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contamination associated with former land uses at the site. Having reviewed the historical Ordnance Survey extracts presented as an Appendix within the AIGC report, Wilbourn Associates concur with this view. • No visual or olfactory evidence of contamination was noted during AIGC's ground investigation. • In terms of contamination AIGC conclude that based on an inspection of the historical plans, the site has not previously been occupied by any potentially contaminative land uses. Furthermore, no significant made ground or gross contamination was identified during the ground investigation and that no significant ground remediation is anticipated. Based on the information provided by AIGC Wilbourn Associates concur with these conclusions. • Wilbourn Associates would recommend that if unforeseen contamination is detected during the course of the redevelopment then Selby District Council should be informed in the first instance. • AIGC conclude that although the site is at negligible risk from landfill gas from known landfill sites and is unlikely to be affected by mines gas emissions, basic radon protective measures are required within new dwellings at the site. Wilbourn Associates agree with these conclusions. • In terms of coal mining the site has been affected by subsidence due to past coal mining and it is understood that remedial drainage works have been carried out. However, subsidence associated with the known deep mining should now be complete and further movements should only occur if the ground is subjected to significant surcharge. Loadings associated with residential developments are not significant in this respect. Wilbourn Associates are not specialists in this field and given the time lapse since the acquisition of the Coal Authority report would advise that they are contacted to obtain further information. • As the site is located in a Radon Affected area and recommendations have been made for basic radon protection measures, the developer should ensure that the following is carried out: o use of 1200 gauge polyethylene DPM or DPC with suspended concrete floors or ground bearing floor slabs; o continuous membrane across cavity walls; o cavity tray in external walls; and fully sealed service entries/exits. In addition on completion of the development written confirmation, accompanied by photographic evidence, should be provided by the developer to Selby District Council to confirm that this has been carried out. • As the ‘Geoenvironmental Appraisal’ report has revealed that the site has been affected by subsidence due to past coal mining and it is understood that remedial drainage works have 38
een carried out. Although it would appear that subsidence associated with the known deep mining should now be complete Wilbourn Associates are not specialists in this field and therefore recommend that the developer seeks specialist advice from the Coal Authority prior to the commencement of the development. 1.4.16 North Yorkshire County Council (Planning) Application NY/2012/0171/COU for change of use of land adjacent to the school to ensure adequate primary education facilities has been approved at the meeting of the Planning and Regulatory Functions Committee on 28 August 2012. 1.4.17 Selby District Council - Housing Services No response received within the statutory period. 1.4.18 North Yorkshire Fire & Rescue Service No response received within the statutory period. 1.4.19 Fields In Trust No response received within the statutory period. 1.4.20 Ramblers' Association No response received within the statutory period. 1.4.21 Yorkshire Electricity No response received within the statutory period. 1.4.22 Selby District Discrimination Federation (Mr Alan Hartley) No response received within the statutory period. 1.4.23 National Planning Casework Unit No response received within the statutory period. 1.4.24 North Yorkshire Bat Group No objection. 1.4.25 Natural England Ecology Surveys revealed active use of the ditches and watercourse neighbouring the site by water voles and we are pleased to see the retention and enhancement of such features for water voles and other wildlife. Water voles are protected species under the Wildlife and Countryside Act 1981(as amended by the Countryside and Rights of way Act 2000) and are therefore a material consideration in the planning process. We appreciate the proposed use of protective fences in section 10 of the Ecology report during the construction phase of the development to safeguard not only water voles but also the waterway habitat, retained trees and hedgerows. Water vole mitigation should be considered at all stages of construction and site development. 39
Page 1 and 2: Meeting: PLANNING COMMITTEE Date: W
Page 3 and 4: Minutes Planning Committee Venue: C
Page 5 and 6: 13.1 Application: 2012/0028/COU Loc
Page 7 and 8: • TAG2 have suggested alternative
Page 9 and 10: 13.3 Application: 2012/0342/FUL Loc
Page 11 and 12: Public Speaker - Stephen Fell, Appl
Page 13 and 14: explained that the proposal was the
Page 15 and 16: Items for Planning Committee 12 Sep
Page 17 and 18: Policy Matters Detailed below is th
Page 21 and 22: Public Session Report Reference Num
Page 23 and 24: 1.1.5 The site does not contain any
Page 25 and 26: the wider allocation contrary to Pa
Page 27 and 28: Further comments were received from
Page 29 and 30: expected to accommodate in the orde
Page 31 and 32: sufficient sites available within S
Page 33 and 34: The Council has a 5.57 year supply
Page 35 and 36: scheme of this size therefore has t
Page 37: the site and other panned hedgerows
Page 41 and 42: character of surrounding dwellings
Page 43 and 44: • It would appear that the develo
Page 45 and 46: problems for local residents who, f
Page 47 and 48: 2. The Report allow a further 8 yea
Page 49 and 50: Taking these in turn. vi) Provision
Page 51 and 52: 2.8.11 The Regional Spatial Strateg
Page 53 and 54: compliance of the proposals with th
Page 55 and 56: • Vehicular site access arrangeme
Page 57 and 58: vehicles; and consider the needs of
Page 59 and 60: 2.9.33 NYCC Highways have confirmed
Page 61 and 62: 2.10.5 At a regional level the RSS
