premises in community use including public houses will not be permitted. There are exceptions to the policy where a satisfactory replacement facility is provided or there is no reasonable prospect of the existing use continuing on a viable basis with all options for continuance having been fully explored, as a priority and, thereafter securing a satisfactory viable alternative community use. Paragraph 28 of the NPPF sets out the Government’s policy on rural economic growth stating that planning should support economic growth in order to create jobs and prosperity by taking a positive approach to sustainable new development.