Agenda item

Proposed erection of veterinary hospital associated outbuildings, car parking and vehicular access.  [Rural West York Ward]

Members considered a major full application submitted by the Minster Veterinary Practice for the proposed erection of a veterinary hospital with associated outbuildings, car parking and vehicular access.

The following three updates were reported by Officers

·        That subject to soakaways being suitable as a means of surface water disposal, no objections were raised by the Environment Agency or Marston Moor Internal Drainage Board. An additional condition regarding drainage would be added if the proposed development were to be approved by Members. 

·        A Transport Assessment had been submitted on behalf of the Applicant. It had been calculated that the peak hour trips to and from the site would be between 10:00 and 11:00, which is outside the normal highway peak hours. The estimated trip generation between 08:00 and 09:00 was 62 trips (all arrivals), and between 17:00 and 18:00 the number of trips was estimated at 124 (31 arrivals and 93 departures). In the light of this Transport Assessment, Highways (Network Management) raised no objection to the proposal subject to the conditions listed below being incorporated if the application were to be approved by the Sub-Committee today.

·        Additional representations in objection to the proposed development had been received from Askham Bryan Parish Council. These stated that the proposal was ‘inappropriate development within the Green Belt’. The application did not claim that there were any very special circumstances to justify approval. The traffic generated would inevitable pass through the village to and from the new roundabout on the A1237.

Representations were received from Askham Bryan Parish Council in objection to the proposed development. Their spokesperson claimed that development of the Green Belt could only be justified in special circumstances. The Parish Council did not believe that the Applicants had proved this to be the case. They also had concerns regarding the use of the proposed veterinary hospital and felt that this would be primarily commercial rather than educational. It was added that if the Sub-Committee were minded to approve the application then a condition should be stipulated that road signs to the development should be confined to the A64 junction area.

Representations were received from a senior partner of Minster Veterinary Practice (the Applicants) in support of the application. He said that the proposed veterinary hospital would give the practice much better equine facilities. This side of the practice had grown enormously in the last few years and they were now receiving referrals from all over the North of England as well as casualties from York Racecourse.  He said that most people would arrive at the facility by way of the A64 rather than through the village. The practice had been searching for a suitable site for over a year and felt that Askham Bryan College and Minster Veterinary Practice had the capability of working well together to provide a much needed facility.

Members asked the Applicant whether the aim was to turn the proposed veterinary hospital into a centre of excellence and it was acknowledged that it was. Members said that they could see the benefits of the development to the college but asked the Applicant what the benefits for Minster Veterinary Practice would be. The Applicant responded that the equine side of the business equated to approximately one quarter of the business’s turnover and that about one third of all staff were involved with it.  They were looking at assisting the college to upgrade some of its courses to enable it to compete with other establishments. He also added that he wholeheartedly supported the Parish Council in terms of keeping traffic away from the village.

Representations were received from the Deputy Principal of Askham Bryan College who informed the Sub-Committee that any new buildings on campus must add value to the college. There were approximately 500 students studying equine management ,which amounted to about 45% of all students at the college.  The college had been validated to offer a foundation course in Equine Nursing from September 2007 and this would require input from an employer.

Members said that the proposed new facility  would add prestige to the college and help enhance its reputation as a provider of excellent educational courses. They asked the Deputy Principal how the educational and commercial sides of the business would be integrated with the college. He responded that the college curriculum would deliver regular timetabled courses and if any particularly interesting cases came to the veterinary hospital then students would be able to attend on an ad hoc basis.

Members felt that the proposed development had very clear educational benefits and that partnerships between educational establishments and commercial enterprises were becoming more popular.

RESOLVED:            That the application be approved subject to the conditions outlined in the report and the following                                       additional conditions:

1.      Prior to the development coming into use, all areas used by vehicles shall be surfaced, sealed and positively drained within the site, in accordance with details which have been previously submitted to and approved in writing by the Local Planning Authority.

Reason:  To prevent the egress of water and loose material onto the public highway.

2.      The development shall not be begun until details of the junction between the internal access road and the highway have been approved in writing by the Local Planning Authority, and the development shall not come into use until that junction has been constructed in accordance with the approved plans.

Reason:  In the interests of road safety.

3.      The building shall not be occupied until the areas shown on the approved plans for parking and manoeuvring of vehicles (and cycles, if shown) have been constructed and laid out in accordance with the approved plans, and thereafter such areas shall be retained solely for such purposes.

Reason:  In the interests of highway safety.

4.      No part of the site shall come into use until the turning areas have been provided  in accordance with the approved plans. Thereafter the turning areas shall be retained free of all obstructions and used solely for the intended purpose.

Reason:  To enable vehicles to enter and leave the site in a forward gear thereby ensuring   the safe and free passage of traffic on the public highway.

5.      Prior to the development commencing details of the measures to be employed to prevent the egress of mud, water and other detritus onto the public highway, and details of the measures to be employed to remove any such substance from the public highway shall be submitted to and approved in writing by the Local Planning Authority. Such measures as shall have been approved shall be employed and adhered to at all times during construction works.

Reason:  To prevent the egress of water and loose material creating a hazard on the public highway.

6.      Prior to the commencement of the use hereby approved, provision shall be made within the site for accommodation of delivery/service vehicles in accordance with the approved plans. Thereafter all such areas shall be retained free of all obstructions and used solely for the intended purpose.

Reason:  To ensure that delivery/service vehicles can be accommodated within the site and to maintain the free and safe passage of highway users.

7.      The development hereby approved shall be carried out in accordance with the submitted Flood Risk Assessment, including the installation of a Stormwater Management System, in accordance with details which shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In the interests of satisfactory drainage.

REASON:                  In the opinion of the Local Planning Authority the proposal, subject to the conditions listed in the report and above, would not cause undue harm to interests of acknowledged importance, with particular reference to:

- design and landscape considerations

- traffic, highway and access issues

- sustainability

- drainage

As such the proposal complies with Policies GB11, ED5, GP1, GP4a, GP9 and GP11 of the City of York Local Plan Deposit Draft.

In addition, the Local Planning Authority is satisfied that there are very special circumstances in this case sufficient to clearly outweigh the limited harm that would be caused to the Green Belt. In particular, it is considered that the establishment of a veterinary facility of regional importance, together with the additional educational opportunities that would result from the collaboration with the college are positive factors that weigh in favour of the proposal. Furthermore, the limited visual impact of the proposal due to the existing and proposed screening arrangements and the particular site characteristics would minimise the harm to the Green Belt.