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This application is recommended to be APPROVED subject to conditions detailed at paragraph 2.14 of this report. 1. Introduction and background 1.1 The Site 1.1.1 This application relates to a 0.35 hectare site on Caudle Hill in Fairburn. The site, which rises significantly travelling northwards into the site, is currently occupied by a series of steel frame barns and stone outbuildings, which are used in association with the adjacent Second Pinfold Farm. Vehicular access to the site is via Second Pinfold Farm. 1.1.2 The application site is located within a predominantly residential area being bounded on all sides by residential properties, with the exception of part of the western boundary which is bounded by open fields. The surrounding residential properties are designed in a variety of styles including traditional stone built cottages and farm buildings to the south, east and west while more modern detached units designed to respect the older buildings within the locality are located to the north and east of the site. 1.1.3 The site is located on the edge of Fairburn and as such the western boundary is located adjacent to land located within the Green Belt, identified as an area of locally important landscape. 1.2. The Proposal 1.2.1 Planning permission is sought to demolish the outbuildings and erect 4 two storey, detached dwellings, one with 3 beds and three with 4 beds, each with a detached garage. In order to facilitate access to the proposed dwellings a new access would be created from Caudle Hill, entering the site in-between an existing barn at Second Pinfold Farm and the rear boundary of Wee Nook Cottage. 1.3 Planning History 1.3.1 There is no relevant planning history. 1.4 Consultations 1.4.1 Fairburn Parish Council – No comments received to date. 1.4.2 North Yorkshire Bat Group – No comments received to date. 1.4.3 NYCC Highways – Advise that they have no objections to the proposed development subject to the attachment of a condition requiring the carriageway and any footways to be laid out and any lighting required to be installed prior to the occupation of any dwelling. 1.4.4 Selby Area Drainage – No comments received to date. 1.4.5 Yorkshire Water Service – No comments received to date. 254
1.4.6 Yorkshire Wildlife Trust – No comments received to date. 1.5 Publicity 1.5.1 This application was advertised by neighbour notification letters, which were sent to 14 neighbouring properties on the 14 th November 2011. A site notice was also displayed in order to advertise the proposals. 1.5.2 Four letters of representation have been received in response to the application publicity. The following issues have been raised – 2. The Report • When under construction the proposed development will result in neighbouring residents experiencing increased noise, dust and general disruption. • There is a high stone wall running along the eastern boundary of the site which is in a poor state of repair. In order to maintain privacy and protect residents during the construction phase the wall should be rebuilt to the same height, using a double stone construction – when doing so care should be taken to ensure that neighbours gardens are not damaged. • The proposed access road is located very close to the junction of Manor Court, Cut Road and Ings Mere Court and as such it will create further traffic problems in an already busy village, with existing car parking problems. • The introduction of the access road will result in some properties being sandwiched in between two roads. • The development should be of 4 dwellings and no more – when the Manor Court site was developed the number of units proposed kept increasing, resulting in neighbouring residents having to endure disruption caused by construction for a prolonged period. • The proposal will result in neighbouring properties experiencing a reduction in privacy. • The roof of one of the barns that will be demolished to facilitate the proposed development is made from asbestos and as such there are concerns over the spread of dust etc during demolition and the impact that this will have on health – a risk assessment should be undertaken prior to demolition, which should be carried out in accordance with current health and safety regulations. 2.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 states "if regard is to be had to the development plan for the purpose of any determination to be made under the planning Acts the determination must be made in accordance with the plan unless material considerations indicate otherwise". The development plan for the Selby District comprises the policies in the Selby District Local Plan (adopted on 8 February 2005) saved by the direction of the Secretary of State and the Regional Spatial Strategy for Yorkshire and the Humber (adopted 2008). 2.2 Selby District Local Plan 2.2.1 Please see note at start of agenda explaining the current status of the Local Plan. The relevant Selby District Local Plan Policies are: 255
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Meeting: PLANNING COMMITTEE Date: W
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Minutes Planning Committee Venue: C
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13.1 Application: 2012/0028/COU Loc
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• TAG2 have suggested alternative
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13.3 Application: 2012/0342/FUL Loc
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Public Speaker - Stephen Fell, Appl
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explained that the proposal was the
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Items for Planning Committee 12 Sep
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Policy Matters Detailed below is th
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Public Session Report Reference Num
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1.1.5 The site does not contain any
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the wider allocation contrary to Pa
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Further comments were received from
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expected to accommodate in the orde
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sufficient sites available within S
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The Council has a 5.57 year supply
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scheme of this size therefore has t
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the site and other panned hedgerows
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een carried out. Although it would
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character of surrounding dwellings
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• It would appear that the develo
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problems for local residents who, f
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2. The Report allow a further 8 yea
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Taking these in turn. vi) Provision
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2.8.11 The Regional Spatial Strateg
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compliance of the proposals with th
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• Vehicular site access arrangeme
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vehicles; and consider the needs of
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2.9.33 NYCC Highways have confirmed
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2.10.5 At a regional level the RSS
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2.11.5 The report concludes that th
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10) An appropriate flood risk asses
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ii. and a site-specific flood risk
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carried out in accordance with the
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earlier in this Report seeking use
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2.17.8 In conclusion, it is conside
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The indicative plans submitted demo
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infrastructure) and came into force
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2.22.9 As such the scheme is consid
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2.23 Climate Change, Energy Efficie
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have raised the need for affordable
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ii) affordable housing provision, r
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climate change flood event. Details
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The agreed drawings must be approve
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No dwellings shall be constructed w
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Public Session Report Reference Num
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Low Street to the south of the vill
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Reason for Refusal 1 The proposal b
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• The increase in numbers of resi
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of adoption an indicative capacity
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• Types and Sizes - Affordable Ho
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and that further clarification/evid
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ecording a condition should be appe
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• The provision of well designed
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presented as an Appendix within the
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We support the proposed preservatio
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- When travelling around Leeds and
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- The traffic projections are woefu
