Agenda item

Report of Assistant Director – Planning.

Considered :-

The Assistant Director - Planning sought determination of a planning application for 53 residential dwellings with associated parking, public open space and landscaping (amended submission) at the land comprising field at 429829 457681 Knox Lane, Harrogate, North Yorkshire.

Stephen Readman and Damian Bowen spoke objecting to the application.

Councillor Paul Haslam spoke as Division Member for Bilton and Nidd Gorge.

Steve Hesmondhalgh spoke on behalf of the applicant in support of the application.

During consideration of the above application, the Committee discussed the following issues:-

• The Committee sought clarification from Officers that an additional 6 bore holes had been dug to check for land contamination and were informed that the contamination levels detected were considered acceptable.
• The shortage of affordable housing within the area and the site location within an allocated Local Plan site.
• The suitability of the site for residential development given its Special Landscape Area status.
• The impacts of the development on school capacities within the local area.
• Concerns relating to sustainable travel due to the proximity of public transport links, increased traffic congestion and the absence of a Travel Plan.
• Biodiversity protection and enhancement concerns.

The Officers recommendations that planning permission be approved in principle and delegated to the Assistant Director for Planning for planning to be granted subject to conditions and the completion of a S106 agreement were moved and seconded. A vote was taken and the motion was declared fallen with 2 votes for, 3 votes against and 1 abstention.

The decision :-

That contrary to Officers recommendations planning permission be REFUSED.

Voting Record

A vote was taken and the motion was declared carried with 5 votes for and 1 abstention.

Reason:-

The Committee’s reasons for refusing the application are as set out below:

1.     Insufficient evidence submitted to state that the development would be sustainable. The development would result in significant amounts of movement and would result in a severe impact on the highway network. In the absence of the submission of a Travel Plan, the scheme fails to meet the development requirements of site allocation H2 of the Harrogate District Local Plan. As a consequence, it has not been demonstrated that the scheme would comply with the requirements of Harrogate District Local Plan 2014 - 2035 Policy TI1 and NPPF Paras 111 and 113.

2.     The proposed residential development of the site by reason of its quantum of residential units and layout would provide a hard urban edge to the development, lacking in suitable landscaping and result in an adverse impact upon the Warrant Top Special Landscape Area at this important entrance to the town to the detriment of the visual amenity of the local area, contrary to the provisions of the Harrogate District Local Plan 2014 - 2035  Policies  HP3 (Local distinctiveness), HP4 (Protecting Amenity) and NE4 (Landscape Character).

3.     The proposed development would result in an unacceptable impact on biodiversity and would result in conflict between users of the open space area and wildlife (animals, fauna and trees) contrary to Harrogate District Local Plan 2014 - 2035 Plan Policies NE3 and NE4.

Note: Councillor Haslam spoke on the application as Division Member and therefore left the meeting room for the duration of the debate and vote on the item.

Note: The meeting was adjourned at 3.56 pm and reconvened at 4.07 pm.