Agenda item

Considered -

 

The report of the Assistant Director of Planning – Community Development Services requesting Members to determine an amendment to the previously reported affordable housing condition on application 20/01706/EIAMAJ at land off Whinney lane, Harrogate; application 18/05202/EIAMAJ at land off Lady Lane and Whinney Lane, Harrogate; and application 22/01558/EIAMAJ on land between Beckwith Head Road, Otley Road, Howhill Road and Howhill Quarry Road, Harrogate and to determine a clarification and amendment to the previously reported planning self and custom build planning condition on application 20/01706/EIAMAJ on land at Whinney Lane; and application 18/05202/EIAMAJ on land off Lady Lane and Whinney Lane, Harrogate, North Yorkshire.

 

The report was brought before the committee because the amendments relate to material changes in strategic applications that form part of a wider ‘urban extension’ to the West of Harrogate which is included within the West of Harrogate Parameters Plan (WHPP). The purpose of bringing these matters under one report was to continue the aligned, holistic approach for the West Harrogate Project set out in the Harrogate District Local Plan and the WHPP.

 

A Planning Officer presented the Committee report highlighting the proposed alterations to the previous approvals; the site locations, viewpoints and descriptions; the context to the applications; planning guidance; and policy and planning considerations. The report provided conclusions and recommendations in relation to the proposed amendments. It was noted that subsequent to the previous approvals none of the S106 agreements had been signed and completed, therefore, no decision notices had been issued in relation to the 3 applications. Should Members be minded to approve the planning condition changes these would be incorporated and issued on the relevant decision notices following completion of the S106 agreements.

 

Members considered the report and the following issues were highlighted:-

 

·        Members expressed disappointment regarding the reduction in the percentage of affordable housing tat was being requested. It was explained that the transfer value of the properties had increased significantly which had led to a significant increase in costs for the developer. As the developer was entitled to obtain a certain level of return it had been agreed that a reduction in the percentage of affordable housing would retain the viability of these projects.

·        A level of self-build and smaller development had been included in the amendments to offset some of the concerns regarding a reduction in the percentage of affordable housing.

·        It was suggested that further negotiations should be undertaken with the developer in an attempt to raise the percentage of affordable housing provided from that indicated within the report. In response it was noted that the levels stated accorded with the appropriate policies, therefore, it would be difficult to renegotiate this position.

·        A number of Members were opposed to the amendments and it was proposed and seconded that these be refused, but the 5% self-build aspect of the revised scheme be retained.

·        Other Members considered that further negotiation should be undertaken with the developer to try and increase the percentage level of affordable housing before a decision was made and it was proposed and seconded consideration of the amendments be deferred to allow this to happen.

·        A Member proposed support for the Officer recommendations within the report but considered that further discussions were required with the developer to explore the provision of solar panels, the provision of ground source heat pumps and the type of stone used to ensure that it was conducive with the existing stonework in Harrogate. The proposal was seconded.

·        It was noted that a separate decision for each of the 3 applications covered in this report should be  made to ensure the autonomy of the application decisions.

 

The three recommendations were as follows:-

 

1. That planning permission be granted on 20/01706/EIAMAJ subject to amending conditions 33 and 47 to read as listed below. Subject to completion of a S106 agreement and all other planning conditions remaining as previously reported to Strategic Planning Committee on 13.08.2024.

 

2. That planning permission be granted on 18/05202/EIAMAJ subject to amending conditions 41 and 55 to read as listed below. Subject to completion of a S106 agreement and all other planning conditions remaining as previously reported to Strategic Planning Committee on 08.10.2024.

 

3. That planning permission be granted on 22/01558/EIAMAJ subject to amending condition 38 in relation to affordable housing to read as listed below. Subject to completion of a S106 agreement and all other planning conditions remaining as previously reported to Strategic Planning Committee on 10.12.2024.

 

A vote was taken separately on each of the recommendations in respect of each of the proposals highlighted above.

 

In respect of the proposal that further negotiation should be undertaken with the developer to try and increase the percentage level of affordable housing before a decision was made with consideration of the amendments deferred to allow this to happen voting for each of the recommendations was as follows:

 

1.     4 for

7 against

2 abstention

 

2.     4 for

7 against

2 abstention

 

3.     4 for

7 against

2 abstention

 

In respect of the proposal to refuse the amendments detailed in the report but retain the 5% self-build aspect of the revised scheme voting for each of the recommendations was as follows:

 

1.     3 for

9 against

1 abstention

 

2.     3 for

9 against

1 abstention

 

3.     3 for

9 against

1 abstention

 

Resolved –

 

1.     That planning permission be GRANTED on 20/01706/EIAMAJ subject to amending conditions 33 and 47 to read as listed below. Subject to completion of a S106 agreement and all other planning conditions remaining as previously reported to Strategic Planning Committee on 13.08.2024.

 

 Voting record

 

10 for

2 against

1 abstention

 

2.     That planning permission be GRANTED on 18/05202/EIAMAJ subject to amending conditions 41 and 55 to read as listed below. Subject to completion of a S106 agreement and all other planning conditions remaining as previously reported to Strategic Planning Committee on 08.10.2024.

 

Voting record

 

10 for

2 against

1 abstention

 

3.     That planning permission be GRANTED on 22/01558/EIAMAJ subject to amending condition 38 in relation to affordable housing to read as listed below. Subject to completion of a S106 agreement and all other planning conditions remaining as previously reported to Strategic Planning Committee on 10.12.2024.

 

Voting record

 

10 for

2 against

1 abstention