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- The Sherburn village centre is al
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determination must be made in accor
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xvi) xvii) xviii) Climate Change, E
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the Regional Spatial Strategy Polic
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2.9.1 Policy ENV1 (2) states that i
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2.9.10 In addition the report confi
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2.9.19 The Travel Plan Framework se
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Phase 1 development on Moor Lane, w
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2.10.6 In addition, Paragraph 58 of
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is no reason why the likely landsca
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2.14.2 In terms of flood risk the
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2.14.15 The application states that
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2.16.3 The Geoenvironmental Apprais
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stage and a condition can be utilis
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2.19.9 In commenting on the applica
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(b) directly related to the develop
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Primary Care Trust 2.22.10 In terms
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floorspace should secure at least 1
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allocated for housing purposes. It
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2.26.3 The key issues in the determ
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dwellings close to the watercourse
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(3) highway construction details in
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(ii) An independent Stage 2 Safety
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Reason: To safeguard to the rights
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Reason: In the interests of ecology
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171
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efficiency and cumulative impact th
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• Construction would be phased fr
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The Parish Council are not sure wha
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stronger emphasis on the delivery o
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The Council has no evidence of any
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The proposed development will only
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countryside. The authority will nee
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1.4.20 Ramblers' Association No res
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- Carousel Walk being opened up int
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- Time frame for development up to
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2.7 Key Issues • Village Design S
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2.8.10 Policy H2A was clear that th
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Elmet as being one of the most sust
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an assessment of the cumulative imp
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• Adequate facilities are provide
Page 203 and 204: 2.9.31 As such the scheme is consid
Page 205 and 206: • A linear belt of green space re
Page 207 and 208: The proposals are therefore conside
Page 209 and 210: watercourses. Furthermore flow atte
Page 211 and 212: granted subject to conditions to pr
Page 213 and 214: is in “outline” form details of
Page 215 and 216: protected during the construction s
Page 217 and 218: In light of the above, Officers wou
Page 219 and 220: 2.22.13 The scheme does not include
Page 221 and 222: Objectors have raised concerns rela
Page 223 and 224: would provide financial contributio
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Page 227 and 228: Report Reference Number: 2012/0401/
Page 229 and 230: land adjacent to units 11-14 on the
Page 231 and 232: 2.5.1 Please see note at start of a
Page 233 and 234: 2.8.2 Policy EMP9 of the local plan
Page 235 and 236: contamination or other environmenta
Page 237 and 238: 5.1 Planning Application file refer
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Page 241 and 242: Having reviewed the revised scheme
Page 243 and 244: 1.4 Consultations 1.4.1 Yorkshire W
Page 245 and 246: Policy H6: Policy ENV1: Policy ENV2
Page 247 and 248: ungalow to the south. To the east o
Page 249 and 250: that shall first be submitted to an
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Page 253: Report Reference Number: 2011/1049/
Page 257 and 258: 2.6.1 Policies Y1, YH5, H1, H2 and
Page 259 and 260: 2.7.9 Consequently, subject to the
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Page 263 and 264: uilding 4 or more units being requi
Page 265 and 266: The part of the access extending 6
Page 267 and 268: 4. Conclusion 4.1 As stated in the
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Page 271 and 272: This planning application is recomm
Page 273 and 274: • Policy YH1: Overall approach an
Page 275 and 276: 2.7.1 Selby District Local Plan Pol
Page 277 and 278: 2.8.6 The rear elevation of the dwe
Page 279 and 280: 1. The development for which permis
Page 281 and 282: 4 Conclusion As stated in the main
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Page 287 and 288: Please see note at start of agenda
Page 289 and 290: 2.6.3 Local Plan policy H6 identifi
Page 291 and 292: should be attached to these policie
Page 293 and 294: 2.12.2 Having assessed the proposal
Page 295 and 296: 3.1.2 Human Rights Act 1998 It is c
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Page 301 and 302: • The proposal places a property
Page 303 and 304: 2.6.1 Policies YH1 and H1 of the Re
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therefore considered that in respec
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2.11.3 The application site is loca
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is proportionate, taking into accou
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311
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Policies YH1, YH2, YH7, YH8, YH9, E
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damage the environment (flora and f
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3. The principle of a dwelling in t
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new buildings as inappropriate in G
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have detrimental adverse affect on
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2.15.2 The NPPF paragraph 94 states
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2.21.2 The proposed developed is th
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access) until splays are provided g
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329
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Report Reference Number 2012/0479/F
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1.3.5 An application for conservati
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8. Nature conservation and protecte
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2.9.7 NPPF, Paragraph 200, states p
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2.12.2 The NPPF paragraph 94 states
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the demolition and construction pha
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INFORMATIVE: An explanation of the
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3.1.2 Human Rights Act 1998 It is c
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Report Reference Number 2012/0443/F
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edrooms in the care home accommodat
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1.4.8 Yorkshire Wildlife Trust The
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2.8.3 The Local Planning Authority
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It is therefore concluded that the
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uildings shall be occupied or broug
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APPENDIX 1 The Town and Country Pla
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Sustainability Given that the propo
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covering being artificial slate. Th
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COUNTY ECOLOGIST It is recommended
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ASSESSMENT The principal issues to
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continually deteriorating building.
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The proposed development would invo
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The Landscape Assessment of the dis
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The submitted bat report states tha
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377
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1. Introduction and background 1.1
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Please see note at start of agenda
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policy since the previous approval
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Appendices: None 385
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387
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1. Introduction and background 1.1
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• Significant height increase fro
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which will have been judged to be a
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In the interests of visual amenity
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