Agenda item

Outline application for the erection of new building and conversion of existing building to provide student accommodation; the erection of teaching block following the demolition of a workshop; and the erection of an engineering building. [Rural West Ward] [Site Visit]

Consideration was given to an outline application by Askham Bryan College for the erection of a new building and conversion of existing building to provide student accommodation; the erection of a teaching block following the demolition of a workshop; and the erection of an engineering building.

Officers provided an update to the committee report, full details of which are attached to the online agenda. The main points were as follows:

·        The Councils Environmental Protection Unit had requested a number of conditions.

·        Revisions had been made to a number of conditions.

The Principal of Askham Bryan college had registered to speak. Full details are reported under the previous minute item.

Resolved:           That the application be approved subject to the imposition of conditions detailed in the committee report and the following amended conditions:

Condition 7 - Prior to commencement of each building hereby approved an archaeological evaluation in accordance with a detailed methodology (to include geophysical survey, metal detecting, trial trenches, community involvement, analysis, publication and archive deposition) of the site shall be submitted to and approved in writing by the Local Planning Authority.

A report of the results of the evaluation following the aforementioned agreed methodology shall be submitted to and agreed in writing by the Local Planning Authority. The report shall be submitted to the Local Planning Authority within six weeks of the completion of the field investigation.

Condition 8 - Following the carrying out of the archaeological evaluation on each part of the site required by Condition 7, if the Local Planning Authority so requires, an archaeological excavation of that part of the site shall be carried out before any development is commenced. The excavation shall be carried out in accordance with a detailed methodology (to include trenches, community involvement, post-excavation analysis, publication and archive deposition), which shall first be submitted to and approved in writing by the said Authority. Reasonable access shall be afforded to any Local Planning Authority nominated person who shall be allowed to observe the excavations.  A report on the excavation results shall be submitted to the Local Planning Authority within twelve months of the completion of the field investigation.

Condition 14 - Prior to the occupation of each building details of any external lighting shall be submitted to and approved in writing by the Local Planning Authority.  This scheme shall detail the locations, heights, design and lux of all external lightingassociated with that building. The development shall be carried out in accordance with the approved lighting scheme.

Condition 30 - Alterations to one part of the condition: (a) Proposed buildings within Brownfield areas must be attenuated to 70% of the existing rate (based on 140 l/s/ha of proven connected impermeable areas). Storage volume calculations, using computer modelling, must accommodate a 1:30 year storm with no surface flooding, along with no internal flooding of buildings or surface run-off from the site in a 1:100 year storm.  Proposed areas within the model must also include an additional 20% allowance for climate change. The modelling must use a range of storm durations, with both summer and winter profiles, to find the worst-case volume required. If the existing connected impermeable areas can not be proven then a Greenfield run-off rate based on 1.4 l/sec/ha shall be used.

Reason:              The Engineering building is considered to constitute inappropriate development within the Green Belt, and by virtue of the scale and siting would impact and cause harm to the openness and visual amenity of the Green Belt. Central Government advice in the NPPF makes it clear that such development should not be approved, except in very special circumstances.  The proposed facilities are required for the college to expand and compete, and improve existing courses. The proposed college facilities are require proximity to the current campus and as such can not be sited elsewhere, and together with the other reasons put forward by the applicant are considered to constitute very special circumstances that outweigh the harm to the greenbelt. 

Buildings SV1, SV2, and TB1are considered to fall within the NPPF exception category of limited infilling or the partial or complete redevelopment of previously developed sites, which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development.

Other impacts of the development are considered to be acceptable and in accordance with national and local planning policy and where reasonable and necessary will be mitigated by condition.

Approval is recommended subject to the referral of the application to the Secretary of Stateunder The Town and Country Planning(Consultation) (England) Direction 2009.