Page 63 and 64: 2.11.5 The report concludes that th
Page 65 and 66: 10) An appropriate flood risk asses
Page 67 and 68: ii. and a site-specific flood risk
Page 69 and 70: carried out in accordance with the
Page 71 and 72: earlier in this Report seeking use
Page 73 and 74: 2.17.8 In conclusion, it is conside
Page 75 and 76: The indicative plans submitted demo
Page 77 and 78: infrastructure) and came into force
Page 79 and 80: 2.22.9 As such the scheme is consid
Page 81 and 82: 2.23 Climate Change, Energy Efficie
Page 83 and 84: have raised the need for affordable
Page 85 and 86: ii) affordable housing provision, r
Page 87 and 88: climate change flood event. Details
Page 89 and 90:
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
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2.9.31 As such the scheme is consid
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• A linear belt of green space re
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The proposals are therefore conside
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watercourses. Furthermore flow atte
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granted subject to conditions to pr
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is in “outline” form details of
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protected during the construction s
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In light of the above, Officers wou
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2.22.13 The scheme does not include
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Objectors have raised concerns rela
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would provide financial contributio
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225
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Report Reference Number: 2012/0401/
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land adjacent to units 11-14 on the
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2.5.1 Please see note at start of a
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2.8.2 Policy EMP9 of the local plan
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contamination or other environmenta
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5.1 Planning Application file refer
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239
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Having reviewed the revised scheme
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1.4 Consultations 1.4.1 Yorkshire W
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Policy H6: Policy ENV1: Policy ENV2
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ungalow to the south. To the east o
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that shall first be submitted to an
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251
Page 253 and 254:
Report Reference Number: 2011/1049/
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1.4.6 Yorkshire Wildlife Trust - No
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2.6.1 Policies Y1, YH5, H1, H2 and
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2.7.9 Consequently, subject to the
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acceptable in highway safety terms
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uilding 4 or more units being requi
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The part of the access extending 6
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4. Conclusion 4.1 As stated in the
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269
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This planning application is recomm
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• Policy YH1: Overall approach an
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2.7.1 Selby District Local Plan Pol
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2.8.6 The rear elevation of the dwe
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1. The development for which permis
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4 Conclusion As stated in the main
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283
Page 285 and 286:
Page 287 and 288:
Please see note at start of agenda
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2.6.3 Local Plan policy H6 identifi
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should be attached to these policie
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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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297
Page 299 and 300:
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
Page 309 and 310:
is proportionate, taking into accou
Page 311 and 312:
311
Page 313 and 314:
Policies YH1, YH2, YH7, YH8, YH9, E
Page 315 and 316:
damage the environment (flora and f
Page 317 and 318:
3. The principle of a dwelling in t
Page 319 and 320:
new buildings as inappropriate in G
Page 321 and 322:
have detrimental adverse affect on
Page 323 and 324:
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
Page 331 and 332:
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
Page 339 and 340:
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
Page 347 and 348:
Report Reference Number 2012/0443/F
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edrooms in the care home accommodat
Page 351 and 352:
1.4.8 Yorkshire Wildlife Trust The
Page 353 and 354:
2.8.3 The Local Planning Authority
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It is therefore concluded that the
Page 357 and 358:
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
Page 363 and 364:
covering being artificial slate. Th
Page 365 and 366:
COUNTY ECOLOGIST It is recommended
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ASSESSMENT The principal issues to
Page 369 and 370:
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
Page 387 and 388:
387
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1. Introduction and background 1.1
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• Significant height increase fro
Page 393 and 394:
which will have been judged to be a
Page 395 and 396:
In the interests of visual amenity
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