Yorkshire Dales National Park Authority

Transcription

1 3 3 8 El Sub Sta to 3 38 PLACE PLACE HILL HILL PLACE PLACE HILL HILL PLACE PLACE PLACE HILL HILL HILL PLACE PLACE PLACE PLACE PLACE PLACE PLACE Raikes Gallery 8 Lea Old Dairy Lea Hudson (Enterprise Centre) 5 3 Cherry Overton 5 ANVIL ANVIL ANVIL ANVIL Hay Loft 4 to 3 b a White 0 Langhorne Langhorne Barn Bracken Greenside Prospect 7 5 Prospect Lee Holme Inglenook Briar Dene Rokeby Harland Alpine Terrace Alma Flats Pink 3 Kernot Court West View Sundale Croft Ho Cragside Moorlands Braefoot Tynedale Dalesmoor Rose Cott Dinmore Barn Arkle Beckstones Charlies Stable Greystones Burton Mill Turbine Sheep Wash Woodyard Woodyard Farm Arkle Yorkshire Dales National Park Authority Application Code: Committee Date: 4/07/05 Location: Orton Works, Reeth Earthwork Track Town End Hall Sheep Wash Sinks Moor Garth Pond Track Issues Stony Thwaite Sinks Braemar Spring Orton Well Spring Arkle Terrace Carbery HILL HILL HILL HILL HILL HILL HILL Ashlands Little Ashlands Barn End Greystones Glyndale Arkleholme Hill East Arkle Edge View REETH DALES CENTRE REETH DALES CENTRE Hall Hill Millwood Greencroft Edgemont Manse Rockmount Garage Hill Crest Farrhulm Wanda Ryduna South View Fellside Helmgarth Overton Buck Hotel Arkle Beckside School SILVER STREET SILVER STREET Manse 9 F Sta PCs TCB Burgoyne Hotel Shelter Wr T Ivy Chapel Burnside Arkleside Hotel Hope Hope South Applegarth QUAKER QUAKER El Sub Sta DRIVE DRIVE DRIVE LANGHORNE LANGHORNE Toker Dene Half Moon s Mews Black Bull Hotel Kings Arms Hotel Old Temperance Wr T Market Place Tyneholme Reeth PO Meml FS Alpine Daleholm Daleholm Museum Chetwynd Sunnycot Holme Moorlands Tennis court Path (um) Arkle Beck Moor Croft Haven Mona Galway Hexham Cott New Haven Playground Bungalow Builder's Yd Nook Frear SQUARE SQUARE SQUARE SQUARE Walpardo Metcalfes Farm Sowden Church Welbeck Sorrel Lee Side Oakworth Ho Hackney Corinium Bridge Terrace Sinks Braemar Spring Stony Thwaite Orton Well Spring Barn Beckstones Arkle Terrace Ashlands Carbery Barn 4 Charlies Stable Greystones Turbine Burton Mill Little Ashlands End 7 REETH DALES CENTRE 0 Greystones Hall Glyndale Arkleholme Hill 7 5 Hill Edge View Millwood East Arkle Raikes OVERTON OVERTON GARTH GARTH Greencroft Edgemont Manse Rockmount Croft Ho Cragside South View Fellside Hill Crest Inglenook Briar Dene Helmgarth Dalesmoor Rose Cott Dinmore Arkle Garage Farrhulm Wanda Gallery Overton Lea Hay Loft Buck Hotel Ryduna Beckside 4 9 Manse 8 Old Dairy Lea F Sta 5 4 b a PCs Langhorne Langhorne TCB Burgoyne Hotel Shelter Wr T Ivy Rokeby Harland Lee Holme Chapel 3 Kernot Court Burnside Arkleside Hotel Hope Hope South Applegarth FOR REFERENCE PURPOSES ONLY. NO FURTHER COPIES TO BE MADE Crown copyright and database rights 0 Ordnance Survey Additional information: Yorkshire Dales National Park Authority

