PLANNING COMMITTEE 16 AUGUST 2016 (FROM 2.00 PM TO 2.32 PM)

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1 PLANNING COMMITTEE 16 AUGUST 2016 (FROM 2.00 PM TO 2.32 PM) PRESENT: Councillor John Mann in the Chair. Councillors Bernard Bateman, John Batt, Mike Chambers, Trevor Chapman, Shirley Fawcett, Ian Galloway, Andrew Goss, Sid Hawke, Pat Marsh, Christine Ryder, Nigel Simms, Alan Skidmore, Tom Watson and Robert Windass. Late Arrivals: None. Early Departures: None. 40/16 APOLOGIES FOR ABSENCE AND NOTIFICATION OF SUBSTITUTES: Notification had been received that Councillor Mike Chambers was to act as substitute for Councillor Stuart Martin, Councillor Christine Ryder for Zoe Metcalfe and Councillor Robert Windass for Councillor Margaret Atkinson. An apology for absence had been submitted by Councillor Jim Clark. 41/16 DECLARATIONS OF INTEREST: There were no declarations of interest. 42/16 MINUTES: The Minutes of the meeting of the Committee held on 2 August 2016 were approved as a correct record and signed by the Chair. (Thirteen Members voted for the motion and there were two abstentions) 43/16 EXEMPT INFORMATION: There was no exempt information. MATTERS WHICH THE COMMITTEE DEALT WITH UNDER DELEGATED POWERS 44/16 LIST OF PLANS: In accordance with the Scheme of Delegation, the Committee made the following decisions: 44/16(01) CASE NUMBER: 16/02477/OUT GRID REF: EAST NORTH APPLICATION NO.: E.OUT Rock Cottage Farm Farnham Lane Farnham Knaresborough North Yorkshire HG5 9JS Outline planning permission for the erection of 9 dwellings, demolition of various buildings and alterations to access with access, layout and scale considered (Site Area 0.84 ha).

2 APPLICANT: R A and N P Chapman DEFERRED for the following reason(s):- 1 For consideration at a future committee after responses from Highway Authority and Yorkshire Water are received. (Unanimous) 44/16(02) CASE NUMBER: 16/01445/OUT GRID REF: EAST NORTH APPLICATION NO.: K.OUT Ashdown Park Minskip Road Boroughbridge York North Yorkshire YO51 9HY Outline application for the erection of 4 dwellings with access, appearance, layout and scale considered (Site Area 0.2 ha). APPLICANT: John Moran And Sons (Grimsby) Ltd WITHDRAWN for the following reason(s):- 1 For consideration at a future Committee following clarification on the affordable housing contribution requirement. 44/16(03) CASE NUMBER: 16/02142/FUL GRID REF: EAST NORTH APPLICATION NO.: A.FUL Cruet Fold Hampsthwaite North Yorkshire Erection of 2 dwellings (Site Area 0.06 ha). APPLICANT: Mr Marshall APPROVED subject to the following conditions:- 1 The development hereby permitted shall be begun on or before The development hereby permitted shall not be carried out otherwise than in strict

3 accordance with the following plans: 1142/58A Proposed Site Layout Plan (Plots 1 & 2) dated 5th July /59 Proposed Plans & Elevations (Plots 1 & 2) dated April /61 Cross sections through the site dated July A detailed scheme for landscaping, including the planting of trees, the use of surface materials and site boundary treatment shall be submitted to the Local Planning Authority. Such a scheme shall specify the type of surface materials, height type and position of boundary treatment, and include details of any earthworks required. Once agreed the development shall be implemented in accordance with the approved details prior to the first occupation of the dwelling, and shall be retained for the life of the development. 4 Samples of the materials it is intended to be used externally in the construction of the roof and walls of the dwellings and garages hereby approved, shall be submitted for the written approval of the Local Planning Authority prior to the construction of the external walls of the development. Once agreed the development shall be implemented in accordance with the submitted details. 5 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and reenacting that Order with or without modification), no extensions, garages, outbuildings, roof or dormer windows other than any expressly authorised by this permission shall be erected without the grant of further specific planning permission from the local planning authority. 6 There shall be no excavation or other groundworks, except for investigative works, or the depositing of material on the site until the access to the site has been set out and constructed in accordance with the published Specification of the Highway Authority and the following requirement - the crossing of the highway verge and/or footway shall be constructed in accordance with the Standard Detail number E6. 7 There shall be no access or egress by any vehicles between the highway and the application site (except for the purposes of constructing the initial site access) until splays are provided giving clear visibility of 2m x 22m measured along both channel lines of the minor road Cruet Fold from a point measured 2m down the centre line of the access road. Once created, these visibility areas shall be maintained clear of any obstruction and retained for their intended purpose at all times. 8 No dwelling shall be occupied until the related parking facilities have been constructed in accordance with the approved drawing 1142/58A. Once created these parking areas shall be maintained clear of any obstruction and retained for their intended purpose at all times. 9 Notwithstanding the terms of any Order made under Section 59 of the Act (or any Act revoking and re-enacting that Section of the Act) the garages hereby approved

