Agenda item

Erection of 4 no. Dwellings on 0.34 ha of land at Main Street, Knapton. [Rural West York] [Site Visit]

Members considered a full application by Novus Investments Ltd for the erection of four dwellings.

There was no Officer update for this application.

Derek Spicer, representing local residents, spoke in objection to the application. He stated that this was an area of green belt land, primarily made up of farm sites, and that this application did not represent special enough circumstances to justify developing this land. 

Matthew Stocks, agent for the applicant, suggested that this development fit with the Local Plan which proposed creating significantly more housing within the City. He stated that this development would be low density and consist of architect designed bespoke houses, built around a central courtyard, which would all be in keeping with the local area.

During discussion Members stated that as the Local Plan had not been agreed it could not be claimed that this development was in keeping with the plan, particularly in terms of development of green belt land. Members who had attended the site visit felt that the proposed application would detract from the openness of the area.

Resolved:     That the application be refused.

Reason:    

                                     I.        Policy YH9 and Y1 of the Yorkshire and Humber Plan – Regional Spatial Strategy to 2026 defines the general extent of the Green Belt around York with an outer boundary about 6 miles from the city centre. The site is identified as Green Belt in the City of York Development Control Local Plan (Approved April 2005). It is considered that the proposed development constitutes inappropriate development in the Green Belt as set out in section 9 of the National Planning Policy Framework which is by definition harmful to the Green Belt. No 'very special circumstances' have been put forward by the applicant that would outweigh harm by reason of inappropriateness and any other harm, including the impact on the openness of the Green Belt and conflict with the purposes of including land within Green Belt, impact on the character and appearance of the area and siting, design and landscape. The proposal is therefore considered contrary to advice within the National Planning Policy Framework, in particular section 9 'Protecting Green Belt land', guidance within National Planning Practice Guidance (March 2014), in particular the section 'Housing and Economic Land Availability Assessment', and Policy GB6 of the City of York Development Control Local Plan (Approved April 2005).

                                   II.        The site is an undeveloped area which is defined by hedge boundaries and is open on its eastern side. The village has relatively dense development along Back Lane and Main Street to the south side of the site; to the north development is less compact providing spaces and open views. The contrast of the rural setting of the village to the more dense development within its nucleus is important to its character and appearance. It is considered that the erection of four substantial dwellings with associated car parking, garaging and landscape treatment on a site that is elevated would be detrimental to the open rural setting of Knapton village and would cause harm to the character and appearance of the area. This would be contrary to the core planning principle of the National Planning Policy Framework of recognising the intrinsic character and beauty of the countryside and GP1 of the City of York Development Control Local Plan (Approved April 2005) which similarly expects proposals to respect or enhance the local environment.