HARROGATE BOROUGH COUNCIL

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1 HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE AGENDA ITEM 6: LIST OF PLANS. DATE: 31 July 2007 PLAN: 02 CASE NUMBER: 07/02712/RG3 GRID REF: EAST NORTH APPLICATION NO B.RG3 DATE MADE VALID: TARGET DATE: CASE OFFICER: Mrs J Lurcuck WARD: Low Harrogate VIEW PLANS AT: APPLICANT: AGENT: PROPOSAL: LOCATION: HBC Department Of Community Services Conversion of hostel to form two self contained dwellings (Site Area 0.02ha). 22 And 24 Robert Street Harrogate North Yorkshire HG1 1HP REPORT SITE AND PROPOSAL Robert Street is off Station Parade, No's 22 and 24 are the end of a terrace of 3 properties. The application site comprises of 2 three-storey properties constructed of stone under a slate roof. They are currently occupied as a homeless hostel being split into 9 individual bedsits with communal bathing facilities. The proposal is for the conversion of the hostel back into 2no. 4/5-bedroomed dwellings. The Council are seeking to decommission Robert Street as a homeless hostel; this will help the Council meet the national target set by the Government to reduce the number of households in temporary accommodation by 50% by The loss of the 9 units on Robert Street will be off-set by the provision of 15 units in Harrogate by a Housing Association, these are due for completion in August These 15 units will be self-contained 1 and 2 bedroomed properties and will provide a far more suitable level of accommodation for households who often have to spend prolonged periods in temporary accommodation. These 15 new dwellings will contribute to achieving the national target, in that they meet the Government's definition of 'interim' accommodation, rather than temporary. In addition the proposals will provide 2 additional units of family accommodation for letting on secure tenancies. The Council has only 48 4-bedroomed family houses now remaining in its stock, with a very low turnover, just 3 vacancies in 2005/6 and a further 3 in 2006/7. Like all other family accommodation, demand is high and lack of availability has resulted in the Council struggling to meet the re-housing needs of larger families in the District. There are currently 48 applicants on the Housing

2 Waiting List for a 4-bedroomed house in Harrogate and the provision of an additional 2 properties will help to address unmet housing need in the District. The properties have small front gardens, No. 22 has a low stonewall and No. 24 has a low fence, to the rear the yards enclosed with timber fences. The buildings have timber vertical sliding sash windows to all elevations. There are no external alterations proposed other than the re-glazing of one first floor window to No. 24 with obscure glass and the replacement of a rear door, also to No. 24. MAIN ISSUES 1. Policies / Principle 2. Impact on Amenity / Character of the Conservation Area 3. Provision of Off-Site Open Space RELEVANT SITE HISTORY PA - Change of use and conversion of two terrace houses to Displaced Person's Accommodation. Approved A.RG3 - Refurbishment of windows. Approved RG3 - Installation of new rear vehicular access. Approved CONSULTATIONS/NOTIFICATIONS DCS - Open Space (Brandreth) The commuted sum has been calculated for the provision of Public Open Space at 2, A Unilateral Undertaking has been sent out to the Department of Community Services. Chief Engineer (H and T) Comments awaited Private Sector Housing No objections. Estate Manager - DDS Property No objections. RELEVANT PLANNING POLICY PPS1 Planning Policy Statement 1: Delivering Sustainable Development PPS03 Planning Policy Statement 3, Housing PPG17 Planning Policy Guidance 17, Planning for open space, sport and recreation SPE4 North Yorkshire County Structure Plan Policy E4 LPH06 Harrogate District Local Plan (2001, as altered 2004) Policy H6, Housing developments in the main settlements and villages LPHD03 Harrogate District Local Plan (2001, as altered 2004) Policy HD3, Control of development in Conservation Areas

3 LPHD20 LPA01 LPR04 LPIMP2 Harrogate District Local Plan (2001, as altered 2004) Policy HD20, Design of New Development and Redevelopment Harrogate District Local Plan (2001, as altered 2004) Policy A1, Impact on the Environment and Amenity Harrogate District Local Plan (2001, as altered 2004) Policy R4, Open Space Requirements for New Residential Development Harrogate District Local Plan (2001, as altered 2004) Policy IMP2, Provision of Infrastructure Needs Generated by Development APPLICATION PUBLICITY SITE NOTICE EXPIRY: PRESS NOTICE EXPIRY: REPRESENTATIONS None received VOLUNTARY NEIGHBOUR NOTIFICATION Yes 20 Robert Street 25 Robert Street 26 Robert Street Cavendish House, 23 Robert Street Date Notice Served ASSESSMENT OF MAIN ISSUES 1. POLICIES / PRINCIPLE- Policy H6 is permissible to the formation of new dwellings within Harrogate, providing it is of a) a scale, density and design appropriate to the locality, b) is appropriate to the form and character of the settlement, and c) it provides a satisfactory level of residential amenity. Policy HD3 seeks to protect the character and appearance of the Conservation Area, this reiterates Policy E4 of the North Yorkshire County Structure Plan. Policy HD20 sets out design advice. Policy A1 relates to the impact on the environment and amenity and seeks to ensure, under criteria b) that development does not have an unacceptable effect on residential amenity and surrounding land uses, d) result in a detrimental effect on the visual amenity and character of the area. 2. IMPACT ON AMENITY / CHARACTER OF THE CONSERVATION AREA- The change of use of the properties back to two individual dwellings is acceptable and would complement the residential character of the area. No external alterations are proposed and there would be no impact on the character and appearance of the conservation area. 3. PROVISION OF OFF-SITE OPEN SPACE - Under Policies R4 and IMP2 a commuted sum has been calculated for the provision of open space facilities. The sum has been calculated at 2, with an admin charge of The Unilateral Undertaken has been forwarded to the Department of Community

4 Services, the signed and dated Unilateral Undertaking is awaited. A Grampian condition and informative are recommended. CONCLUSION The change of use of the properties back to two individual dwellings is acceptable and would complement the residential character of the area. No external alterations are proposed and there would be no impact on the character and appearance of the conservation area. The proposals comply with the policies in the Harrogate District Local Plan (2001, as altered 2004) and there are no material considerations in this instance that warrant setting aside local planning policies. CASE OFFICER: Mrs J Lurcuck RECOMMENDATION That the application be APPROVED subject to the following conditions:- 1 The development hereby permitted shall be begun on or before 3 years. 2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details as modified by the other conditions of this consent. 3 The development hereby permitted shall not begin until a scheme has been submitted and approved in writing by the Local Planning Authority for the provision of off-site open space in accordance with Local Plan Policies R4 and IMP2. The provision of off-site open space shall be provided in accordance with the approved scheme. Reasons for Conditions:- 1 To ensure compliance with sections of the Town and Country Planning Act To secure the satisfactory implementation of the proposal. 3 In the interests of residential amenity to ensure adequate provision of public open space to meet local needs in accordance with Policies R4 and IMP2 of the Harrogate District Local Plan and Government Guidance in PPG17. INFORMATIVE 1 The provision of public open space can be met by payment of a commuted sum through the mechanism of either a unilateral obligation or through a Section 106 Agreement.

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