4 shall not be converted into domestic accommodation without the granting of an appropriate planning permission. 10 There shall be no access or egress by any vehicles between the highway and the application site until details of the precautions to be taken to prevent the deposit of mud, grit and dirt on public highways by vehicles travelling to and from the site have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. These facilities shall include the provision of wheel washing facilities where considered necessary by the Local Planning Authority in consultation with the Highway Authority. These precautions shall be made available before any excavation or depositing of material in connection with the construction commences on the site and be kept available and in full working order and used until such time as the Local Planning Authority in consultation with the Highway Authority agrees in writing to their withdrawal. 11 In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced and approved in writing by the Local Planning Authority. Where remediation is necessary a remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise approved in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority. Reasons for Conditions:- 1 To ensure compliance with Sections of the Town and Country Planning Act For the avoidance of doubt and in the interests of proper planning. 3 In the interest of retaining suitable visibility splays and the appearance of the site in accordance with Core Strategy Policy SG4. 4 In order to ensure that the materials used conform to the amenity requirements of the locality in accordance with Core Strategy Policy SG4. 5 In order to protect the visual amenities of the surrounding area in view of the prominence of this site in accordance with Core Strategy Policy SG4. 6 To ensure a satisfactory means of access to the site from the public highway in the

5 interests of vehicle and pedestrian safety and convenience in accordance with Core Strategy Policy SG4. 7 In the interests of road safety in accordance with Core Strategy Policy SG4. 8 To provide for adequate and satisfactory provision of off-street accommodation for vehicles in the interest of safety and the general amenity of the development in accordance with Core Strategy Policy SG4. 9 To ensure the retention of adequate and satisfactory provision of off-street accommodation for vehicles generated by occupiers of the dwelling and visitors to it, in the interest of safety and the general amenity the development in accordance with Core Strategy Policy SG4. 10 To ensure that no mud or other debris is deposited on the carriageway in the interests of highway safety in accordance with Core Strategy Policy SG4. 11 In the interests of residential amenity environmental amenity of the development in accordance with Core Strategy Policy SG4 and EQ1. INFORMATIVES 1 In respect of condition 6 you are advised that a separate licence will be required from the Highway Authority in order to allow any works in the adopted highway to be carried out. The 'Specification for Housing and Industrial Estate Roads and Private Street Works' published by North Yorkshire County Council, the Highway Authority, is available at the County Council's offices. The local office of the Highway Authority will also be pleased to provide the detailed constructional specification referred to in this condition. (Unanimous) 44/16(04) CASE NUMBER: 15/05603/RG3 GRID REF: EAST NORTH APPLICATION NO.: A.RG3 Garages Meadow Vale Green Hammerton North Yorkshire Erection of 2 semi-detached dwellings with associated access and demolition of existing garages (Site Area 0.07ha). APPLICANT: Harrogate Borough Council APPROVED subject to the following conditions:- 1 The development hereby permitted shall be begun on or before The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details including - on the 21st December 2015 Location plan

6 - on the 15th July 2016 proposed site plan (Drawing No. 07-B1) and plans and elevations (Drawing No. 08A) - on the 18th December 2015 contaminated land survey (Soil Environment Services Ltd - December 2015) 3 Samples of the materials it is intended to be used externally in the construction of the roof and walls of the development hereby approved, shall be submitted for the written approval of the Local Planning Authority and the development shall not be started before any such approval. Development shall be carried out strictly in accordance with the approved details. 4 No dwelling shall be occupied until the related parking facilities have been constructed in accordance with the approved drawing proposed site plan. Once created these parking areas shall be maintained clear of any obstruction and retained for their intended purpose at all times. 5 There shall be no access or egress by any vehicles between the highway and the application site until details of the precautions to be taken to prevent the deposit of mud, grit and dirt on public highways by vehicles travelling to and from the site have been submitted to and approved in writing by the Local Planning Authority. These facilities shall include the provision of wheel washing facilities where considered necessary by the Local Planning Authority in consultation with the Highway Authority. these precautions shall be made available before any excavation or depositing of material in connection with the construction commences on the site and be kept available and in full working order and used until such times as the Local Planning Authority in consultation with the Highway Authority in writing to their withdrawal. 6 Unless otherwise approved in writing by the Local Planning Authority, there shall be no HCVs brought onto the site until a survey recording the condition of the existing highway has been carried out in a manner approved in writing by the Local Planning Authority in consultation with the Highway Authority 7 Unless approved otherwise in writing by the Local Planning Authority there shall be no establishment of a site compound, site clearance, demolition, excavation or depositing of material in connection with the construction on the site until proposals have been submitted to and approved in writing by the Local Planning Authority for the provision of: a) on-site parking capable of accommodating all staff and sub-contractors vehicles clear of the public highway b) on-site materials storage area of accommodating all materials required for the operation of the site c) The approved areas shall be kept available for their intended use at all times that construction works are in operation 8 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and reenacting that Order with or without modification), no extensions, garages, outbuildings, roof or dormer windows other than any expressly authorised by this permission shall be erected without the grant of further specific planning