2 Application No: District: Parish: Applicant's Name: Grid Ref: Richmondshire Reeth Fremington Healaugh Mr C Procter, SE Received by YDNP: 8/05/05 Officer: Paul Martinson PROPOSAL: LOCATION: full planning permission for erection of guest house and demolition of some existing buildings on the site and extension and conversion of existing office building to form manager's accommodation Orton Works, Reeth CONSULTEES Reeth, Fremington & Healaugh PC Reeth & Arkengarthdale Ward NYCC - Area Richmond Highway Depot CEHO Richmondshire DC Fire & Rescue Service North Yorkshire Building Control Yorkshire Water Services Ltd Wildlife Conservation Officer Area Ranger (Swaledale) PUBLIC RESPONSES Fully supports the application, subject only to the comments of the immediate neighbours. No response received. No objections subject to conditions. No objections subject to conditions to control noise, odour, contaminated land and dust. No objections. No response received. No response received. No objections. No objections subject to informative with regard to obstruction of the right of way. 9 responses have been received from the occupiers of neighbouring properties, the content of which is summarised below: ) Concerns over the increase in height of the building and an overbearing and overshadowing impact on the neighbouring properties; ) dining area window would overlook the properties oppposite; 3) Request that the west elevation windows are obscure glazed; 4) Concern with regard to the proximity of the kitchen and laundry room to neighbouring 4 Jul 05 Page: 8

3 garden and potential for noise and smells; 5) Existing access from Mill Hill is poor and unsafe; ) Concern that the site would be used as a through route to Mill Hill; 7) Unclear which access will be used; 8) Proposal would lead to additional traffic on Hill Close; 9) re is asbestos on the roof of the existing garage; 0) Render is out of keeping with the area; ) drawings are inaccurate. RELEVANT PLANNING POLICIES B7(0) - Building Design B8(0) - Conservation Areas E3(0) - Existing Employment Sites GP(0) - National Park Purposes GP(0) - General Design Policy OFFICER OBSERVATIONS Schedule No:3 REASON FOR COMMITTEE CONSIDERATION In the opinion of the Head of Development Management it is in the best interests of the National Park Authority that this application is considered at Committee as the previous applications for similar developments have been determined in this way. APPLICATION SITE application relates to a plot of land approximately 0. hectare in area, located to the north-eastern side of Reeth. It is an existing employment site, most recently used as a builder s yard (Blenkiron s). It contains a number of existing single storey workshop sheds and storage buildings and a large area of hardstanding. It lies immediately adjoining the Reeth Conservation Area and a Public Right of Way runs directly to the east. site is surrounded to the east, south and west by existing residential development. Open pasture exists directly to the north. site has predominantly been accessed from Mill Hill, although a secondary access does exist onto Hill Close. PROPOSAL application is for the erection of a guest house following demolition of existing buildings on the site. proposal also involves the conversion of the existing garage building to form a laundry room and kitchen as well the conversion and extension of the existing office building to form manager s accommodation. proposed guest house would be constructed over the footprint of the existing timber faced workshop buildings that front onto Mill Hill and which would be demolished as part of the proposal. new building would be stone faced to the east and north elevations and would be rendered to the west and south elevations. building would be predominantly storey with a single storey element attached to the west gable. This would be set back from the Mill Hill elevation. rear (west) elevation of the building would be attached to the existing single storey pitched roof garage building which would be reroofed and 7 no. solar panels would be installed as part of the development. This building would be used to house the laundry room and kitchen as well as accommodating no. customer/staff toilets. existing detached office building to the north of the site would be converted to single 4 Jul 05 Page: 9

4 storey manager s accommodation comprising of a kitchen, living room, bedroom and bathroom. This would involve the erection of a.5m x 3.9m lean to extension to the west elevation. extension would be rendered and finished with concrete roof tiles to match the existing building. guest house would incorporate a dining area with a mezzanine floor which would be located in the southern end of the building adjacent to Mill Hill. central part of the ground floor would accommodate the stair case and a lounge and reception area with pedestrian access from Mill Hill. 7 letting bedrooms would be provided in total, with 3 provided at ground floor level and 4 on the first floor. 3 ground floor bedrooms have been designed for wheelchair access. All bedrooms would have windows to the front of the building with only bathroom and corridor windows being located on the rear (west) elevation. No windows would be installed on the south elevation, whilst French doors would be installed in the north elevation at ground floor and a single window serving a bedroom at first floor. Parking for up to 8 vehicles would be provided in the hardsurfaced areas to the north of the buildings. RELEVANT PLANNING HISTORY re have been 3 applications made at this site for its redevelopment since its closure in 0. first application (R/07/87A) sought planning permission for the erection of a 3 bedroomed dwelling to form a live/work unit. This application was withdrawn on 8th June 0 following a recommendation of refusal on the basis of the proposal being tantamount to a new detached dwelling on an employment site, failure to demonstrate a lack of demand for alternative employment uses, impact on residential amenity of 5 and Hill Close in terms of overshadowing and overbearing, and lack of information in respect of the end use and the highway access. second application (R/07/87B) sought planning permission for a large open market dwelling positioned centrally within the site. This application was refused at Committee on 9th April 03 on the grounds of not meeting a local housing need, loss of an employment use, lack of car parking, poor design, impact on character and appearance of the area, excessive scale and impact on residential amenity contrary to policies GP, B7, E3, HDP, HDP7, TA, TA4. most recent planning application (R/07/87C) for the erection of a guest house was refused at Committee on 0th June 04 having been deferred on occasions to allow for the submission of amended drawings. eventual reasons for refusal were the poor quality design of the proposal and harmful impact on the character of the area, the impact on residential amenity; particularly no. 5, and 7 Hill Close, the likely loss of employment land to the south, and discrepancies in the plans leading to a lack of clarity in the proposal. This application proposed a guest house building positioned more centrally in the site than currently proposed and was more prominent from the access on Hill Close. full length of the building was located close to the rear of properties on Hill Close and was considered to have an overbearing impact. building had a long linear expanse of unbroken roof and included a large m wide area of timber boarding at ground floor which was due to the building straddling a sewer easement required by Yorkshire Water. All of this amounted to poor design which would need to be significantly improved if an application were to be considered acceptable. 4 Jul 05 Page: 0

