OFFICER UPDATE NOTE
Selby and Ainsty Area Planning Committee – 20th November 2025
Agenda Item 4
2021/1176/FUL - Land at Junction of A19 and A163, York Road, Barlby, Selby, North Yorkshire
X4 Additional representations received – objecting including an email from Kier Mather MP
Reiteration of the following:
- Traffic and highway safety
- Concerns over the vitality of long established village store in the village
- Noise and light pollution
- Air quality and health risks from fuel vapour and run off
- Impact on residential amenity
- Changes to outlook
- Environmental concerns
- Petrol station need
- Will cause a harmful change to the character of the village, which currently avoids being over commercialised and maintains its rural charm.
- Fire hazard
- Anti-social behaviour
-
New issues raised
A Health Impact Assessment should have been submitted with the application. Officers do not consider this necessary due to its scale and its not been requested by the Environmental Health Officers in any response, however, should members require on then the application can be deferred. The context for this is within Paragraph 124 of the NPPF which states;
“Planning policies and decisions should promote an effective use of land in meeting the need for homes and other uses, while safeguarding and improving the environment and ensuring safe and healthy living conditions.”
Additional Technical highway objection
Additional objection from Jos Richardson & Son who employed Local Transport Projects to undertake a Transport Audit Nov 25 which is attached.
The principal issues outstanding are in their opinion:
- The adverse capacity impact of the scheme
- The substandard design of the roundabout
The above document states that 2 highway responses were not on file, however these were not formal responses and were discussions between the agent and highway officer prior to formal submission of amended plans.
Additional Condition recommended by the Environment Agency
The development hereby permitted shall not be commenced until such time as a
scheme to install oil and petrol separators has been submitted to, and approved in
writing by the local planning authority. The scheme shall be implemented as approved.
The scheme shall:
• be designed and constructed to have a capacity compatible with the area being
drained
• be installed prior to the occupation of the development and thereafter maintained
for the lifetime of the development
• ensure clean roof water and vehicle washdowns and detergents do not pass
through the interceptor(s)
Reason:
To protect the local water environment from pollution and to comply with Paragraph 187
(e) of the NPPF and Policy SP18 (8) of the Selby District Core Strategy Local Plan.
Agenda Item 6
2018/0934/FULM – Osbourne House, Union Lane Selby
Additional EV charging condition
Reason:
To encourage the use of low emission vehicles, in turn reducing CO2 emissions and energy consumption levels in accordance with Core Strategy Policy SP15.
Additional Information and a condition with regards to flooding
Flooding and Drainage Section paragraphs 10.52-10.64
Paragraph 181 of the NPPF states “When determining any planning applications, local planning authorities should ensure that flood risk is not increased elsewhere. Where appropriate, applications should be supported by a site-specific flood-risk assessment. Development should only be allowed in areas at risk of flooding where, in the light of this assessment (and the sequential and exception tests, as applicable) it can be demonstrated that:
a) within the site, the most vulnerable development is located in areas of lowest flood risk, unless there are overriding reasons to prefer a different location;
b) the development is appropriately flood resistant and resilient such that, in the event of a flood, it could be quickly brought back into use without significant refurbishment;
c) it incorporates sustainable drainage systems, unless there is clear evidence that this would be inappropriate,
d) any residual risk can be safely managed; and
e) safe access and escape routes are included where appropriate, as part of an agreed emergency plan.”
Officers have assessed this NPPF paragraph, and the application was accompanied by an updated site-specific flood risk assessment dated Aug 2025 as mentioned in the report.
Criteria a) - the site is all the same flood zone (2) and therefore cannot be accommodated on a lesser zone within the site.
Criteria b) – Condition 11 within the recommendation controls minimum floor heights of the new building to ensure its flood resistant and whilst the FRA didn’t include any specific resilience measures these are now control by B-Regulations (Regulation 24) which ensure the height of electrical sockets are 600mm above the estimated flood level. This will ensure that in the event of a flood the building can be quickly brought back into use.
Criteria c) – The FRA demonstrates that Sustainable drainage systems will not be possible due to ground conditions. The surface water will be stored on site then released to a drainage system off site. Condition 15 in the recommendation covers this.
Criteria d) – The FRA demonstrates that the site is not at risk from residual flooding and the flood level acts a preventative measure should this occur.
Criteria e) – The FRA does refer to the need for a Flood warning system and the need for a Flood Evacuation Plan therefore a condition has been added to cover this:
Additional Condition 28.
Prior to the first use of the development hereby approved, details of an Environment Agency 24 Flood Warning System and a Flood Evacuation Plan shall be submitted and approved by the Local Planning Authority. Once occupied the development shall adhere to these agreed measures throughout the lifetime of the use.
Reason:
To ensure that future occupants of the development are safe in the event of a flood,
and in accordance with Core Strategy Policy SP15 and NPPF paragraph 181.
Paragraph 181 of the NPPF is therefore satisfied.
NPPF paragraph 182 indicates that applications which could affect drainage on or around the site should incorporate sustainable drainage systems to control flow rates and reduce volumes of runoff, and which are proportionate to the nature and scale of the proposal. Sustainable drainage systems provided as part of proposals for major development should: a) take account of advice from the Lead Local Flood Authority; b) have appropriate proposed minimum operational standards; and c) have maintenance arrangements in place to ensure an acceptable standard of operation for the lifetime of the development.
As discussed above SuDS isn’t appropriate and the committee report paragraph 10.57 and 10.60 details how surface water is to be discharged off site, through a petrol interceptor with the flow rate and detailed conditioned by condition 15. This ensures compliance with NPPF paragraph 182.
Report correction:
Paragraph 10.106 should read:
The proposed development of the site would prevent younger people having access to the accommodation, due to the type sheltered accommodation being proposed and the proposed legal agreement which limits occupation to over 55’s. This will not have an impact on current housing stock in Selby as this is a proposed development but will impact on future housing choice for persons under 55.