7 permission from the local planning authority. 9 In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced and approved in writing by the Local Planning Authority. Where remediation is necessary a remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise approved in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority. 10 A detailed scheme for landscaping, including the planting of trees and or shrubs and the use of surface materials shall be submitted to the Local Planning Authority and no development shall take place until the Local Planning Authority have approved a landscaping scheme; such scheme shall specify materials, species, tree and plant sizes, numbers and planting densities, and the timing of implementation of the scheme, including any earthworks required. The approved landscaping scheme shall be carried out in accordance with the agreed details and timetable for implementation. Reasons for Conditions:- 1 To ensure compliance with Sections of the Town and Country Planning Act In order to ensure compliance with the approved drawings. 3 In the interests of visual amenity. 4 To provide for adequate and satisfactory provision of off-street accommodation for vehicles in the interest of safety and the general amenity of the development 5 To ensure that no mud and debris is deposited on the carriageway in the interests of highway safety 6 In the interests of highway safety and the general amenity of the area 7 To provide for appropriate on-site vehicle parking and storage facilities, in the interests of highway safety and the general amenity of the area. 8 To prevent over development of the site and to protect the amenity of neighbours 9 In the interests of health and safety 10 To safeguard the rights of control by the Local Planning Authority in these respects

8 and in the interests of amenity. (Madeleine Bell (Head of Housing and Property at Harrogate Borough Council) attended the meeting and spoke to the item under the Council s Opportunity to Speak Scheme) (Ten Members voted for the motion, five against) 44/16(05) CASE NUMBER: 16/02065/OUT GRID REF: EAST NORTH APPLICATION NO.: F.OUT High Drive Rudgate Whixley York North Yorkshire YO26 8AL Erection of 1 bungalow (Site Area 0.05 ha). APPLICANT: Mr R Hamilton WITHDRAWN At the request of the applicant 44/16(06) CASE NUMBER: 16/01640/FUL GRID REF: EAST NORTH APPLICATION NO.: A.FUL 73 Green Lane Harrogate HG2 9LN Erection of replacement dwelling (Site Area 0.05 ha). APPLICANT: Mr J Clay APPROVED subject to the following conditions:- 1 The development hereby permitted shall be begun on or before Unless modified by other conditions of this consent development shall be carried out in accordance with the following approved plans, all received by the Local Planning Authority on 28 June 2016: C - Proposed Site Plan C - Proposed Floor Plans C - Proposed Elevations C - Proposed Sections

9 3 Prior to commencement of external walling, samples of the materials to be used for the external wall and roof finishes of the dwelling hereby approved shall be submitted for the approval in writing of the local planning authority. Thereafter development shall be carried out as approved. 4 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order), no further windows or doors shall be inserted in the north west elevation of the dwelling hereby approved, without the further grant of planning permission from the Local Planning Authority. 5 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions, additions or alterations to the roof, garages or other outbuildings shall be erected on or within the curtilage of the dwelling hereby permitted without the grant of further specific planning permission from the local planning authority. 6 Prior to the development hereby permitted being first brought into use, the first metre of existing boundary screening to the south east of the proposed vehicular access shall be removed and this area shall thereafter remain free of any obstruction greater than 1 metre in height for the life of the development. 7 In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced and approved in writing by the Local Planning Authority. Where remediation is necessary a remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. The approved remediation scheme must be carried out in accordance with its terms prior to the recommencement of development (excluding any development that is required in order to carry out remediation), unless otherwise approved in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the

10 remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority. 8 At least one integrated bat brick shall be incorporated into the replacement dwelling hereby approved and thereafter retained for the life of the development Reasons for Conditions:- 1 To ensure compliance with Sections of the Town and Country Planning Act In the interests of proper planning and for the avoidance of doubt 3 In the interests of visual amenity 4 In the interests of privacy and residential amenity 5 In the interests of visual and residential amenity 6 To improve visibility at the site access in the interests of vehicle and pedestrian safety. 7 To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policies SG4 and EQ1 of the Harrogate District Core Strategy. 8 To ensure the redevelopment of the site does not result in the loss of potential habitat for protected species, in accordance with the objectives of paragraph 118 of the National Planning Policy Framework. (Unanimous) 45/16 APPLICATIONS DETERMINED BY OFFICERS: The Chief Planner submitted a list of planning applications determined under delegated powers, and also those delegated to himself in consultation with the Chair and Vice Chair of the Committee, which had been approved since the last meeting. RESOLVED (UNANIMOUSLY): That the report be received. (D)