5 KEY ISSUES: -principle of the development -siting and design -impact on setting of conservation area -impact on residential amenity -highway safety -impact on protected species PRINCIPLE OF THE DEVELOPMENT Saved policy E3 of the adopted Yorkshire Dales Local Plan aims to support the retention and expansion of businesses on existing employment sites. National Park Management Plan (007-0) seeks to safeguard existing employment sites and buildings to retain a mixture of available workspace and reduce pressure for development to replace premises lost to other uses. Paragraph 8 of the National Planning Policy Framework (NPPF) states that Local Planning Authorities should seek to support the sustainable growth and expansion of business and enterprises in rural areas through the conversion of existing buildings and well designed new buildings. proposed use could be considered to be predominantly an employment use with only a small building set aside for a self contained residential unit for occupation by a manager to provide on site supervision. applicant has indicated that the proposed development would provide jobs for 3 full time and part time employees. No indication has been given of the existing number of employees on the site or recently employed on the site. However, the Authority s employment policies do not specify whether they seek to retain the number of employment opportunities that a business can provide or just the use of land for employment use, no matter how few jobs are created. proposed use is an employment use, and would allow for the creation of the equivalent of 4 full time jobs at a site which has been vacant for some time. It is therefore considered that the redevelopment of the site to form a guest house is acceptable in principle and would comply with policy E of the Yorkshire Dales Local Plan (00). SITING AND DESIGN siting of the guest house has been moved to the southern part of the site, over the footprint of the existing buildings which the applicant has now agreed to demolish. This would avoid the sewer line and most sensitive part of the site in terms of the impact on occupiers of Hill Close. applicant is still seeking to retain the garage building and the existing office building to provide managers accommodation; however, overall, the proposal is a significant improvement in terms of its siting, and general arrangement, from the previous submissions. Construction over the footprint of the existing buildings is welcomed and the use of more appropriate materials, natural stone, timber windows and doors, and reconstituted stone slates laid in diminishing courses, would be reflective of the character of the surrounding area. design has also been improved significantly and consists of 3 separate elements. Firstly, a dining area element with mezzanine floor that includes part of the lounge and reception area and a first floor bedroom. This element would be stepped down from the main central part of the building and would be relatively low at m high to the ridge. In appearance it would be more reflective of the previous use of the site. windows would be 3 over 3 sliding sashes together with a large cart shed style opening on the ground floor serving the dining area. A further full length glazed door style opening 4 Jul 05 Page:

6 would serve the lounge area with a vertically boarded timber door providing access into the dining area from Mill Hill. main section of the building would be more domestic in appearance with a similar window arrangement to the neighbouring property, Manse. se windows would be simple timber sliding sash windows. This part of the building would include the majority of the bedrooms as well as the main entrance and lounge area. final element of the building would be single storey which would be stepped back from the front elevation of the main building and would incorporate bedrooms. building would be faced with stone to the north and east elevations, whilst it is proposed to render the south and west elevations with a simple uncoloured cement render. gable facing the Manse is not prominent in public views and the rendering of gables is relatively common feature of buildings around the application site. west elevation of the two storey part of the building would not be prominent in any public views as it would face toward the properties on Hill Close and would be screened by the existing garage building. However, the west elevation of the single storey section is more prominent and is likely to be visible from Hill Close. It is therefore considered that this single storey section of wall should be stone faced to match the rest of the development and it is recommended that a condition is imposed to secure this. re are no objections to the visible section of south facing gable of the single storey element being rendered. It is proposed to retain the existing garage which would be converted to provide the kitchen, laundry room, and cold room. Although the roof would most likely need to be replaced, no details of this have been provided. It is therefore recommended that details are reserved by planning condition. Although an unattractive building, the garage is not prominent in any public views and would be screened from Mill Hill by the proposed development. As such its retention is considered acceptable. existing office building is proposed to be converted to manager s accommodation with an extension to the western elevation. proposed works would improve its appearance and as such its retention would have a neutral effect on the appearance of the site. On balance it is considered that the proposed development is acceptable in terms of its siting and design. IMPACT ON SETTTING OF CONSERVATION AREA Conservation Area boundary line is located adjacent to the southern boundary of the site. Consequently due to the layout of the site and the positioning of existing buildings the only part of the development that would be visible within the setting of the Conservation Area would be the front elevation. proposal has been well designed to be partly reflective of the former use of the site and of surrounding buildings in the Conservation Area. On balance is considered that the proposal would not harm the setting of the Conservation Area and, subject to the quality of the finish, could represent a visual improvement. RESIDENTIAL AMENITY previous application (R/07/87C) was refused on the grounds of the impact on residential amenity as well as design. applicant has tried to address these previous reasons for refusal by siting the guesthouse further to the south of the site over the 4 Jul 05 Page:

7 footprint of the existing workshop buildings whilst retaining the garage building at its current height. Manse dining room element is located immediately adjacent to the boundary with Manse and measures m to the ridge of the roof. occupiers of the Manse have objected to the proposal on the grounds that it would decrease light into their garden and result in unacceptable intrusion and overshadowing. Manse is currently used as a guest house. proposed structure would be m higher at the highest point than the existing building but would be sited 0m away from the rear elevation of the Manse. eaves of the building would be a similar height (4.m) to the current building and therefore it would only be the roof itself which would be markedly higher. proposed building is located to the north of Manse and therefore would not block any direct sunlight to the property and would not lead to any significant overshadowing. garage is proposed to accommodate the laundry room, cold room and kitchen, all of which would require some form of mechanical ventilation. occupiers of the Manse have raised concerns over the potential for noise and smells arising from this building as a result. applicant has stated that the Building Regulations requirements for such a use would be for ventilation on a domestic level, i.e. a simple domestic hood extractor in the kitchen and vents for the laundry room. It has also been confirmed that these would not vent on to the garden of the Manse, but would be located in the west elevation of the building venting onto a m wide strip of land adjacent to the m high close boarded fence that defines the boundary with the properties on Hill Close. District Council's Environmental Health section has recommended that a condition be imposed on any grant of planning permission. This would require the applicant to submit further details of the extraction system, anticipated noise levels and noise attenuation meaures. Subject to the receipt of acceptable details it is considered that the proposal is unlikely to adversely affect the amenity of neighours. Nos.5 and Hill Close previous refusal was particularly concerned with the impact on nos. 5 and Hill Close. current proposal would appear to have a more favourable siting in respect of these properties, being moved further south and constructed over the footprint of the existing buildings. previous proposal was for construction of a two storey building centrally within the site facing toward the gable of no. which is a first floor flat above a garage block. In the current proposal this has been replaced by a single storey structure (4.3m high) and as such it would not have a significant overbearing or overshadowing impact on neighbouring properties. re are windows located within the west elevation facing towards no., however these would serve an ensuite and a corridor. As no. is a first floor flat with no ground floor windows, it is considered that it would not result in any overlooking of this property. It is recommended that planning conditions be imposed requiring all bathroom windows to be obscure glazed. proposed building would be sited further away from no. 5 than previously proposed and would replace an existing building although at.7m high it would be.5m taller. Given the distances involved, it is considered that this would not result in significant harm to the amenity of the occupiers of no. 5 either through an overbearing impact or 4 Jul 05 Page: 3

