Agenda item

Development of an Eco-Park to include land formation, lakes, ponds, wetland, woodlands, paths, road, play-education-demonstration areas, education centre to include cafe, farm shop, sustainability display area including alternative energy, recycling, composting and 4m high windmill (Copmanthorpe Parish Council)

Members considered a major full application, submitted by  Professor Gareth Reece, for the development of an Eco-Park to include land formation, lakes, ponds, wetland, woodlands, paths, road, play-education-demonstration areas, an education centre to include a cafe, a farm shop, and a sustainability display area including alternative energy, recycling, composting and 4m high windmill.

Officers updated that objections had been received from North Yorkshire Police regarding the number of visitors, traffic issues, parking, access and egress to the site, hedging, bus stops and pedestrian access and speed limits.

Officers also updated that if Members were minded to approve the application they would recommend an additional condition regarding wind turbine, and a section 106 condition/informative regarding highway works.

Representations were received from a local resident in objection to the application. She raised issues regarding traffic problems at the entrance to the park, the provision of disabled parking places, car parking, and the position of the bus stop.

Representations were received from a speaker who welcomed the development, but had concerns regarding traffic, the facilities to be provided, any alternative use of the footie golf facility, and ecological issues.

Representations were received with comments regarding traffic implications for Copmanthorpe and for Manor Heath. This included access issues, speed limits and the problem of parking charges leading to visitors parking elsewhere.

Representations were received from the agent for the applicant in support of the application. He stated that the proposals provided learning opportunities to support education courses, and a variety of activities. With regard to traffic, an extensive report had been produced to the satisfaction of the highway department. He distributed a document with estimated visitor and vehicle numbers.

Members discussed car park charging, coach parking, sustainability issues, access arrangements, visitor and vehicle numbers, and security. They also raised concerns regarding mud on the highway and the routing of construction vehicles.

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

13           Prior to the commencement of any development on the site a management plan for the routing of construction vehicles shall be submitted to and approved in writing by the local planning authority.  The aim of the plan shall be to ensure that vehicles are routed via Manor Heath and the A64/A1237 and not via Hallcroft Lane/Top Lane or through nearby villages and to detail matters such as instructions to drivers, signage and measures to ensure adherence to the approved plan.

Reason: In the interest of the amenities of the residents of Copmanthorpe and other nearby villages and in the interests of highway safety.

16           No work shall commence on site until the applicant has secured the implementation of a programme of archaeological work (an archaeological excavation and subsequent programme of analysis and publication by an approve archaeological unit) in accordance with the specification supplied by the Local Planning Authority.  This programme and the archaeological unit shall be approved in writing by the Local Planning Authority before development commences.

Reason:  The site lies within an Area of Archaeological Importance and the development will affect important archaeological deposits which must be recorded prior to destruction.

17           Prior to the commencement of the development, details shall be submitted for the written approval of the Local Planning Authority, showing the positioning, design and layout of bike and trailer storage.

Reason: In the interests of highway safety.

18               Details of all machinery, plant and equipment to be installed in or located on the use hereby permitted, which is audible outside of the site boundary when in use, shall be submitted to the local planning authority for approval.  These details shall include maximum sound levels (LAmax(f)) and average sound levels (LAeq), octave band noise levels and any proposed noise mitigation measures.  All such approved machinery, plant and equipment shall not be used on the site except in accordance with the prior written approval of the local planning authority.  The machinery, plant or equipment and any approved noise mitigation measures shall be fully implemented and operational before the proposed use first opens and shall be appropriately maintained thereafter.

Reason: To protect the amenity of local residents.

19           The development hereby permitted shall not come into use until the following highway works (which definition shall include works associated with any Traffic Regulation Order required as a result of the development, signing, lighting, drainage and other related works) have been carried out in accordance with details which shall have been previously submitted to and approved in writing by the Local Planning Authority, or arrangements entered into which ensure the same:

1. New pedestrian crossing facilities to be formed at the junction of Manor Heath and Hallcroft Lane

2.  New pedestrian/cycle crossing point on Manor Heath east of the main access

3.  Provision of a new 2m wide footway on the south side of Manor Heath between the proposed access and the existing bus layby.

4.  The extension of the existing 30 mph speed limit on Manor Heath to the A1237 to include the new access.

5. The trimming of foliage to the west of the proposed access within the highway embankment to a height maintained at less than 1.05 metres.

6. Provision of a right turn lane into the existing field access from Manor Heath.

7.Realignment of the eastern field boundary (currently formed by a hedge) to improve visibility splays.

Reason:  In the interests of the safe and free passage of highway users and in the interests of providing sustainable transport options with policy T7c of the Development Control Local Plan.

Informative: The provision of improved highway facilities on Manor Heath could be satisfied by the completion of a planning obligation made under Section 106 of the Town and Country Planning Act 1990 by those having a legal interest in the application site, requiring a financial contribution.

REASON :                 The proposal, subject to the conditions listed above, would not cause undue harm to interests of acknowledged importance, with particular reference to highway safety, impact on the Green Belt. neighbouring amenity, sustainability, landscaping and soil importation  As such the proposal complies with PPS1, PPG2, PPS7 and PPS9 and Policies GP4a, GB1 and GB13 of the City of York Development Control Draft Local Plan.