Agenda item

The report of the Chief Planning Officer presents an application for the change of use of former piggeries/stables to three dwellings at Hollinthorpe Low Farm, Swillington Lane, Swillington.

(Report attached)

The report of the Chief Planning Officer presented an application for the change of use of a former piggeries/ stables to three dwellings at Hollinthorpe Low Farm, Swillington Lane, Swillington.

Members were informed of the following points:

·  An additional representation had been received from the occupiers of Farm Cottage. The property is now known as Brookholme and has been since the 1960’s. It was noted that the conifer hedge belongs to Brookholme and not the applicant. It also advised that the track access did not belong to the applicant but to the Verity family at Hollinthorpe Farm. It was also noted that the appropriate notice had been served in relation to the access track;

·  In 2017, planning permission had been granted to convert this range of piggeries/stables to form 3 dwellings but the permission had not been implemented. This application seeks to re-establish a permission for a similar scheme involving the use of the same buildings and land;

·  This site lies within the Green Belt, there were no significant change in the relevant planning policy position since the determination of the previous permission;

·  Localised flooding issues had been experienced within the section of carriageway on Swillington Lane in the vicinity of the access which had created knock-on flooding problems with immediate neighbours;

·  The physical alteration to the existing buildings would be minimal with no extensions or requirements to raise roof heights. The proposed dwellings would provide single level living accommodation with 3 bedrooms. Each dwelling would exceed the minimum space standards;

·  The proposal would utilise the existing access off Swillington Lane which leads to the Hollinthorpe Farm. The access extends along an existing footpath and the proposal includes the provision of two passing places;

·  The proposal includes laying out of driveway and car parking areas using permeable surfacing materials and the provision of amenity space for each dwelling;

·  The proposal would not alter the current surface water drainage, which drains into a ditch to the north of the site and into a network of fields. The proposal also includes an upgrade to an existing bio disc treatment plant to cater for the increased demand in foul water drainage;

·  Letters of representation had been received from 2 households, with their objections set out at paragraph 17 of the submitted report.

Photographs and slides were shown throughout the presentation.

Cllr Dobson the Local Ward Member and Mr Bartle, representing the Verity family attended the meeting to raise their concerns in relation to this application and informed the Panel of the following points:

·  This area of Swillington Lane is known to flood. Cllr Dobson said that he had experience of residents having dealt with the aftermath of flooding. Drainage and foul water goes into a dyke which is a small dyke at the side of the road. It already serves houses along Swillington Lane and he was of the view that it was not fit for purpose. He had worked with officers to try and address the issues faced at this location. The dyke not only takes foul water from the properties but also surface water from the road;

·  Cllr Dobson was of the view that the development was nice but he had concerns with the drainage going into the dyke as believed that it could take no more and that Swillington Lane would be engulfed;

·  Mr Bartle said that there was no record of registered ownership being served on the Verity family;

·  Mr Bartle suggested there should be a re-visit of the drainage matter to check the dyke as there was standing water which was filthy and black;

·  Mr Bartle also suggested that a structural engineer should check the piggeries as he was of the view that they were not appropriate for needs;

·  Mr Bartle was of the view that the access was an issue as it is narrow and should be addressed.

Cllr. Dobson and Mr Bartle responded to questions from Members and provided the Panel with the following information:

·  Water from properties uses a culvert arrangement which takes foul water into the dyke. The dyke is an historic drainage system which is unable to cope with 21^st century demands, as it does not have the capacity. It was noted that the contour and topography of the area is also an issue;

·  The highway would not be affected but the access to the site  is narrow and there could be conflict on this;

·  During high flood periods Swillington Lane becomes impassable. It was noted that since 2007 there had been 9 significant flooding episodes. It takes a long time for the antiquated drainage system to drain the water from this area causing an inconvenience for residents and road uses. It was noted that this is a main route onto the Selby Road;

·  It was noted that there is some Yorkshire Water drainage for surface water at points along Swillington Lane. However, there is no Yorkshire Water drainage at this particular location;

·  Concerns were raised in relation to the discharge from the bio disc treatment plant.

Mr Quinlan the applicant attended the meeting and informed the Panel of the following points:

·  He had lived on Swillington Lane for 35 years. He had requested planning permission on the stables in 2017 but had not taken up the permission at that time;

·  It was his view that the drainage issues had started when two properties Hollins Dene and Hollin Holme had been developed. He said that when Hollins Dene was developed the culvert had been collapsed which had caused problems with the drainage and that Hollin Holme had used the old drainage system, not putting in a proper cesspit;

·  Mr Quinlan informed the Panel how foul water is taken from the nearby property through the manhole cover under his land and discharged into the dyke;

·  He explained how the bio disc treatment plant works taking foul water and changing it to clean water. Mr Quinlan said that there was no discharge from the treatment plant into the dyke. He said that he had not taken part in discussions about the discharge of foul water as he was of the opinion that the issue was the problem of the properties across the road;

·  Mr Quinlan said that he had spoken to Mr Verity and kept him up to date in relations to the proposals. He said that Mr Verity had been open to him using the dyke if necessary.

Responding questions from Members, Mr Quinlan provided the Panel with the following information:

·  Several land drains were put onto his land, approximately 30 years ago there had been a pond which had been drained off. It was noted that a new drainage system would be put in place between the proposed dwellings as well a one or two new bio discs. The land drain is a 12 inch pipe which runs down the side of the applicant’s property and drains into a soakaway.  Mr Quinlan had not had any issues with this since he had lived there;

·  The bio discs need emptying every year and work 24 hours a day. There is no discharge onto other people’s fields. It was his view that a bigger or more bio discs would be sufficient for the 3 properties;

·  Mr Quinlan said that he would be happy to add soak away within the red line boundary.

Officers provided the following information to the Members:

·  This is an historic system with no connection to Yorkshire Water with gullies draining into the historic system;

·  The proposed development would be using a bio disc treatment plant;

·  Passing places would be used on the access lane;

·  A permeable surface would be used for parking;

·  Letters had been addressed to Yorkshire Water in relation to flooding issues and the culvert. However, Yorkshire Water had not responded, saying that this issue was with their Legal Section. Officers had tried to solve the issue by using the manhole to discharge water into the water course. It was noted that Yorkshire Water were under no legal requirement to adopt the drainage system;

·  Paragraph 43 of the submitted report highlighted issues in relation to charge of use of agricultural buildings in the Green Belt. It was noted that structural engineer surveys were not undertaken on such buildings as the piggeries/stables.

RESOLVED - To grant planning permission in accordance with the officer recommendation.

Due to technical issues Cllr Grahame re-joined the meeting at 17:20 as this item was drawing to a close. He had not been able to contribute to this item and was of the opinion that he was not able to vote on this item.

Cllr. Collins left the meeting at the end of this item.