8 overshadowing. re may be some limited effect on morning sunshine but this would not be significant and would not be sufficient to warrant a refusal of the application. re are no. windows proposed in the rear elevation of the two storey section of the building that would serve a corridor and an ensuite bathroom. It is recommended that a condition is imposed requiring both of these windows to be obscure glazed. Nos. 7,8 and 9 Hill Close proposal loactes the car parking in the northern part of the site close to nos. 7, 8 and 9 Hill Close which are separated from the site by a low stone wall of approximately m in height. proposed plans show a landscaping buffer to be planted to separate the parking area from the boundaries with these properties. Although the proposal would generate vehicle movements to and from the site, it is considered that this would not be at a level that would be significantly harmful to the occupiers of these properties particularly given the current use of the site as a builders yard. It is recommended that details of the proposed landscaping be secured through a condition. Rockmount, Mill Hill Rockmount is a residential property located on the opposite side of Mill Hill facing towards the front of the application site. occupiers of this property, whilst happy with the principle of the development are concerned that the proposal could reduce the level of evening sunlight to their living room window and result in overlooking of their windows from the large area of glazing in the dining area. distance between the application site and the front elevation of Rockmount would be 7.5m at its narrowest point. proposal would involve the increase in height of the existing mono-pitched section of building from 4.0m to.0m. This part of the building is due west of Rockmount and therefore the proposal may lead to a limited loss of sunlight, more likely in the winter months when the sun is lower in the sky, but given the separation distance as well as the relatively low height of the proposed building, it is considered that this would not be significantly harmful. large dining room window would be located opposite Rockmount which has a living room window facing in this direction. However it is 7.5m away and across a public highway that is well used by pedestrians accessing the path along the Arkle Beck. dining area would only be occupied by guests at mealtimes. It is considered that the proposal would not significantly worsen the level of privacy currently enjoyed at Rockmount. For the above reasons it is considered that the proposal has addressed previous concerns regarding the impact on neighbours and, on balance, would not have a significant adverse impact on residential amenity. HIGHWAY SAFETY proposal would utilise the existing ramped vehicular access from Mill Hill as well as the existing vehicular access from Hill Close however it is expected that most guests would access the guest house via Mill Hill by car and on foot. Several occupiers of neighbouring properties have raised concerns over highway safety in terms of the suitability of the existing Mill Hill access, and an increase in vehicles using Hill Close to enter and leave the guest house site. Both are existing accesses that have been in use for some time. Highway Authority has been consulted on the proposal and has 4 Jul 05 Page: 4

9 no objections subject to the imposition of standard highway conditions. Schedule No:3 PROTECTED SPECIES Bats are a Protected Species by virtue of the EU Habitats Directive and the Conservation of Habitats and Species Regulations 00. Regulation 9 of the Regulations provides that the local planning authority in the exercise of their functions, shall have regard to the requirements of the Habitats Directive. application has been supported by a protected species survey. No evidence of bat activity was found within any part of the property, and the buildings were considered to be unsuitable for bats. report concludes that the risk of disturbance to bats is minimal. It is therefore not considered that the proposal would be detrimental to Protected Species. ANALYSIS OF MATERIAL CONSIDERATIONS proposed 7 bedroom guest house would lead to the creation of the equivalent of 4 full time jobs on a vacant employment site and is in accordance with policy E3 of the Yorkshire Dales Local Plan (00). proposal has addressed previous concerns over design and residential amenity and would not be harmful to the character or appearance of the surrounding area or the setting of the Reeth Conservation Area. proposal would not be harmful to Protected Species. proposal would utilise existing accesses and adequate car parking is provided at the site. proposal would not be detrimental to highway safety. proposal is therefore considered to comply with policies GP, GP, E3, B7, B7 and B8 of the Yorkshire Dales Local Plan (00). RECOMMENDATION Grant planning permission subject to the following conditions.. Standard time-limit;. Development in accordance with approved plans; 3. Limitation of use to guest house only; 4. Limitation of use of manager's accommodation to prevent occupation as separate dwelling; 5. No development to commence until submission of assessment of land contamination and any required remediation submitted;. Works to stop if any additional contaminants found during works and a scheme of remediation submitted; 7. Approval of a scheme detailing measures to control dust during demolition; 8. Approval and installation of a scheme of ventilation and extraction including appropriate noise attenuation measures; 9. Provision of approved access and turning areas prior to first use; 0. Parking spaces to remain available for vehicle parking in perpetuity.. Surface water details;. No loose material to be capable of being drawn onto the highway; 3. Building material samples prior to construction including heads and cills, roof materials. 4. Details of all boundary treatments within and around the site; 5. Submission of a landscaping scheme;. Submission and approval of development details: Stone sample panel; Render sample panel; Window details including colour; Windows and doors recessed 00mm; Guttering, no fascia boards; details of solar panels. 4 Jul 05 Page: 5

10 7.West elevation of single storey section to be stone faced; 8 Obscure glazing. Schedule No:3 4 Jul 05 Page: