LOCAL DEVELOPMENT FRAMEWORK Development Plan Document

Allocations

Adopted 21 December 2010

Foreword

The Planning and Compulsory Purchase Act 2004 This plan concerns one of the LDF Documents: the brought in major changes to the development plans Allocations Development Plan Document (DPD). system. The old system of Structure Plans and Local The Allocations DPD provides the site allocations and Plans is replaced by a Regional Spatial Strategy and a details that will help to deliver the LDF’s Core Local Development Framework. This Council is Strategy, which sets out the long-term spatial vision, required to prepare the Local Development Framework and the spatial objectives and strategic policies to (or “LDF”) to replace the Local Plan. deliver that vision.

Hambleton District Council welcomes the new system This document should be read together with the two because it will result in quicker, more flexible and adopted DPDs, and two other important documents: transparent plan preparation, and because of the the Allocations DPD Consultation Statement, which potential it offers to plan positively for the area by explains how participation has been undertaken and shaping our District and the places it comprises. The how views have been taken into account; and the Council is committed to providing a high quality and Sustainability Appraisal, which shows how the responsive planning service that meets the needs of sustainability of the Allocations DPD has been the community, and includes full community assessed at each stage in the process, and how the involvement and engagement. It recognises that an findings have been taken into account to ensure that efficient and effective planning service is central to the proposals contribute to achieving a truly delivering the Sustainable Community Plan for sustainable Hambleton. Hambleton and the Council’s vision and corporate priorities.

Our aim is to produce a Local Development Framework that is distinctive to Hambleton, which is an effective response to local issues and priorities, and which contributes to our corporate vision of “Making Life Better”.

i HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 Contents

Foreword ...... i

1. Introduction and context ...... 1

2. Principles of site allocation ...... 7

3. Development Limits ...... 13

4. Bedale Sub Area ...... 15

5. Easingwold Sub Area ...... 63

6. Northallerton Sub Area ...... 95

7. Stokesley Sub Area ...... 141

8. Thirsk Sub Area ...... 169

9. Summary: scale, distribution and timing of allocations for the whole plan area ...... 203

10. Managing Delivery ...... 211

ANNEXES

Annex 1: Policies in the Hambleton District Wide Local Plan replaced by the Allocations DPD ...... 213

Annex 2: Community views ...... 215

Annex 3: The approach to site selection ...... 233

Annex 4: Strategic Infrastructure Plan ...... 237

Annex 5: Revised Proposals Map separate document

Annex 6: Monitoring and implementation ...... 265

Annex 7: Glossary ...... 275

MAP LEGEND ...... 279

ii HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 1. Introduction and Context

The Hambleton Local Development Framework (LDF) 1.3 This document – “Allocations” – concerns the site specific allocations that form one of the 1.1 This report forms the final stage in Hambleton “Development Plan Documents” (DPDs) that District Council’s work to replace the old-style makes up the LDF. Annex 1 explains which Hambleton District Wide Local Plan (DWLP) with policies in the Hambleton District Wide Local a new Local Development Framework or LDF. Plan (DWLP) are being replaced by this DPD. The requirement to produce an LDF was There is no intention to carry forward any of the established by the new Planning and DWLP components beyond adoption of the Compulsory Purchase Act 2004 (hereafter Allocations DPD – so the adoption of this DPD referred to as the Act), which came into force in means that the DWLP is entirely replaced, and September 2004. the Proposals Map is similarly entirely that derived from the LDF. 1.2 Under this Act the LDF, together with the Regional Spatial Strategy (RSS), was to provide 1.4 The Allocations DPD was submitted to the the new “Development Plan”, replacing the Government on 18 December 2009 for former District Wide Local Plan and County independent examination. Hearing sessions Structure Plan. However on 6th July 2010 the were held between 12 to 27 May 2010 and the Secretary of State announced the revocation of Inspectors’ Report was received on 1 September RSS with immediate effect. This means that the 2010. RSS for Yorkshire and the Humber (May 2008): the Yorkshire & Humber Plan is no longer part of the Statutory Development Plan for Hambleton. The Statutory Development Plan for the District therefore comprises:

• Hambleton Local Development Framework Core Strategy (Adopted April 2007); • Hambleton Local Development Framework Development Policies Development Plan Document (Adopted February 2008); and • Hambleton Local Development Framework Allocations Development Plan Document (Adopted December 2010).

Throughout the document all mentions of RSS have therefore been replaced by “former RSS” and cross-referenced to this paragraph by asterisk. The LDF can best be viewed as a folder, which contains a number of documents.

1 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 Other LDF documents The nature of the LDF

1.5 Two other Development Plan Documents within 1.9 As well as its format, the purpose of the new LDF the LDF have now been completed, and formally system is also radically different from the adopted, following Public Examinations. The first preceding development plan system. The LDF is concerns the strategy at the heart of the new intended to be a “spatial” plan. The concept of Plan – the Core Strategy, which was adopted in spatial planning is described fully in the approved April 2007. This sets out the long-term spatial Core Strategy Annex 1 paras. 8 – 9. In essence, vision, and the spatial objectives and strategic spatial planning is concerned with places, how policies to deliver that vision. The Core Strategy they function and relate together – and its should also be consulted for further details about objectives are to manage change to secure the the nature of the LDF system and about the best achievable quality of life for all in the planning context under which it is being prepared community, without wasting scarce resources or – particularly relating to the close relationship of spoiling the environment. This approach goes the LDF with the Hambleton Community Plan beyond the control of development and land uses and the former Regional Spatial Strategy.* of the previous system, and provides an opportunity for all parties and agencies to work 1.6 The second document – the Development together to develop programmes and activities to Policies DPD – was adopted in February 2008, achieve a common vision for Hambleton, within and provides further details to assist the delivery the spatial framework provided by the LDF. The of the Core Strategy. The Development Policies Allocations DPD is concerned with site-based DPD also contains a number of policies that set proposals that will carry forward the objectives of the approach or guide the development that is the LDF, and help deliver the aspirations of all the proposed by the Allocations DPD. partners engaged in delivering this vision.

1.7 Relevant to both the Development Policies and The link with other strategies this document (the Allocations DPD), a revised Proposals Map has been prepared which shows 1.10 The nature of this spatial planning process the site or area specific implications of these two means that it is essential for the relationship DPDs. The implications of the Allocations DPD in between the LDF and other strategies to be fully terms of designations on the LDF Proposals Map taken into account. The LDF must be in are shown in Annex 5, which contains the conformity with the former Regional Spatial revised Proposals Map. Strategy (RSS)*. Most of the implications of former RSS* were addressed in developing the 1.8 The LDF system also provides for the Core Strategy, but a number of former RSS* preparation of Supplementary Planning Policies are relevant to this Allocations DPD (for Documents (SPDs). These are intended to example concerning the sequence for the elaborate components of the adopted selection of land for development). The approved Development Plan Documents. For example, an version of former RSS* for Yorkshire and Humber SPD concerning the provision of Affordable was published in May 2008, and the implications Housing was approved in June 2008. of changes from the preceding draft RSS (within which context the Core Strategy was prepared) are considered in Section 2.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 2 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 1.11 Particularly important, the LDF provides the • Northallerton Allocations and Traffic Model; means of giving spatial expression to the Northern Link Road Deliverability; Viability Sustainable Community Plan (both the and Financial Appraisal Hambleton Sustainable Community Plan and the • Landscape and Settlement Character North Yorkshire Sustainable Community Assessment Strategy). Thus, as described in this document, • Viability of Housing Sites the allocations made here provide an opportunity to deliver the aspirations set out in the Further background studies comissioned by Community Plan, and in the Area Group Action developers for allocation sites are also available. Plans which have been prepared as part of the Community Plan and its process. Similarly they Consultation and Sustainability Appraisal will provide an opportunity to assist in the achievement of the Local Area Agreement (LAA) 1.13 This report needs to be considered together with developed to deliver the Community Plan. The two important documents which accompany it: allocations made here also need to be the Allocations Consultation Statement and the considered in relation to the delivery of the Allocations Sustainability Appraisal (including the programmes and activities of other partners (for Strategic Environmental Assessment), both of example utility companies, health bodies and the which can be found on the Council’s website. Local Transport Plan) – these allocations can help to assist in the delivery of their objectives, 1.14 The Allocations Consultation Statement explains and in turn many aspects of these programmes how extensive community involvement has been will be important in achieving the developments achieved, and how views have been taken into proposed in the allocations. account throughout the stages leading up to the present. The Statement indicates how this The evidence base process followed the Council’s intentions set out in the Statement of Community Involvement (one 1.12 In order to plan anything properly, it is essential of the other components of the LDF). Although to have up-to-date and reliable information as to the Regulations governing the preparation of the what is happening now. Preparing the Local DPD changed in June 2008, the consultation Development Framework is just the same. process complied with the previous Regulations Accordingly, the Council has undertaken or (current at the time of the preceding consultation commissioned a number of technical studies, stages), and indeed is consistent with the many of which support the development of the requirements of the latest Regulations. One of preferred package of site allocations. The the key ingredients of the new LDF system is the following can be obtained from the Council (and recognition of the need for the earliest and fullest are available at: www.hambleton.gov.uk/LDF): public involvement in the preparation of the new Plan. The Consultation Statement explains the • Village Services process that has been undertaken, indicating how • Housing Needs comments have been assessed, balancing local • Flood Risk concerns with the achievement of the principles • Town Centres already established in approved LDF Documents • Open Space and Recreation and with the intentions of the Sustainable • Economic Development Community Plan (itself subject of consultation), in • Spatial Study of the Hambleton Community order to influence the form of the submission Plan and Area Group Action Plans. Allocations proposals. This process commenced • Town Centre Parking with consultation on issues and options in October • Housing Market Demand 2005, and was followed by participation on the • Strategic Housing Land Availability “Preferred Options” for the Allocations, published Assessment (SHLAA) for discussion during October/November 2007. A • Strategic Housing Market Assessment brief summary of these stages and the important issues that were raised is given in Annex 2.

3 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 1.15 The Allocations Sustainability Appraisal allows for the identified infrastructure to be (including the Strategic Environmental prioritised in discussions with key local partners”. Assessment) or SA/SEA is a formal part of the process, and is intended to ensure that the LDF 1.18 These concerns are fully recognised in this DPD. achieves sustainable development. At the same Each Sub Area section contains a review of the time as the main LDF documents are prepared strategic infrastructure requirements that have the Council must undertake a separate and been identified, and the justification for each concurrent evaluation of the sustainability of the development proposal includes relevant details choices considered, and the options preferred. of the related infrastructure requirements, An SA/SEA report has been produced along with including those responsible for provision, timing the Allocations DPD, the latest version of which and sources of funding. Annex 4 draws these specifically related to the submission Allocations ingredients together, in the form of the Strategic DPD. In addition to this, under the Conservation Infrastructure Plan, which addresses overall (Natural Habitats) Regulations 1994 the Council District requirements. A Supplementary Planning has prepared a Habitats Regulations Document (SPD) concerning Infrastructure Assessment Screening Report on the site Delivery will be prepared shortly which will allocations. provide practical details of how it is intended to secure specific infrastructure elements, including Monitoring and implementation the methods of achieving appropriate funding.

1.16 The processes and main agents involved in 1.19 The plan identifies where new infrastructure is likely delivery and implementation are indicated to be required but it only gives a snapshot of the throughout this document, and in particular are requirements as known at the time of the highlighted for each Site Allocation. Annex 6 sets preparation of this DPD and based on evidence out the proposed performance indicators and from 2008-2009. At the time of development coming targets. Preparation of the LDF is not a once and forward all infrastructure requirements will need to for all activity. It is essential to check that the be considered in the light of the needs at the time Plan is being implemented correctly, assess the and the tests of Government Circular 05/2005 outcomes that result and check if these still (Planning Obligations) and the statutory tests in remain as intended, and as currently desired. Community Infrastructure Levy (CIL) Regulation Annex 6 describes this process. 122. In particular that they are relevant to planning; necessary to make the proposed development The Strategic Infrastructure Plan acceptable in planning terms; directly related to the proposed development; fairly and reasonably 1.17 One of the key functions of the LDF is to ensure related in scale and kind to the proposed that sufficient infrastructure is available to development; and reasonable in all other respects. support the spatial development of the District, and conversely that the proposals advanced The Public Examination into the Allocations DPD reflect likely infrastructure capacities, taking account of the availability of funding for 1.20 Under the new planning system, the examination improvements. This role is a key emphasis within of each plan document has taken on a wider and revised PPS12 – Local Spatial Planning, significantly different role. Although objections to published in June 2008. PPS12 para. 4.9 the document are still considered, as in the indicates that “good infrastructure planning former system (and must be addressed by the considers the infrastructure required to support Inspector), the primary purposes of the development, costs, sources of funding, examination are to consider whether preparation timescales for delivery and gaps in funding. This of the plan document has been undertaken in a

4 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 manner which is legally compliant and that its Section 4 Bedale contents are “sound”. Sound means, in a Section 5 Easingwold nutshell, “well-founded”. The presumption is that Section 6 Northallerton the plan document is legally compliant and Section 7 Stokesley sound, unless as a result of considering the Section 8 Thirsk representations made and evidence considered at the examination, it is proved not to be. The Section 9 provides a summary of all the document was found to be legally compliant and proposals for the LDF area as a whole in terms “sound” by the Inspectors, subject to the of how the overall requirements of former RSS* amendments made in this document. and the Core Strategy will be met. Section 10 provides advice on the main management Structure of this Allocations Document mechanisms the Council will use to ensure the delivery of the allocations in this DPD to achieve 1.21 Section 2 that follows provides specific details the long term spatial vision and objectives of the about the principles adopted in the making of site Core Strategy. allocations, explaining the link with the Core Strategy (in particular with the defined settlement 1.22 The LDF does not duplicate national or regional* hierarchy). Section 3 addresses the definition of planning policies and guidance. The relevant Development Limits. Thereafter the structure of wider policy context is stated throughout this this Document considers the site proposals for document, and cross-reference should be made each of the District’s five sub areas : to the national or regional* policies or guidance indicated.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 5 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 USE OF THE LDF DEVELOPMENT PLAN DOCUMENTS

By their very nature, many if not most of the ingredients of the LDF documents are inter-related. The LDF’s Strategy needs to be considered, and delivered, as a package. Individual elements need to be seen as components of an overall approach to the future spatial planning of Hambleton.

This has one specific practical consequence, which relates to cross-referencing. Where they are particularly important, key cross-references are identified within some policies or in the associated text. But in general not all linked policies are stated. Identifying all linked policies is not practically possible, because it is difficult to determine in advance which policies might be relevant. In addition, including detailed cross-references would not result in a concise and readable document.

Consequently, when considering development relating to any particular Allocation in this Document, it will be necessary also to consider policies contained in the Core Strategy and in the Development Policies DPD, which may contain further guidance on how sites should be developed. All policies apply wherever relevant, and whether or not a specific cross-reference has been made. This principle applies to the LDF as a whole – all the relevant documents will need to be read together when considering a specific proposal or issue.

6 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 2. Principles of Site Allocation

2.1 The Allocations DPD is concerned with the former RSS* also provides guidance on the allocation of specific areas of land, to meet the scale of housing land, and the sequence of development requirements of Hambleton for the search for development sites; plan period until 2021 (or longer, to 2026, in the case of housing). The general principles that iv. to reflect local views, as expressed through have been adopted in selecting the sites for the preceding LDF consultation stages, on different types of land use are discussed in this how individual settlements should or should Section. The main uses are for housing, for uses not develop. that generate employment, and for community and other uses (which include town centre uses These principles are now considered in more and recreation). A number of allocations are also detail for each of the categories set out above. made for mixed uses, incorporating more than The practical approach undertaken by the one of these main categories. Council to select or reject sites, and thus to identify the preferred package of sites for the 2.2 Closely related to the allocation of specific areas Sub Areas, based on the principles set out in this of land, and thus also covered within this Section, is described in detail in Annex 3. Allocations DPD, is the definition of Development Limits around designated settlements: this is considered in Section 3. Principles for making housing allocations in each Sub Area 2.3 The most important principles or objectives driving the allocation of land are as follows: The scale, timing and distribution of housing development i. to reflect and deliver the strategy set out in the adopted Core Strategy. The Core 2.4 Direction about the appropriate scale of housing Strategy itself conforms with national and growth, and its distribution, is provided by both regional* guidance, and sets the scale and the adopted Core Strategy and by former RSS*. distribution of development designed to meet The Hambleton Core Strategy was prepared and the District’s needs; adopted in the context of the former RSS* at a period when the latter was advancing through a ii. to reflect the principles set out in the review. That review has subsequently been Development Policies DPD, which gives concluded, with the publication of the former further detail to the Core Strategy, and helps RSS* in May 2008. As the later document, the explain how it will be implemented. Important former RSS* must be taken to have precedence examples include the detailed approach to over the Core Strategy (adopted April 2007), in safeguarding the character and form of terms of its direction for the content of this settlements (Policy DP10), phasing the Allocations DPD. Balancing these release of housing land (Policy DP11), and considerations, this Allocations DPD is designed conserving biodiversity (DP31); to be in general conformity with the adopted former RSS* and Core Strategy – but where iii. to reflect national and regional (ie. former RSS)* there are any differences in context, the new guidance. This includes for example the former RSS* will prevail. Of particular note, the Government’s approach and priority afforded timescale of the new former RSS* runs to 2026 to building sustainable communities, and the – and thus the timescale of this Allocations DPD guidance on the selection and bringing now follows the same period for housing. forward of housing land in PPS3 (Housing).

* Please see Paragraph 1.2 for the current position regarding the former RSS. 7 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 2.5 Former RSS* (May 2008) sets a new context for Phase 3: 2021 - 2026 this Allocations DPD, in terms of the overall scale - this new third phase covers the additional of provision for housing required, and its time period now included by former RSS* (May period. Former RSS* Policy H1 provides an 2008), ie. up to 2026. indicative net build rate for Hambleton of 320 dwellings pa. for the period 2004 – 2008, and 2.8 For clarity and consistency, and to provide 280 dwellings pa. for the period 2008 – 2026. correctly for new housing, the figures in this This level of growth is thus slightly different in Allocations DPD are based on gross rather than total, and in phasing, from the net requirements net requirements. Former RSS* indicates an contained in the adopted Core Strategy Policy assumption of the loss or clearance of 10 dwellings CP5 (320 pa. for 2004 – 2011; 290 pa. for pa. for Hambleton (and thus the net former RSS* 2011 – 2016; 260 pa. for 2016 – 2021). requirements are 10 pa. less in each period).

2.6 Although the former RSS* requirement is no 2.9 This means that this Allocations DPD is designed longer expressed in five year blocks, phasing is to deliver, in the District as a whole, the following continued in this Allocations DPD since this is total gross housing requirements, phased as consistent with guidance in PPS3 – Housing, follows: with the approach taken in the Council’s Strategic Housing Land Availability Assessment Phase 1: 2004 – 2016 3640 (SHLAA), and with the approach defined in based on the former RSS* requirements of Policy DP11 in the adopted Development 330 pa. for 2004 – 2008; Policies DPD. Phasing is an essential policy 290 pa. for 2008 – 2016 component, if an appropriate level of availability Phase 2: 2016 – 2021 1450 of housing land is to be achieved at all times. based on the former RSS* 290 pa. 2.7 Taking into account both the context provided by the Phase 3: 2021 – 2026 1450 new former RSS* and the Core Strategy phasing, based on the former RSS* 290 pa. the approach taken in this DPD is to re-define three phases for housing land release, as follows: Total: 2004 – 2026 6540

Phase 1: 2004 - 2016 - taking account of the passage of time since the base date and the subsequent adoption 2.10 The distribution of this total requirement around of the Core Strategy, this Allocations DPD the District is determined by the approach set in merges the first two phases identified in the the adopted Core Strategy by Core Policy CP5A, Core Strategy (ie. 2004 – 2011 and 2011 – which identifies the overall proportion of 2016) to create a new first phase. This should development required in each Sub Area. Two ensure, on adoption of the Allocations DPD complications need to be noted: (expected to be in early 2010), that some 6 years supply will remain in the first phase; i. the proportions identified in Policy CP5A for the Core Strategy’s first two phases (2004 – Phase 2: 2016 - 2021 2011 and 2011 – 2016) are combined to - the time period covered by the second phase provide the basis for the new first phase is the same as the third phase identified in (2004 – 2016) adopted in this Allocations DPD; the adopted Core Strategy;

* Please see Paragraph 1.2 for the current position regarding the former RSS. 8 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 ii. the proportions set by Policy CP5A for the which are considered to be fully deliverable Core Strategy’s third phase (2016 – 2021) (in the terms of PPS3 para. 54, they are which becomes the new second phase are available now, suitable for development, and assumed to be continued for the Allocations likely to be achievable within the period). For DPD’s new third phase (2021 – 2026), the remaining phases, all the sites are introduced to be consistent with the longer considered to be developable, ie. in a suitable time frame of the new former RSS*. location and with a reasonable prospect of being achieved in the period. The Strategic Details of what this means for each Sub Area, in Housing Land Availability Assessment terms of the required total levels of provision for (SHLAA) prepared by the Council with key each of the time periods, are provided in each of partners provides important evidence to the Sub Area Sections of this DPD. support the assumptions made about the availability and developability in these terms 2.11 Within each Sub Area, the distribution of of the allocations made; development is also guided by the Core Strategy: Policy CP6 establishes in particular • the development is feasible in the relevant that at least 51% of housing development should timescale, eg. infrastructure capacity exists or be in the Principal Service Centres of is programmed to be available; Northallerton and Thirsk; in each Sub Area at least two thirds of new housing will be • the most appropriate land for development is concentrated in its Service Centre; and in the used first. The criteria for considering the Service Villages limited housing will be suitability of individual sites are addressed supported at a level appropriate to the needs of below, but one particularly important concern the local communities. Very limited development is to ensure that where possible brownfield (eg. infill) that clearly supports a local need will land is used before greenfield sites. The be accepted in the Secondary Villages – and objective is to ensure that the allocations specific allocations will be made only in proposed address the District target for exceptional circumstances. housing development of brownfield land set by Policy DP12 (and consistent with the 2.12 The release of land identified in this Allocations requirements of former RSS*), ie. 55%. DPD needs to reflect the requirements of Development Policy DP11, which establishes the 2.13 Policy DP11 concerning phasing is supported by principles that should be taken into account in housing “trajectories” (see Development Policies phasing the release of land, to ensure that: DPD Annex 6 and the latest Annual Monitoring Report), which establish for each year during the • the right amount is allocated in each phase plan period the likely scale of new allocations (consistent with former RSS* and Core Policy that should be made, taking account of CP5A); completions and existing commitments (planning permissions). In accordance with PPS3 (para. • Government guidance set by PPS3 58), a review of existing planning permissions for (November 2006) on the overall supply of housing (commitments) has been undertaken, land is met. The phases of housing land which demonstrates that each site is developable identified in this DPD are designed to be and likely to contribute to the housing land supply consistent with the requirements of PPS3 – in the first phase (ie. up to 2016). ie. the first phase (to 2016) comprises sites

* Please see Paragraph 1.2 for the current position regarding the former RSS. 9 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 2.14 The figures in paragraphs 2.5 – 2.9 above, set 5. other infill sites within Service Villages; out in each Sub Area section and in Section 9, 6. sites on the periphery of Service Villages; are correct at the time of adoption of this DPD. In 7. other sites. order to ensure a continuous rolling programme of a 5 year supply of deliverable sites, in This sequence of site search has been taken into accordance with PPS3 and up-to-date housing account in determining the process followed, as land requirements, the figures will be updated described in Annex 3. each year. The mechanism for updating the figures is set out in Section 10: Managing Delivery. Housing site acceptability and sustainability

2.15 The current position in each Sub Area with 2.17 In addition to taking account of the strategic regard to recent housing development since direction on scale, timing, distribution and the 2004, and current commitments, and thus the sequential approach, there is a wide range of residual requirement that needs to be identified other important considerations that need to be in the Allocations DPD, is set out at the start of addressed, which can be subsumed under the each of the following Sub Area sections. Given headings of settlement character, accessibility, the need for the Allocations DPD to be in local issues and feasibility. These are considered conformity with the principles set out both by in more detail in Annex 3. former RSS* and by the Core Strategy, the targets set are fundamental requirements. Windfall developments

2.16 Together with the distributional strategy set by 2.18 Reflecting Government Guidance contained in Core Strategy Policies CP5A and CP6, national PPS3 (para. 59), no allowance is made for and regional policy guidance also provides an “windfall” developments, ie. housing important direction for the process of seeking development on sites other than those proposed appropriate land releases. Taking account of the to be allocated. Nevertheless, it is certain that Core Strategy which defines the approach to windfall developments will occur (and such development in the defined hierarchy of proposals will be assessed under LDF Core settlements (Principal Service Centres and Policy CP6 and Development Policies DP8, DP9 Service Centres, Service Villages and and DP11). The scale of overall housing Secondary Villages) in order to achieve development, including windfall development, sustainable rural communities, and the additional will be kept under continuous review, and guidance provided by former RSS* Policy YH7 documented in the Annual Monitoring Report. together with PPS3, a sequential approach Depending on the cumulative scale of should be taken, with priority given in the development, action may need to be taken to following order: achieve the required “housing trajectory” (the scale of housing needed in each phase in each 1. brownfield land within Principal Service area – as set out in Development Policies DPD Centres/Service Centres; Annex 6). If necessary this may involve using the 2. other infill opportunities within Principal control mechanisms set out in Development Service Centres/Service Centres; Policies DPD para. 4.4.5. The implications of 3. sites on the periphery of Principal Service windfall development for managing the delivery Centres/Service Centres or well related in of allocated sites are considered in Section 10: public transport terms; Managing Delivery. 4. brownfield land within Service Villages;

* Please see Paragraph 1.2 for the current position regarding the former RSS. 10 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 Density of housing and brownfield land targets the District total established in Core Policy CP10. In the case of employment land however, the 2.19 A working assumption has been adopted that the former RSS* context is far less directive than for “yield” of housing on each site will be based on housing, and there is no equivalent extension of at least 30 dwellings per hectare (ie. the guidance on total employment land requirements minimum advised by PPS3), except where there in the former RSS* (May 2008) comparable to its are specific site constraints. Higher densities are guidance on housing for the longer period to also proposed on many sites so as to make 2026. The Allocations DPD thus retains the Core more efficient use of land, but still respecting the Strategy period of 2005 – 2021 in the case of site surroundings. This is often the case on provision for employment land, but seeks where larger sites in the towns, particularly on town possible to ensure that provision exceeds this centre sites or where smaller dwellings are requirement (and thus makes a contribution to expected to be provided and especially where requirements for the period to 2026). Mechanisms backed up by layout plans submitted by for managing the delivery of employment land developers to illustrate how this can be are considered in Section 10: Managing Delivery. satisfactorily achieved. On the whole densities reflect what has been built on similar sites in 2.22 Whilst there is a need to monitor the demand for recent years and they are set at a relatively employment land and ensure that available modest level so as to respect the existing supply is adequate, and for example is physically environmental character and appearance and to capable of being developed during the plan provide adequate space within and around period, there is not the same detailed concern dwellings. The final density for the development with regard to the timing of development as in of each site will be determined at the planning the case of housing. Guidance on the phasing of application stage taking into account all relevant release of employment sites in different time considerations. periods is not therefore required. Take up of employment land will be monitored through the 2.20 For each proposed housing site, its status as Annual Monitoring Report and the forthcoming either brownfield (“brown”, ie. previously Employment Land Review. developed) or greenfield (“green”, ie. never developed) is indicated – to enable the 2.23 The scale of new employment allocations that contribution of the proposals towards achieving should be made needs to take account of the LDF brownfield land target set in existing commitments (planning permissions). Development Policy DP12 to be assessed. The likely scale of new allocations is anticipated in the adopted Core Strategy para. 4.3.8. Principles for making employment development allocations in each Sub Area 2.24 The current position with regard to existing permissions for employment uses is set out in The scale and distribution of employment each Sub Area Section (4 – 8) following. development 2.25 The distribution of development within the Sub 2.21 There are parallels between the principles for Area is also guided by the Core Strategy: Policy making housing allocations (discussed in paras. CP11 establishes in particular that most new 2.4 – 17 above) and for making allocations for employment development should be concentrated employment purposes. Core Policy CP10A in the Service Centre, and that in the Service identifies the overall scale of development Villages opportunities for small-scale development required in each Sub Area – as a sub-division of to meet local needs will be supported.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 11 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 2.26 Together with the distributional guidance set by Town Centres Study (December 2004), as well Policies CP4 and CP11, national and regional* as providing the basis for the definition in guidance also provides an important direction for Policies DP20 and DP21 of Town Centre and the process of seeking appropriate land Primary Retail Area boundaries (which establish releases. Former RSS* Policy YH7 establishes a policy approach to broad areas), also that a sequential approach should be taken, recommended that a number of specific sites which effectively means (taking account of the were suitable for development related to a range Core Strategy’s definition of the sustainable of town centre uses. A number of allocations for hierarchy of settlements) that priority should be these purposes are made within the Sub Area given in the following order: Sections.

1. brownfield land within Principal Service 2.29 Other site allocations are made in relation to a Centres/Service Centres; number of other community uses (including for 2. other infill opportunities within Principal recreational purposes). These allocations reflect Service Centres/Service Centres; especially local priorities expressed through the 3. sites on the periphery of Principal Service Community Plan process. Centres/Service Centres or well related in public transport terms; 2.30 Sites advanced under this community and other 4. brownfield land within Service Villages; uses category also provide the means of making 5. other infill sites within Service Villages; allocations which help deliver the plans and 6. sites on the periphery of Service Villages; proposals of the LDF’s spatial planning partners, 7. other sites. for example the County Council, in relation to the proposals in the Local Transport Plan (LTP); and This sequence of site search has been taken into the utility companies. account in determining the process followed, as described in Annex 3. Site threshold

Employment site acceptability and sustainability 2.31 For practical reasons, and taking account of the size of Hambleton District and the considerable 2.27 In addition to taking account of the strategic number of sites that have been advanced for direction on scale, distribution and the sequential possible development, a size threshold has been approach, there is a wide range of other adopted for allocations for all uses: Only sites important considerations that need to be 0.3 hectares or greater (or capable of addressed, which – as in the case of the housing accommodating 10 dwellings or more) are allocations – can be subsumed under the allocated within the LDF. Developments smaller headings of settlement character, accessibility, in scale than this threshold will be considered on local issues and feasibility. These are considered their merits, in accordance with LDF Policies, but in more detail in Annex 3. the acceptability of such developments is not anticipated by making specific allocations on the Principles for making allocations for Proposals Map. community and other uses

2.28 The justification and principles adopted in relation to these uses depend on the particular use proposed. For town centre allocations, the

* Please see Paragraph 1.2 for the current position regarding the former RSS. 12 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 3. Development Limits

3.1 The Core Strategy establishes the principle that Development Limits are identified on the appropriate development will be supported within Proposals Map, in accordance with Policies the Development Limits (effectively the CP4 and DP8, and taking account of the site boundaries) of those settlements that comprise allocations made in this DPD. the identified sustainable settlement hierarchy (Policy CP4) – and conversely, outside Development Limits there will be firm restrictions on development. Development Policy DP8 3.2 In establishing these boundaries, the defines both the objectives of establishing each Development Limits boundaries contained in the boundary, and the principles that are to be former District Wide Local Plan have each been followed in setting the precise line on the ground. reviewed. The intention of defining these Limits, Neither document established the actual to constrain appropriately the growth of each settlement, is in fact little changed from that boundaries, which is a task that can only be contained in the preceding Local Plan. The achieved at the same time as sites are allocated starting point has therefore largely been that the to meet the identified need for development existing District Wide Local Plan boundary is during the plan period. Identifying sites for appropriate and should be retained, unless: development is the responsibility of the Allocations DPD, and thus the definition of the i. proposals for new development are made – precise Development Limits is achieved through in which case the boundary is amended to this DPD, and the boundaries shown on the include the new site within the Limits; revised Proposals Maps. Accordingly:

13 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 ii. minor changes are necessary to reflect the factual existence of recent development;

iii. anomalies and inconsistencies (in the light of the criteria identified in Policy DP8) indicated that other amendments should be made;

iv. the outcome of consultation indicated a need for change.

3.3 The Development Limits identified on the Proposals Map have been subject of extensive consultation at the Preferred Options stage, and the Limits now included on the Proposals Map have taken account of the responses received.

14 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 4. Bedale Sub Area

4.1 THE CORE STRATEGY CONTEXT • Spatial Principle 3 and Core Policy CP4 define the sustainable settlement hierarchy, 4.1.1 The main Sub Area specific requirements that which in this Sub Area comprises the the Core Strategy places on the Bedale Area are following settlements: as follows:

• Spatial Principle 1 identifies the eastern part of the Bedale Sub Area as being part of the Area of Opportunity (which also contains part of the Thirsk Sub Area and the southern part of the Northallerton Sub Area). This area has been defined to reflect its scope for development based on accessibility, scale of existing facilities and relative lack of development constraints. Most of Hambleton’s housing and employment development will take place within this area;

Service Centre • Bedale (with Aiskew)

Service Villages • Crakehall • Leeming Bar • Snape • West Tanfield

Secondary Villages • Burneston • Hackforth • Kirkby Fleetham • Leeming • Scruton • Thornton Watlass • Well

15 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE • Former RSS* (May 2008) together with Core • Policy CP11 establishes the District-wide Strategy Policy CP5A (see paras. 2.4 – 11) principle that most employment development establishes that the gross housing completion will be encouraged to locate within Service targets for the following periods are: Centres – however in the case of Bedale, it recognises that most development will be Phase 1 Phase 2 Phase 3 encouraged to locate in Leeming Bar 2004 2016 2021 Total (reflecting its status as a major employment – 2016 – 2021 – 2026 location and its strategic accessibility in relation to the A1); Bedale Area 553 217 217 987

Hambleton • Policy CP12 supports the local economy and 3640 1450 1450 6540 Total specifically transport investment – in the Bedale area the upgrading of the A1 to motorway standards and the proposed Bedale/Aiskew/Leeming Bar Relief Road are • Policy CP6 requires that at least two thirds identified in the Development Policies DPD of this housing development be located in by Policy DP16, which defines the protected Bedale town, giving minimum targets as routes. Also, the development of the follows: Wensleydale Railway (extended from Leeming Bar to Northallerton) is referenced Phase 1 Phase 2 Phase 3 in Policy DP16. 2004 2016 2021 Total - 2016 – 2021 – 2026 • Policy CP14 defines the District-wide retail hierarchy, identifying Bedale as a District Bedale Service Centre, meeting the day-to-day needs of its 368 145 145 658 Centre rural catchment.

• Policy CP9 sets the target of 40% of all dwellings in Bedale Area to be “affordable” (see Development Policy DP15 for definition);

• Policy CP10A sets a target level of 20 hectares of employment development in the Bedale Area (out of 75 hectares in the District as a whole). However, taking account of existing land available with permission, the Core Strategy estimates that only a further 3 hectares will need to be identified;

* Please see Paragraph 1.2 for the current position regarding the former RSS. 16 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 4.2 CURRENT DEVELOPMENT COMMITMENTS 4.2.2 The remainder of this Section allocates land to meet the requirements of Core Policies CP5A Housing and CP6 for the Sub Area – the first phase taking 4.2.1 The plan period for the LDF started on 1st April account of completions and commitments as 2004. In order to establish the outstanding need indicated in this table. to allocate land for housing for the remainder of the period (to 2026), account needs to be taken Land for employment uses of completions (the most recent information 4.2.3 Policy CP10A identifies the target level for being available up to 1st April 2008), and employment development in the Bedale Sub outstanding commitments (ie. land with planning Area for the period to 2005 – 2021 as 20 permission for housing). All these commitments hectares. It is envisaged that approximately 17 have been reviewed, in order to establish that hectares of employment land will be provided at they are consistent with LDF policies, and are Leeming Bar Industrial Estate: land of this scale likely to contribute towards meeting the housing is already available for employment use in that land supply. The following table sets out the location. Therefore, a further requirement of current position, and the resulting residual around 3 hectares is needed in the Sub Area. requirement which needs to be identified in this DPD in the first phase, 2004 – 2016:

Settlement Completions Outstanding Totals Residual to meet former RSS* as at 01/04/08 Commitments as at 01/04/08 & Core Strategy requirements as at 01/04/08 for Phase 1 (2004 – 2016) (= 553 for Sub Area, = min. 368 for Service Centre)

Bedale (with Aiskew) 64 76 140 Service Centre Total 64 76 140 minimum 228 Crakehall 235 Leeming Bar 31 13 44 Snape 257 West Tanfield 4711 Service Villages Total 39 28 67 maximum 72 Burneston 022 Hackforth 358 Kirkby Fleetham 112 Leeming 000 Scruton 213 Thornton Watlass 538 Well 055 Secondary Villages Total 11 17 28 0 Others 810180 Total 122 131 253 300

* Please see Paragraph 1.2 for the current position regarding the former RSS. 17 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 4.3 BEDALE SUB AREA: Its construction will be undertaken by the STRATEGIC INFRASTRUCTURE Highways Agency with Government funding.

4.3.1 There are a number of key infrastructure projects • School Places: and requirements that are necessary for the Additional school places will be required in delivery of the allocations for the Bedale Sub certain areas of the Bedale Sub Area. Area. The main elements are set out here, and Financial contributions will be required further details are provided in the supporting text towards the provision of the additional school for each allocation or proposal. Annex 4 draws places resultant from the development. these elements together to illustrate the Developers will be required to liaise with the anticipated Strategic Infrastructure Plan for the education authority (NYCC Children and District. However it only gives a snapshot of the Young People’s Service) to ascertain the requirements as known at the time of the existing capacity within the local schools and preparation of this DPD and based on evidence any predicted shortfall resultant from the from 2008-2009. At the time of development proposed development that needs to be coming forward all specific infrastructure addressed. requirements will need to be considered in the light of identified needs at that time and the tests • Local Health Care Facilities: of Government Circular 05/2005 (Planning Increased or improved access to local health Obligations) and the statutory tests in care facilities may be required, with the main Community Infrastructure Levy (CIL) Regulation focus of provision likely to be on the Service 122 in relation to the reasonable and necessary Centre. requirements to enable development to proceed. Bedale / Aiskew / Leeming Bar Major infrastructure • Bedale / Aiskew / Leeming Bar Relief Sub Area wide Road: This proposal (line protected under Policy • A1 Dishforth to Barton Upgrade: DP16 and details provided through Allocation Government approved this scheme in March BC2) is on the Regional Transport Board’s 2008. The first phase of the improvements Priority Project List for funding. It is intended (Dishforth – Leeming Bar) begins in Spring to divert the A684 route north of Bedale, 2009. This will include a new junction with Aiskew and Leeming Bar from just west of the A684 at Leeming Bar. This phase is Bedale to east of Leeming Bar, connecting anticipated to be completed by 2012. The with the proposed new junction with the A1 at second phase of improvements will then Leeming Bar. With the approval for the A1 begin between Leeming Bar and Barton. improvements, this scheme has now been identified for funding from the Regional The A1 upgrade will increase accessibility Transport Board having gained approval for across the Bedale Sub Area, providing inclusion on the Project Priority List in improved economic prospects and making October 2008. Construction could be tied in this key route much safer. Its benefits will be with the A1 work programme, particularly the felt across the District as well as within the new Leeming Bar junction. Bedale Sub Area.

18 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE If funding were ultimately to be unsuccessful, improvements. These improvements to the sites allocated for development will still come sewerage and sewage disposal networks will forward and alternative provision relating to include increased capacity at sewage traffic management resulting from treatment works (Leeming Bar Waste Water development will need to be undertaken, Treatment Works) and may also include such as improvements to junctions, increased significant improvements that benefit a wider provision of sustainable forms of transport area than the development site. Where and improvements to public transport. relevant, these improvements are identified in relation to each proposal, and set out in The relief road will mitigate traffic congestion summary below: through Bedale, Aiskew and Leeming Bar whilst improving safety within these - Sites BH2, BH3, BH4, BH5, BH6 and BM2 settlements. It will also provide safer access in Aiskew will require improvements to the to the A1. local sewerage and drainage infrastructure to accommodate proposed development; The project will be delivered by North Yorkshire County Council with funding from - Sites BH9, BM4, BE1 and BC5 in Leeming the Regional Transport Board. Bar will require improvements to the local sewerage and sewage disposal • Improvements to the Footpath and infrastructure, including sewage treatment Cycleway Network: works, to expand its capacity to Key improvements to the footpath and cycle accommodate the proposed development. network across the Sub Area will be achieved through the development of the site Bedale / Aiskew allocations. These improvements include the development of a route alongside the • Gateway Car and Coach Park and Wensleydale Railway between Bedale Town Associated Facilities: Centre and Leeming Bar. This will connect to This proposal (BC1) will provide parking and development sites within Aiskew and also associated facilities. Located north of St between the proposed Gateway Car and Gregory’s Church and adjacent to the Coach Park (BC1), via Bedale Beck to proposed relief road, the Gateway Car and Bedale Town Centre. Coach Park will provide the opportunity for those travelling along the diverted A684 to Such developments across the Bedale Area, stop and visit Bedale whilst also reducing the to be achieved through developer pressure for parking spaces and congestion contributions and other funding sources as within the town centre. available, will aim to provide a more sustainable transport option connecting The project will be delivered by the Council settlements around the Sub Area and beyond. and North Yorkshire County Council with funding, in part, from the redevelopment of • Improvements to the Sewerage and existing car parks in Bedale. Sewage Disposal Infrastructure Network: Developments will be required to provide, where appropriate, necessary infrastructure

19 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE • Renaissance Park: This proposal (BC4) will provide an area of landscaped parkland which will improve the environment in the centre of Bedale (with Aiskew). It will include footpath and cycleways, improving the connectivity between Aiskew and Bedale, and will be situated adjacent to Bedale Station.

The project will be delivered by the District Council with funding from developer contributions and other organisations such as Yorkshire Forward and the Lottery Fund.

Minor infrastructure

4.3.2 In addition to these major infrastructure issues, smaller infrastructure works and schemes will also be required across the Bedale Sub Area. Details of these are included with specific site proposals. These will include projects identified through the Community Planning process. Implementation of these will be achieved through contributions provided through the development of smaller sites allocated within the Bedale Sub Area.

20 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 4.4 BEDALE TOWN (WITH AISKEW) • accessibility and infrastructure issues: The A684 runs through the heart of Bedale Strategic overview (with Aiskew) and there is a pinch point for 4.4.1 Bedale (with Aiskew) is identified as a Service traffic at the junction of Bridge Street and Centre within the Settlement Hierarchy set out in Market Place in Bedale. The proposed relief Policy CP4 of the Hambleton Core Strategy. road (see Proposal BC2), to be linked to the This means that its role as a Market Town has A1 motorway upgrade, would relieve some of been recognised as providing services and the traffic. However, funding has not yet been facilities for the town and its hinterland. The town secured for this road; has a wide range of businesses, retail uses, schools, employment and medical services. • significant areas of brownfield land: Bedale (with Aiskew) has several brownfield 4.4.2 Key characteristics of Bedale (with Aiskew) sites with potential for redevelopment within include: the central area. These sites are, however, generally small scale with limited capacity. • location of main facilities: These are generally in the Market Place, Strategic approach to the development of Bedale (post office, supermarkets, public Bedale houses etc). Bedale Leisure Centre is 4.4.3 The strategic approach to development in situated approximately 800 metres south of Bedale (with Aiskew) reflects the outcome of the town centre adjacent to the local primary public consultation, and other factors such as the and secondary schools and there is a sports priority to use the scattered sites within the built club 800 metres to the west; up area before peripheral expansion. The main development needs are to be provided for by • location of main employment areas: development focused to the east of Aiskew, The town centre has a wide range of retail, primarily south of the A684 and north of the business and commercial uses. However, the Wensleydale Railway. This approach has the main employment area for the Sub Area is at following main benefits: Leeming Bar Industrial Estate to the north east of Bedale (with Aiskew), east of the A1; • although the areas are outside previous Local Plan Development Limits, they complement • main environmental constraints: the existing form of Aiskew and form a logical The area between Bedale and Aiskew forms approach to limiting impact on the settlement an important visual separation and is and surrounding countryside – the railway track considered to be integral to the form and forms a strong boundary to the settlement; character of the settlement in terms of Policy • there is potential for phasing development on DP10. Bedale Beck runs through this area, a site by site basis; which is liable to flood (Flood Zones 2 and 3). • a significant amount of brownfield and The Bedale Conservation Area and a degraded land will be developed; concentration of listed buildings in the town • the sites provide a sustainable option as most centre will also need to be taken into account are located along existing public transport when considering development sites. A routes to local shops and services; number of sites in Bedale (with Aiskew) have • these sites are within reasonable walking/cycling particular archaeological interest and potential; distance of Bedale town centre and closer to Leeming Bar Industrial Estate and the A1;

21 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE • these sites are likely to be available in the short to medium term, and would be suitable Summary Table B1: for phased development: where possible Bedale Town (with Aiskew) Allocations housing would be accommodated first on Land is allocated for development on the sites nearest to the town centre; following sites in Bedale Town (with Aiskew): • these sites have been identified by respondents during consultation as the most HOUSING popular sites in Bedale (with Aiskew) for BH1 Masham Road, Bedale (1.5 ha) housing. BH2 Pig Farm, Aiskew (1.1 ha) BH3 South East of Aiskew (5.8 ha) 4.4.4 In comparison, alternatives considered in BH4 The Abattoir, Aiskew (2.3 ha) developing this approach were less sustainable. BH5 Wilberts Farm, Sandhill Lane, Aiskew (3.0 ha) Further significant development to the north of BH6 Lyngarth Farm, Bedale (2.5 ha) Aiskew or to the south of Bedale would not be suitable because it would significantly depart from the existing form of the settlement, MIXED USES potentially be prominent and more remote from BM1 Bridge Street, Bedale (0.6 ha) main services and facilities. Almost all the BM2 North East of Aiskew Pig Farm, Aiskew (3.3 ha) opportunities in these directions would involve taking exclusively greenfield land. COMMUNITY AND OTHER USES Allocations 4.4.5 This section lists the sites allocated for BC1 Gateway Car and Coach Park, North of St development in Bedale (with Aiskew) town. Gregory’s Church, Bedale (3.3 ha) Summary Table B1 provides a full listing of all BC2 Safeguarded Route of the Bedale / Aiskew the sites. Map B1 illustrates the location of these / Leeming Bar Relief Road sites in the town. However, the Proposals Map BC3 Footpath and Cycleway along the must be consulted as the definitive source of the Wensleydale Railway Corridor between boundaries. The policies allocating the sites and Bedale and Leeming Bar. setting out the details of their development BC4 Renaissance Park between Bedale and follow: Aiskew (2.2 ha)

Detailed guidance on each allocation is set out on the following pages.

22 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE Map B1

23 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE HOUSING Context 1 This site is located within a residential area of BH1 MASHAM ROAD, BEDALE (1.5ha) Bedale. It includes an area of allotments together This site is allocated for housing with adjacent scrubland. The site is surrounded by development in Phase 1 (up to 2016), residential, education and open space uses. subject to: Proposed Development i. development being at a density of 2 The site will be developed for housing, with approximately 35 dwellings per hectare, associated open space. It will complement resulting in a capacity of around 55 development already approved on adjacent land. dwellings (of which a target of 40% It is to be accessed directly from Masham Road, should be affordable); through the area of the site already with planning permission. ii. types and tenure of housing developed meeting the latest evidence on local Development Requirements and Explanation needs; 3 The density and proportion of affordable houses required reflect Core Policy and PPS3 iii. an alternative location being provided requirements and the character of the for the current allotments occupying the surrounding development and will be subject to site; negotiation and, if necessary, the outcome of economic viability assessment at the time of iv. vehicular access to the site being taken making a planning application. This site will exclusively from Masham Road through complement the adjacent site to the south that the development site to the south; has planning approval.

v. contributions from the developer 4 The Housing Needs Study 2004, updated by the providing improvements to pedestrian Housing Market Demand Study 2008, indicated and cycle access in the area, particularly that there was a high demand for all types of retaining the public right of way across housing in the Bedale Sub Area. A particularly the site and along Firby Road to local high demand was identified for four and five facilities; bedroom homes in Bedale (with Aiskew). Therefore, it is expected that development will vi. contributions from the developer deliver a number of three, four and five bedroom towards providing public open space, homes contributing towards meeting these necessary infrastructure improvements, needs. However, the latest information at the particularly increasing sewerage and time of development should be used to inform sewage disposal capacity; and the type, size and tenure of housing development to meet local needs in accordance vii. contributions from the developer with Policy DP13. towards the provision of additional school places and local health care 5 An alternative site will be identified for the facilities as necessary. relocation of existing allotments occupying the site. Development will not be permitted to take place until the allotments have been satisfactorily relocated.

24 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 6 Access to the site will be gained through the 11 There are no apparent infrastructure issues that existing developed area to the south, directly would prevent development from occurring. from Masham Road. Access to the site can be achieved directly from Masham Road through the area to the south that 7 Improvements to the local pedestrian network, now has planning approval. particularly in the Firby Road and Sussex Street area, as identified in NYCC’s Traffic 12 The site to the south already has planning Management Strategy, will be required to be permission for housing (approx. 20 dwellings) achieved through financial contributions from the and this site is therefore likely to be capable of developer in liaison with NYCC Highways. coming forward in Phase 1 (up to 2016) of the plan period. 8 A public right of way runs through this site. This should be retained either in situ as part of the Justification layout, or suitably diverted within a reasonable 13 This site is allocated because: distance and incorporated into the development. • it can be developed without prejudicing the existing form and character of the settlement 9 The developer should provide any additional as it is surrounded by existing built capacity that may be needed for the local sewer development; system to accommodate this development. The • the site is located within an existing developer will need to liaise with the relevant residential area and is close to schools, local organisations (eg. Yorkshire Water) to achieve amenities and services (eg. post office, this. The developer will be required to make supermarkets, public houses etc), which are financial contributions towards the provision of within reasonable walking distance (400m); additional school places and health care facilities • the public perception (evident from comments in the local catchment area if evidence from the made during public consultation) is that the education and health authorities at the time of land is suitable for and would benefit from the proposed development demonstrates that development; the development will result in a deficiency. • it could provide housing of an appropriate type Contributions will be administered by the and tenure to meet the identified need set out education and health authorities respectively. in the latest evidence for local housing needs; Funding contributions should also be provided • the site is within walking distance of and towards the development of public open space at accessible to public transport; the Renaissance Park (BC4). • it is available with developer interest.

Implementation 10 This site is available for development in Phase 1 (up to 2016), subject to a suitable alternative site for the allotments and their relocation being achieved. NYCC and the Bedale Allotment Holders Association are liaising on this, and it is anticipated that this issue will be resolved in the short term.

25 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE Context BH2 PIG FARM, AISKEW (1.1ha) 1 These sites are located on the south east side of BH3 SOUTH EAST OF AISKEW (5.8ha) Aiskew – south of the A684 and north of the These linked sites are allocated for Wensleydale Railway. Site BH2 is currently in housing development, subject to: use as a pig farm and adjoins Site BH3 to its south west and Site BM2 to its north east. The i. development of Site BH2 being eastern part of Site BH3, adjoining Site BH2, is delivered in Phase 1 (up to 2016), at a occupied by a former hatchery. The western part density of approximately 35 dwellings of BH3 is in agricultural (pasture) use. Both sites per hectare, resulting in a capacity of adjoin residential properties to the north west around 38 dwellings (of which a target and open countryside (over the railway line) to of 40% should be affordable); the south east. ii. development of Site BH3 being delivered in Phase 1 (up to 2016) and Proposed Development Phase 2 (2016-21), at a density of 2 The two linked sites will be developed for approximately 35 dwellings per housing, reflecting the layout identified in hectare, resulting in a capacity of Diagram BH2/BH3/BM2 below, and will include around 203 dwellings (of which a target public open space. of 40% should be affordable); iii. types and tenure of housing developed Development Requirements and Explanation meeting the latest evidence on local 3 For reasons of access and residential amenity, needs; development should take place first, if possible, on the area of land currently occupied by Aiskew iv. suitable and satisfactory access being gained to the sites from the A684 and House Farm, utilising the existing access for an appropriate design and loop layout Aiskew House Farm direct from the A684 (see of the development being achieved; Diagram BH2/BH3/BM2). The removal of this existing pig farm will significantly reduce the level v. potential access from this site to Site of noise and odour nuisance experienced by BM2 adjacent being retained as part of nearby existing and future residents. the design and layout of any development of Sites BH2/BH3; 4 Upon completion of this area of the site, the vi. contributions from the developer remainder will then be developed. A further towards providing public open space, access will be gained by the second access enhancement of footpath and cycleway point to the A684 through the existing frontage of links including the public right of way the former Cartman’s Nursery, as indicated on which crosses this site and along the Diagram BH2/BH3/BM2. The details of this Wensleydale Railway route, including should be agreed between the developer and improvements to Bedale Bridge and NYCC Highways prior to any development taking any sewerage and sewage disposal place. Potential access from the site into Site infrastructure improvements required BM2 adjacent should also be accommodated to accommodate new development in and agreed with NYCC Highways. the area; and vii.contributions from the developer towards the provision of additional school places and local health care facilities as necessary.

26 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 5 The Housing Needs Study 2004, updated by 8 The developer will be required to provide any the Housing Market Demand Study 2008, sewerage or sewage disposal infrastructure indicated that there was demand for all types of improvements needed to accommodate the new housing in the Bedale Sub Area. However, in development and will need to liaise and agree the Bedale (with Aiskew) settlement, a high this with Yorkshire Water, prior to development. demand was identified for four and five bedroom dwellings and also flats. Therefore, it 9 Developer contributions will be required where is expected that development will deliver a the local sewerage system does not have number of three, four and five bedroom homes capacity to accommodate the foul and/or surface that will contribute towards meeting these water from this development. needs (and that sites elsewhere in the Bedale- Aiskew settlement and the wider Sub Area will 10 Access to land alongside the Wensleydale contribute towards meeting the need for one Railway will be required from these sites to bedroom units and flats). However, the latest connect the footpath and cycleway links towards information at the time of development should Bedale Town Centre and Leeming Bar. This be used to inform the type, size and tenure of should be agreed and confirmed by the housing development to meet local needs in landowners and developer prior to any accordance with Policy DP13. development taking place.

6 Housing development on these sites should be 11 Boundary screening and landscaping along the at a density of approximately 35 dwellings per south eastern boundary of these sites will be hectare. This rate reflects the location of the site required supplementing that which exists already on the edge of the settlement and the character along the Wensleydale Railway line to ensure of the surrounding development. The proportion minimal visual impact on the landscape. of affordable houses required reflects Core Policy CP9 requirements and will be subject to Implementation negotiation and, if necessary, the outcome of 12 This combined area is in different ownerships economic viability assessment at the time of that need to be resolved prior to development. making a planning application. However, current development interest suggests that acquisition of the relevant parcels of land 7 Developer contributions will be sought towards can be achieved in the short to medium term. the provision of public open space in the area, in Therefore, it is anticipated that development will particular relating to the Renaissance Park take place in Phase 1 (up to 2016) and Phase 2 (BC4), the footpath and cycleway alongside the (2016-2021) of the plan period. Wensleydale Railway line. The developer will be required to make financial contributions towards 13 A comprehensive development strategy for the provision of additional school places and highways, sewerage and other infrastructure health care facilities in the local catchment area improvements including the means of securing if evidence from the education and health funding for such strategic infrastructure authorities at the time of the proposed improvements will be required for these combined development demonstrates that the development sites (and should also take account of the will result in a deficiency. Contributions will be development implications of Site BM2). This must administered by the education and health be in place prior to any development occurring authorities respectively. and should be provided by the developer in liaison with the relevant statutory organisations.

27 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE Justification • they will provide improvements to the local 14 These sites are proposed for development sustainable footpath and cycleway network, because: with improved links to Bedale town centre • the redevelopment of the pig farm and and Leeming Bar, avoiding the A684; hatchery for housing will improve the • the sites are within walking distance of and residential amenity of the area and minimise accessible to public transport; the need to develop more open greenfield • the sites are available with developer interest. sites; • residential development on these sites will have relatively little impact on the form and character of the settlement as they are contained to the south by the physical boundary of the Wensleydale Railway and to the west by housing;

Diagram BH2/BH3/BM2

28 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE Development Requirements and Explanation BH4 THE ABATTOIR, AISKEW (2.3ha) 4 Housing development on this site should be at a This site is allocated for housing density of at least 35 dwellings per hectare. This development in Phase 2 (2016-2021), rate reflects the location of the site on the edge subject to: of the settlement and the character of the surrounding development. The proportion of i. development being at a density of affordable houses required reflects Core Policy approximately 35 dwellings per CP9 requirements and will be subject to hectare, resulting in a capacity of negotiation and, if necessary, the outcome of around 80 dwellings (of which a target economic viability assessment at the time of of 40% should be affordable); making a planning application.

ii. types and tenure of housing developed 5 The Housing Needs Study 2004, updated by the meeting the latest evidence on local Housing Market Demand Study 2008, indicated needs; that there was a high demand for all types of housing in the Bedale Sub Area. However, a iii. contributions from the developer particularly high demand was identified for four towards providing public open space, and five bedroom homes in Bedale and Aiskew. provision of footpath and cycleway Therefore, it is expected that development will links along the Wensleydale Railway deliver a number of three, four and five bedroom towards Leeming Bar and Bedale town homes contributing towards meeting these needs. centre including improvements to However, the latest information at the time of Bedale Bridge and, if required, development should be used to inform the type, additional drainage and sewerage size and tenure of housing development to meet infrastructure; and local needs in accordance with Policy DP13.

iv. contributions from the developer 6 The site will be landscaped to provide an towards the provision of additional attractive environment and soften the impact of school places and local health care the development from the adjacent Wensleydale facilities as necessary. Railway. In addition, footpath and cycleway links will be developed from the site along the Wensleydale Railway route, which provides a Context sustainable transport option towards Bedale 1 This is a site situated close to the A684 route town centre and Leeming Bar. This link will through Aiskew. It is currently underused and its connect other development sites in Aiskew and appearance is poor with a number of disused Bedale. Developer contributions will be sought buildings on site. There is an access to the site towards the provision of these links and towards directly onto the A684. the provision of public open space, in particular relating to the Renaissance Park (BC4). 2 The surrounding uses include residential development to the north west, a railway along 7 The developer will be required to make financial its southern boundary and open countryside to contributions towards the provision of additional the east. school places and health care facilities in the local catchment area if evidence from the Proposed Development education and health authorities at the time of the proposed development demonstrates that 3 This site will be developed for housing, accessed the development will result in a deficiency. directly from the A684, and include peripheral Contributions will be administered by the landscaping. education and health authorities respectively.

29 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 8 Developer contributions will also be required where the local sewerage system does not have BH5 WILBERTS FARM, SAND HILL LANE, capacity to accommodate the foul and/or surface AISKEW (3.0ha) water from this development. This site is allocated for housing development in Phase 3 (2021-2026), 9 Boundary screening and landscaping along the subject to: south eastern boundary of the site will be i. development being at a density of required supplementing that which exists already approximately 35 dwellings per along the Wensleydale Railway line to ensure hectare, resulting in a capacity of minimal visual impact on the landscape. around 105 dwellings (of which a target of 40% should be affordable); 10 NYCC Heritage and Environment will require a full archaeological survey of the site prior to any ii. types and tenure of housing developed development. meeting the latest evidence on local needs; Implementation iii. suitable access being gained from 11 This site is available in the short to medium term Sand Hill Lane; with current developer interest. An indicative iv. provision of landscaping to limit the layout scheme has already been produced for visual impact on the approach to the site by a developer. There are no significant Aiskew from the north east; constraints to its development. v. the adjacent remainder of the farm 12 The site is anticipated to come forward in Phase buildings to be cleared and the area 2 (2016-2021) in line with the sequential and landscaped or returned to agricultural sustainable release of sites within Aiskew and use; Bedale. vi. contributions from the developer towards providing footpath and Justification cycleway links to the A684 and the 13 This site has been allocated because: Wensleydale Railway footpath and • its development provides the opportunity for a cycleway route including improvements number of dwellings to be located on to Bedale Bridge, public open space brownfield land within the Service Centre and, if required, additional drainage and which would be within walking and cycling sewerage infrastructure; and distance of local services and facilities, vii.contributions from the developer including public transport using the A684; towards the provision of additional • its development would have relatively little school places and local health care impact on the form and character of the facilities as necessary. settlement; • its development will have a positive impact on Context the visual appearance of the site; 1 This site lies on the north east edge of Aiskew. It • the site is within walking distance of and was formerly a chicken farm, but this use has accessible to public transport; ceased, and it has planning approval for storage • it is available with developer interest. use within some of the sheds on site. It adjoins residential development to the south and open countryside to the west, north and east.

30 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE Proposed Development assessment will also be required as part of a 2 The site will be developed for housing, accessed planning application, in liaison with NYCC Highways. directly from Sand Hill Lane, and will include a landscaped area along the north eastern boundary. 8 Developer contributions will be required towards the provision of public open space in the area, in Development Requirements and Explanation particular relating to the Renaissance Park (BC4). The developer will be required to make 3 Housing development on this site should be at a financial contributions towards the provision of density of at least 35 dwellings per hectare, additional school places and health care facilities reflecting its location on the edge of the in the local catchment area if evidence from the settlement and its proximity to existing education and health authorities at the time of development. The proportion of affordable houses the proposed development demonstrates that required reflects Core Policy CP9 requirements the development will result in a deficiency. and will be subject to negotiation and, if necessary, Contributions will be administered by the the outcome of economic viability assessment at education and health authorities respectively. the time of making a planning application. 9 Developer contributions will also be required 4 The Housing Needs Study 2004, updated by the where the local sewerage system does not have Housing Market Demand Study 2008, indicated capacity to accommodate the foul and/or surface that there was a high demand for all types of water from this development. housing in the Bedale Sub Area. A particularly high demand was identified for four and five 10 NYCC will require a full archaeological survey of bedroom homes in the Bedale (with Aiskew) the site prior to any development. settlement. Therefore, it is expected that development will deliver a number of three, four Implementation and five bedroom homes contributing towards meeting these needs. However, the latest 11 Improvements to vehicular access arrangements information at the time of development should be will be required, including improvements and used to inform the type, size and tenure of widening of Sand Hill Lane, prior to any housing development to meet local needs in development taking place on site. The site is accordance with Policy DP13. intended to be released in Phase 3 (2021-2026) because sites in more sustainable and 5 The developer will be required to provide accessible locations in Bedale with Aiskew suitable vehicular access to the site from Sand should be developed first. Hill Lane, which will need to be widened on approach to the site. This should be agreed with Justification NYCC Highways prior to development. 12 This site is allocated because: • it is a brownfield site, in part, providing the 6 A significant landscaped area will be required to opportunity for a significant number of dwellings; be planted along the north eastern boundary of • its development would have relatively little the site, to screen the development from the impact on the form and character of Aiskew; open countryside and soften any potential visual • its development contributes towards the local impact on the approach to Aiskew from the north need for affordable housing; east along Back Lane and the A684. • its development will improve the appearance of this site, the amenity for local residents and 7 Pedestrian access to bus stops, and cycle the wider community, and is supported by access to the A684 and Bedale town centre and Aiskew and Leeming Bar Parish Council; the wider footpath and cycleway network, will • the site is within walking distance of and need to be provided from the southern end of the accessible to local public transport services to site. Financial contributions must be made by the Bedale town centre and its facilities; developer towards the Wensleydale Railway • it is available with developer interest. footpath and cycleway route. A full traffic

31 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE requirements and will be subject to negotiation BH6 LYNGARTH FARM, BEDALE (2.5ha) and, if necessary, the outcome of economic This site is allocated for housing viability assessment at the time of making a development in Phase 3 (2021-2026), planning application. subject to: 4 The Housing Needs Study 2004, updated by the i. development being at a density of Housing Market Demand Study 2008, indicated that there was a high demand for all types of approximately 30 dwellings per housing in the Bedale Sub Area. A particularly hectare, resulting in a capacity of high demand was identified for four and five around 75 dwellings (of which a target bedroom homes in Bedale and Aiskew. of 40% should be affordable); Therefore, it is expected that development will deliver a number of three, four and five bedroom ii. types and tenure of housing developed homes contributing towards meeting these meeting the latest evidence on local needs. However, the latest information at the needs; time of development should be used to inform the type, size and tenure of housing iii. contributions from the developer towards development to meet local needs in accordance providing public open space, provision of with Policy DP13. footpath and cycleway links towards Bedale town centre, improvements to 5 Developer contributions will be sought towards pedestrian access along Firby Road the provision of public open space (in particular relating to Renaissance Park – Allocation BC4) and, if required, additional drainage and in the area, footpath and cycleway links to sewerage infrastructure; and Bedale town centre, facilities on Firby Road and alongside the Wensleydale Railway line. The iv. contributions from the developer developer will be required to make financial towards the provision of additional contributions towards the provision of additional school places and local health care school places and health care facilities in the facilities as necessary. local catchment area if evidence from the education and health authorities at the time of the proposed development demonstrates that Context the development will result in a deficiency. 1 This site is located on the eastern edge of Bedale Contributions will be administered by the town and is accessed directly from South End. It is education and health authorities respectively. surrounded by open countryside to the east and north (across South End) and by existing 6 The site will require robust screening to its residential development to the west and south. eastern and southern boundaries to minimise its visual impact on the local landscape. Proposed Development 7 Developer contributions will be required where 2 This site will be developed for housing with the local sewerage system does not have peripheral landscaping, accessed directly from capacity to accommodate the foul and/or surface South End. water from this development.

Development Requirements and Explanation Implementation 3 Housing development on this site should be at a 8 The site is available in the short term with density of at least 30 dwellings per hectare interest from a developer. However, the site is reflecting its location on the edge of the intended to be released in Phase 3 (2021-2026) settlement and the character of the adjacent because brownfield sites and sites in more development. The proportion of affordable sustainable and accessible locations within houses required reflects Core Policy CP9 Bedale (with Aiskew) should be developed first.

32 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE Justification Context 9 This site has been allocated because: 1 This site is situated close to the town centre of • its development would have relatively little impact Bedale, and lies within the Bedale Conservation on the form and character of the settlement; Area. The surrounding uses of this site include • it will provide housing within walking and employment, retail, open space and some cycling distance of Bedale town centre, residential areas. The northern edge of the site schools, health and leisure facilities and adjoins the Bedale Beck. public transport services; • the site is within walking distance of and accessible to public transport; Proposed Development • it is available with developer interest. 2 This mixed development will involve the redevelopment of existing buildings along Bridge MIXED USES Street to form ground floor retail and offices and first and second floor residential use. Some BM1 BRIDGE STREET, BEDALE (0.6ha) existing properties will be retained and This site is allocated for mixed incorporated into the development of this site development, including housing in Phase 1 (up to 2016), retail and office use, Development Requirements and Explanation subject to: 3 This site will be redeveloped in line with the i. development being at a density of Bedale Renaissance Market Town Masterplan, approximately 40 dwellings per relating to the Bridge Street Improvement hectare, resulting in a capacity of Scheme. It should assist in improving the around 25 dwellings (of which a target appearance of the town centre and bolster its of 40% should be affordable); economic activity. It will improve the retail offer of Bedale and the supply of business premises. ii. types and tenure of housing developed meeting the latest evidence on local 4 The proportion of mixed development will allow needs; ground floor uses for retail and offices, whilst first iii. ground floor uses along the Bridge and second floor use will be residential. Street frontage including retail and office development with upper floors 5 Since the site lies within the Bedale being residential; Conservation Area, redevelopment would have an impact on the area’s architectural and historic iv. development respecting the character character. This will need to be taken into account and appearance of the Bedale in the design solution. It is expected that Conservation Area, being of high development should rise to a maximum of three quality design and creating a fitting gateway to the town; storeys and should reflect the existing roof ridge lines in the surrounding area. v. contributions from the developer towards providing public open space, 6 Housing development on this site should be at improvements to the footpath and least 40 dwellings per hectare in view of its town cycleway network and, if required, centre location and the character of surrounding drainage and sewerage infrastructure; development. The proportion of affordable and houses required reflects Core Policy CP9 vi. contributions from the developer requirements and will be subject to negotiation towards the provision of additional and, if necessary, the outcome of economic school places and local health care viability assessment at the time of making a facilities as necessary. planning application.

33 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 7 The Housing Needs Study 2004, updated by the 11 There is sewerage infrastructure crossing the Housing Market Demand Study 2008, indicated site that may affect future site layouts. that there was a high demand for all types of housing in the Bedale Sub Area. However, in the Implementation Bedale (with Aiskew) settlement, a particularly 12 The development of this site is anticipated to high demand was identified for flats and four and coincide with works relating the improvement of five bedroom dwellings. Therefore, it is expected the Bridge Street area through the Renaissance that this development will deliver a number of Market Town Plan. However, land within the site one and two bedroom flats that will contribute lies within multiple ownerships. This will have a towards meeting these needs, whilst also bearing on land assembly and timing for development. Therefore, development is not providing choice. Sites elsewhere in the Bedale anticipated to occur until the latter stages of – Aiskew settlement and the wider sub-area will Phase 1 (up to 2016) of the plan period. contribute towards meeting the need for four and five bedroom dwellings. However, the latest Justification information at the time of development should be 13 This site has been allocated because: used to inform the type, size and tenure of • it is a brownfield site with good access to housing development to meet local needs in services and facilities; accordance with Policy DP13. • it is situated in a sustainable location close to Bedale town centre; 8 Due to the potential flood risk (Flood Zone 3) • mixed uses can be accommodated in areas adjacent to the north eastern edge of the site, located close to Bedale Market Place: A1, A2 suitable flood defence measures will be required and B1 uses on the ground with residential to mitigate any flooding impact. Alternatively, a use on first and second floors; slight reduction in housing yield may be • the Town Centres Study suggests it has necessary caused by the design and layout of scope for these uses; the site accommodating the area of flood risk. • development will help deliver proposals in the Bedale Renaissance Market Town Masterplan, and further strengthen the 9 Developer contributions will be sought towards commercial offer, economic activity and the provision of public open space in the area (in viability of Bedale (with Aiskew); particular relating to Renaissance Park – • the site is within walking distance of and Allocation BC4), and to footpath and cycleways accessible to public transport. alongside the Wensleydale Railway. The • it is available with developer interest. developer will be required to make financial contributions towards the provision of additional school places and health care facilities in the local catchment area if evidence from the education and health authorities at the time of the proposed development demonstrates that the development will result in a deficiency. Contributions will be administered by the education and health authorities respectively.

10 Developer contributions will be required where the local sewerage system does not have capacity to accommodate the foul and/or surface water from this development.

34 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE Context BM2 NORTH EAST OF AISKEW HOUSE PIG 1 This site is currently in agricultural use (pasture). FARM, AISKEW (3.3ha) It adjoins residential development to the north This site is allocated for mixed development west, Site BH2 to the south west, a garage and including housing in Phase 2 (2016-2021), workshops to the north east and farmland over retail, employment and community uses, the Wensleydale Railway to the south east. subject to: Warwick House, to the north west of the site, is a Grade II Listed Building. i. housing development (approx. 1.2ha) being at a density of approximately 35 dwellings per hectare, resulting in a Proposed Development capacity of around 42 dwellings (of which 2 The proposed broad distribution of development a target of 40% should be affordable); in this area is indicated in Diagram BH2/BH3/BM2 (see allocation BH2/BH3). The ii. types and tenure of housing developed uses will comprise housing, a local convenience meeting the latest evidence on local store, B1 employment development, community needs; open space incorporating a community garden/allotment, together with related car iii. provision of a small scale convenience parking and cycle parking. retail facility (approx. 0.25ha), to serve the local community being located on the Development Requirements and Explanation A684 frontage; 3 The development of this site should form part of iv. employment uses (B1) (approx. 1.1ha), the wider comprehensive development for this respecting other on-site uses, being area of Aiskew, incorporating Sites BH2 and BH3 located to the rear (south) of the site, to the south west as shown on Diagram adjacent to the railway; BH2/BH3/BM2.

v. provision of on-site public open space 4 Vehicular access to the site needs to be provided (approx. 0.75ha), comprising a through the development of Site BH4 and / or community garden with allotments, directly from the A684, subject to the landowners’ being located to the rear of the site; agreement. NYCC Highways have stated that access through Site BH2 is possible. vi. development proposals safeguarding the Employment development, including the character and setting of Warwick House, proposed retail facility should ideally be a Grade II listed building; accessed directly from the A684. vii. contributions from the developer towards providing public open space, 5 Housing development on this site should be at footpath and cycleway links to and along least 35 dwellings per hectare as part of the mix the Wensleydale Railway route including of uses on this site based on its relationship to improvements to Bedale Bridge; the character of surrounding development. The proportion of affordable houses required reflects viii.contributions from the developer Core Policy CP9 requirements and will be towards the provision of additional subject to negotiation and, if necessary, the school places and local health care outcome of economic viability assessment at the facilities as necessary; and time of making a planning application. ix. suitable access being gained to the site from the A684 for all proposed uses.

35 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 6 The Housing Needs Study 2004, updated by the 11 The provision of on-site public open space, Housing Market Demand Study 2008, indicated incorporating a community garden/allotment will that there was demand for all types of housing in be provided by the financial contributions the Bedale Sub Area. However, in the Bedale– obtained from the developers of housing and Aiskew settlement, a high demand was identified retail on this site and others nearby. for four and five bedroom dwellings and also flats. Therefore, it is expected that development will 12 Boundary screening and landscaping along the deliver a number of three, four and five bedroom south eastern boundary of these sites will be homes that will contribute towards meeting these required supplementing that which exists already needs (and sites elsewhere in the Bedale (with along the Wensleydale Railway line to ensure Aiskew) settlement and the wider sub-area will minimal visual impact on the landscape. contribute towards meeting the need for one bedroom units and flats). However, the latest Implementation information at the time of development should be 13 A comprehensive development strategy for used to inform the type, size and tenure of highways, sewerage and other infrastructure housing development to meet local needs in improvements including the means of securing accordance with Policy DP13. funding for such strategic infrastructure improvements will be required for the combined 7 Evidence supports a need for a local sites BH2, BH3 and BM2. This must be in place convenience retail facility which will be located prior to any development occurring and should on the A684 frontage of the site. However, be provided by the developer in liaison with the market demand will need to be assessed at the relevant statutory organisations. time of development. There will also be provision for some small office units for local business use. 14 The housing element of the site will be developed later in the plan period, Phase 2 (2016-2021), 8 In addition, part of the site has been identified for following the development of adjacent sites BH2 community uses including the provision of a and BH3. This is to enable a sustainable community garden and small allotments. A suitable approach to site allocation where sites closer to landscaping scheme should also be incorporated Bedale town centre, such as BH2 and BH3, are to provide an attractive transitional environment developed earlier in the plan period. Therefore, within the site and the surrounding area. Site BM2 should be developed after, but in connection with, Sites BH2 and BH3. 9 Warwick House is a Grade II Listed Building. Development proposals for this area will be Justification required to safeguard the character and setting 15 This site has been allocated because: of this building. • it lies adjacent to existing housing and employment uses and will thus provide a complementary 10 Developer contributions will be sought towards development between the proposed housing the provision of public open space (in particular to the south west and north east; relating to the Renaissance Park (BC4) in the • its redevelopment for mixed use (retail, area and footpath and cycleway links alongside residential and open space) will provide wider the Wensleydale Railway line and linking with benefits to local residents, particularly with Sites BH2, BH3, BH4 and BH5. The developer the convenience retail and community garden will be required to make financial contributions facilities; towards the provision of additional school places • its development will have minimal impact on and health care facilities in the local catchment the form and character of the settlement, area if evidence from the education and health being located adjacent to existing and authorities at the time of the proposed proposed development and enclosed by the development demonstrates that the development Wensleydale Railway; will result in a deficiency. Contributions will be • the site is within walking distance of and administered by the education and health accessible to public transport. authorities respectively. See Diagram BH2/BH3/BM2

36 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE COMMUNITY AND OTHER USES 10 coach parking spaces. These totals are based on the existing provision of those town BC1 GATEWAY CAR AND COACH PARK, NORTH centre car parks in Bedale that could be lost OF ST GREGORY’S CHURCH, BEDALE through redevelopment together with a (3.3ha) proportion of additional spaces required to meet future demand. This site is allocated for a car and coach park with associated facilities, subject to: 4 The development of Proposal BC1 could enable the redevelopment of one or both of the town i. the number of car and coach parking centre car parks, to deliver proposals identified bays being sufficient to cater for the within the Bedale Renaissance Market Town requirements of Bedale town centre; Masterplan. The provision of alternative parking is vital to enable development to take place in ii. suitable access to the site being gained sustainable locations within the Service Centre, directly from the existing A684; and to give access to its services and facilities, so as not to adversely impact on the town’s iii. design, layout and landscaping being of economy. Allocation BC1 will provide additional high quality and sensitive to its proximity car parking close to the town centre, within to the Listed Buildings of St. Gregory’s reasonable walking distance (300m). Church and House and Bedale Hall; and 5 In addition, Proposal BC2 (and Policy DP16) iv. provision of public conveniences, identifies the construction of a relief road to the information boards, a picnic area and north of Bedale and Aiskew which will run footpaths and cycleways connecting the adjacent (north west) to this site. This relief road site to Bedale town centre and Bedale will reduce the amount of traffic travelling Station and the Renaissance Park via through the centre of Bedale and Aiskew. The Bedale Beck. provision of parking facilities for residents and visitors is vital to ensure the economic viability of Bedale as well as improving the environment in Context the town centre. It will also provide the 1 This site is located to the north of Bedale town opportunity for people to stop and use the centre and lies beyond the Grade I Listed St facilities of the town rather than just pass by, Gregory’s Church and Grade II Listed St using the relief road. Gregory’s House. It is accessed directly from the A684 and is currently in agricultural (pasture) use. 6 Access to the site will be taken from the existing The site adjoins the Bedale Conservation Area. A684. This could be provided directly from the roundabout junction of the existing A684 and the Proposed Development proposed relief road. 2 This site is proposed for a car and coach park, to provide adequate parking provision for Bedale 7 The development will provide public town centre. This scheme is identified within the conveniences, a picnic area, information boards Bedale Renaissance Market Town Masterplan. and footpath and cycleways, with associated facilities for cycle parking, connecting the facility Development Requirements and Explanation with Bedale Station and the Renaissance Park 3 The proposal will be expected to provide (BC4). approximately 200 parking spaces and up to

37 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 8 The parking area will be suitably designed and Justification landscaped with appropriate trees and shrubs. 13 This site has been allocated because: The design and landscaping scheme will be • it will provide for town centre parking close to required to deal with potential adverse impacts the Market Place, within walking distance on the surrounding environment in a sensitive (300m) of local amenities; way. The site also adjoins the Bedale • this scheme has been identified within the Conservation Area and any development will Bedale Renaissance Market Town need to take into account its impact on this and Masterplan; the nearby Listed Buildings, including Bedale • proposals in the Bedale Renaissance Market Hall (Grade I) and St. Gregory’s Church (Grade Town Masterplan will require the removal of II) to the south. existing parking facilities. Therefore, the provision of alternative parking is vital to Implementation enable development to take place in 9 Development of this scheme is not dependent on sustainable locations within the service the provision of the relief road: this site will centre; provide additional car parking for Bedale close to • it will provide additional parking close to the the town centre, irrespective of the construction town centre, irrespective of the construction of the relief road (BC2). of the relief road. However, should the relief road be constructed, then this facility will be 10 With the new Gateway Car and Coach Park in suitably placed to link into that scheme and place, the redevelopment of one or both of the remove larger vehicles (eg. coaches) from existing car parks within Bedale could occur. the Market Place; Funding for the Gateway Car and Coach Park • it would encourage people using the new could be derived from the redevelopment of the relief road to stop and visit Bedale, existing car parks in Bedale town centre. minimising the threat to the vitality and Therefore, a phased approach to development viability of the town through the loss of will need to take place. passing trade.

11 However, whilst the proposal is not dependent on the relief road (BC2), should the relief road receive funding, the Gateway Car and Coach Park site could form part of the compulsory purchase orders for land to construct the relief road.

12 Securing funding for the Gateway Car and Coach Park, land acquisition and construction, whether or not linked to the construction of the relief road, will take some time to complete. The development of Site BC1 is therefore not anticipated to commence before 2011.

38 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE Implementation BC2 SAFEGUARDED ROUTE OF THE BEDALE / 6 Development of the relief road is dependent on AISKEW / LEEMING BAR RELIEF ROAD the provision of funding from the Regional This route is safeguarded to provide for the Transport Board and the acquisition of the land. construction of the Bedale / Aiskew / Leeming Bar Relief Road. Development will 7 This proposal is identified within the The North not be permitted which would prejudice the Yorkshire Local Transport Plan. It is also on the construction of the road. Regional Transport Board’s Priority Project List for funding, having gained approval for inclusion Context in October 2008. 1 The safeguarded route is proposed to be 8 The development of Proposal BC2 is anticipated approximately 5 km in length, running from the to come forward by 2016. However, time will be A684 west of Bedale to east of Leeming Bar. It is required to allow for funding, planning approvals also intended that the relief road will connect into and legal powers to be secured for the relief road the new Leeming Bar junction on the upgraded and its construction, with the intention of A1, to be located approximately 1.5 km north of programming works to coincide with the A1 its existing junction with the A684. upgrade. Proposed Development 9 The land required for the proposal will also need 2 Proposal BC2 provides details of the purpose, to be acquired by NYCC, the Highways Authority funding and timing of the relief road, proposed once funding is in place. under Policy DP16. 10 Approval was given for the upgrade of the A1 in Development Requirements and Explanation March 2008. This means that the new Leeming 3 The aim of the relief road is to reduce the Bar junction is anticipated to be constructed amount of traffic, particularly heavy goods by 2012. vehicles, travelling through Leeming Bar village and the centre of Aiskew and Bedale. Such Justification traffic causes high levels of congestion at key 11 This route has been protected because: points, particularly at Bridge Street in Bedale. • it will provide an important link with the upgraded A1 at Leeming Bar, and reduce 4 It is anticipated that this road will be a wide heavy traffic travelling through Aiskew, Bedale single carriageway, and will connect to the A1 at and Leeming Bar to and from the A1; the new Leeming Bar junction. Roundabouts will • it is identified in the Local Transport Plan and be constructed at the eastern and western ends has been identified as a key project by NYCC of the new road to join the existing A684 route. and the Regional Transport Board; • it will solve existing congestion in the centre 5 At the western end, west of Bedale, Site BC1 will of Bedale; be developed as a “gateway” car and coach park • it will improve the quality of the environment with associated facilities to serve visitors to and for both residents of and visitors to Aiskew, residents of Bedale and Aiskew. At the eastern Bedale and Leeming Bar. end, the new road will offer the option for vehicles, particularly heavy goods vehicles and coaches, of avoiding travel through Leeming Bar to access the A1. Similarly, this is anticipated to be the case with Bedale and Aiskew at the western end of the road.

39 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE Development Requirements BC3 FOOTPATH AND CYCLEWAY ALONG THE 4 The link will run alongside the railway line and be WENSLEYDALE RAILWAY CORRIDOR suitably separated by fencing for safety and BETWEEN BEDALE AND LEEMING BAR security. It will connect to all allocated sites in A footpath and cycleway, will be provided Aiskew near to the Wensleydale Railway corridor along the Wensleydale Railway corridor, through a number of key access points along the including widening of Bedale Bridge, route. This will provide an alternative sustainable providing a sustainable transport link transport route between Bedale town centre and between allocated sites in Aiskew, Bedale Leeming Bar, rather than along the A684. and Leeming Bar, subject to: 5 Access points from allocated sites to this route i. developer contributions from the will be identified and form a part of the proposed development of allocated sites in Bedale, development for each site (see Diagram Aiskew and Leeming Bar being secured BH2/BH3/BM2). These links play a key part in to contribute to the provision of the the movement strategy of this area. facilities; and 6 The footpath and cycleway will be required to ii. meeting any technical design meet relevant operational standards in line with requirements resulting from proximity to the requirements of the Highways Authority and the railway line. Network Rail.

7 The design and landscaping of the footpath and Context cycleway scheme will be suitable and sensitive to its surroundings, providing both an attractive 1 The Wensleydale Railway Line is a single track and safe environment for its users. route which runs from Leeming Bar in the east to Redmire in the west through Bedale and 8 Improvements will be made to the existing bridge Wensleydale. Wensleydale Railway Limited has across Bedale Beck as part of the run a seasonal service between Leeming Bar and Redmire for a number of years. implementation of the footpath and cycleway.

Proposed Development Implementation 2 Several sites have been identified for 9 Funding will be derived from developers on the development in Aiskew and Leeming Bar. The identified Bedale, Aiskew and Leeming Bar sites, Wensleydale Railway corridor lies adjacent to with possible funding from Sustrans also. the southern boundary of some of these and Developer contributions will be required from the provides the potential for a sustainable transport developments taking place on Sites BH2, BH3, link between allocated sites, Leeming Bar and BH4, BH5 and BM2 in Aiskew and Sites BH9 Bedale town centre. and BM4 in Leeming Bar to contribute towards the provision of the link. 3 It is proposed, initially, to provide a footpath and cycleway link along the Wensleydale Railway corridor for a distance of approximately 3 km from Bedale Bridge to Leeming Bar Station.

40 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 10 It is proposed to undertake this scheme in phases, dependent upon agreement with BC4 RENAISSANCE PARK BETWEEN BEDALE Wensleydale Railway for access and upon the AND AISKEW (2.2ha) timing of development and receipt of developer This site is allocated for community use as a contributions from development on the allocated “renaissance park”, subject to: sites. i. relocating the allotments currently 11 The scheme, subject to survey work and funding, occupying the site; is anticipated to begin by 2016. It will continue to be developed during the following years as ii. suitable links being provided across development in the area is undertaken. Bedale Beck between the town and the station; 12 Network Rail and the Highways Authority will need to be satisfied with the works to be iii. suitable links being provided to the undertaken. These will be undertaken in proposed Wensleydale Railway footpath partnership with Wensleydale Railway, who have and cycleway link (BC3); already given their support to this proposal in principle, and Network Rail. iv. design of the park being suitable and sensitive to its surrounding area in terms Justification of access, layout, appearance and landscaping; and 13 This route is proposed because: • it will provide an attractive, safe and v. developer contributions from the sustainable transport link through the area development of allocated sites in Aiskew connecting to Bedale town centre and and Bedale and public funding being Leeming Bar, the Sub Areas main secured to contribute to the provision of employment area; the park. • it will serve existing and proposed development, especially that which lies immediately adjacent to the railway line; • it will provide, in particular, a safe route to Context schools for pupils living in Aiskew; 1 The Bedale Renaissance Market Town • it will contribute towards safeguarding the Masterplan has identified this beck-side site, future of the Wensleydale Railway as a key located between Bedale and Aiskew, as having part of the movement network in the local potential to create a new park for the settlement. area providing seasonal services between This site is currently in use as allotments. Leeming Bar and Redmire and points in between, including Bedale; 2 The site lies between Bedale and Aiskew and • the Wensleydale Railway route has the surrounding uses consist of residential potential to expand towards Northallerton in development, employment and open space. the future and, as set out in the Local Transport Plan, contribute to commuter Proposed Development movements as well as tourism potential – 3 It is proposed to develop an area of public open footpath and cycleway links could also be space to be known as a “renaissance park”, to extended as part of this to create a strategic serve Bedale and Aiskew. sustainable transport corridor across the District.

41 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE Development Requirements and Explanation Justification 4 In order for this proposal to occur, the existing 11 This site has been allocated because: allotments on site will need to be relocated. • it is close to Bedale Station (Wensleydale NYCC is considering a site in its ownership in a Railway) and is easily accessible from location to the south of Bedale as a possible surrounding residential areas. Further alternative location for these allotments. improvements to access are planned from Discussions are ongoing regarding this, but Aiskew through proposal BC3; North Yorkshire County Council anticipates that a • development of the park will enhance the site will become available in the short term. environment of the central area of Bedale and Alternatively, some allotments could be relocated Aiskew and tie in with the redevelopment of to Site BM2, as part of the community garden the Bridge Street area as identified in the and allotments provision proposed. Bedale Renaissance Market Town Masterplan; 5 Links across Bedale Beck will be required to • this scheme is a key component of Bedale’s maximise accessibility to the park from Bedale Renaissance Market Town programme and town centre. This is identified as part of will form an important public open space for Proposal BC3. general recreation for residents and visitors to the town. A park would further enhance the 6 The design and landscaping of the “renaissance connectivity between Aiskew and Bedale park” will be sensitive to its surroundings, whilst also retaining an element of providing an accessible, attractive and safe distinctiveness and green wedge between the environment for its users. two; • this scheme has the support of key 7 Site BC4 is adjacent to Flood Zone 2. However, community groups such as Bedale Town its proposed use as a park is unlikely to have a Council, Aiskew Parish Council and the negative impact in terms of flooding, providing Bedale and Villages Community Forum; new structures and hard surfacing are kept to a • the site is within walking distance of and minimum. accessible to public transport.

Implementation 8 This scheme has the support of key community groups such as Aiskew Parish Council, Bedale Town Council and the Bedale and Villages Community Plan Forum.

9 Funding for this scheme will be sought through developer contributions from the developments in Aiskew and Bedale on Sites BH1, BH2, BH3, BH4, BH5, BH6, BM1 and BM2 and also from other organisations.

10 This proposal is anticipated to occur later in the plan period (post 2021) reflecting land ownership difficulties, the need to resolve the relocation of existing uses on site and the provision of funding.

42 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 4.5 BEDALE SUB AREA SERVICE VILLAGES 1. CRAKEHALL

4.5.1 The Core Strategy defines Crakehall, Leeming Strategic overview Bar, Snape and West Tanfield as Service 4.5.4 Crakehall is located approximately 3 km north Villages in this Sub Area. These are promoted as west of Bedale. It is situated on the A684 and is the main location of services to supplement well served by bus services to Bedale and those provided in Bedale (with Aiskew). Policy Leyburn. CP6 states that new housing will be supported in the designated Service Villages at a level 4.5.5 Key characteristics of Crakehall include: appropriate to the needs of the local communities and within development limits. • location of main facilities: These are predominantly located in Great 4.5.2 The general strategic approach to development Crakehall and comprise a primary school, in each of the Service Villages in the Bedale Sub shop (combined with a petrol service station), Area has been to: a public house and three places of worship. • give priority to the use of brownfield sites and The Village Hall is located on the northern sites that are within the built up area located edge of Little Crakehall, where a close to the existing services within the playgroup/nursery is located. There are village; opportunities for formal and casual recreation, • where on the periphery, use sites which have mainly at The Green in Great Crakehall. the least significant impact on the form and character of the settlement. • location of main employment areas: There are limited employment opportunities 4.5.3 This general approach has the benefits of: and areas in Crakehall. However, the main • being the more sustainable in terms of employment area for the Bedale Sub Area is access to, and support for existing services at Leeming Bar Industrial Estate, and facilities within the settlement; approximately 5 km east of Crakehall. • providing affordable housing in identified • main environmental constraints: areas of local need. There are no significant environmental constraints in Crakehall other than the flooding potential for Bedale Beck, which runs between Little and Great Crakehall. However, the Strategic Flood Risk Assessment (2006) does not see this as a major risk. The Conservation Area will need to be taken into account when considering development. • accessibility and infrastructure issues: The A684 runs through Crakehall and can often carry a high number of traffic movements. Crakehall is served well by bus services to Bedale and Leyburn. • significant areas of brownfield land: There are no significant areas of brownfield land available at Crakehall.

43 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE Allocation 4.5.6 One site is allocated for housing development in Crakehall. This is illustrated on Map B2. However, the Proposals Map must be consulted as the definitive source of the boundaries. The policy allocating the site and setting out the details of its development follows:

Map B2

44 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE HOUSING Development Requirements and Explanation 3 Housing development on this site should be at a BH7 EAST OF HACKFORTH ROAD, LITTLE density of 30 dwellings per hectare as this is CRAKEHALL (0.5ha) located within a Service Village and such a This site is allocated for housing density reflects the surrounding development. development for release in Phase 2 (2016- The proportion of affordable houses required 2021), subject to: reflects Core Policy CP9 requirements and will be subject to negotiation and, if necessary, the i. development being at a density of outcome of economic viability assessment at the approximately 30 dwellings per time of making a planning application. hectare, resulting in a capacity of around 15 dwellings (of which a target 4 The site is close to the northern boundary of the of 40% should be affordable); Crakehall Conservation Area and the curtilage of Crakehall Mill House, a Grade II Listed Building. ii. types and tenure of housing developed meeting the latest evidence on local The development of housing along the boundary needs; of this site needs to ensure that it does not have an adverse impact upon its setting and the open iii. design and layout of the development aspect of this part of the Conservation Area. respecting the character of the nearby Crakehall Conservation Area and the 5 A landscaped area will be planted along the Listed Building, Crakehall Mill House; eastern boundary of the site to soften the impact of the development from the open countryside iv. contributions from the developer and lessen any potential visual impact on towards providing improvements to surrounding properties. local community facilities including Crakehall Village Hall; and 6 The Housing Needs Study 2004, updated by the Housing Market Demand Study 2008 v. contributions from the developer , towards the provision of additional indicated that there was demand for all types of school places and local health care housing in the Bedale Sub Area. However, in facilities as necessary. the Bedale Sub Area villages, a high demand was identified for one and four bedroom homes. Therefore, it is expected that development will deliver a number of three and four bedroom Context homes that will contribute towards meeting 1 This is a site currently in agricultural use. It is these needs. Sites elsewhere in the Bedale Sub located to the east of the existing settlement of Area will contribute towards meeting the need Little Crakehall. for one bedroom units. However, the latest information at the time of development should Proposed Development be used to inform the type, size and tenure of 2 The site will be developed for housing, with housing development to meet local needs in associated open space, to be accessed directly accordance with Policy DP13. from Hackforth Road.

45 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 7 Developer contributions will be sought towards Justification the provision of improvements to storage and 9 This site has been allocated because: play facilities at Crakehall Village Hall, as • its development provides the opportunity for a identified by the local community through the modest number of dwellings respecting the Community Planning process. The developer will scale of the village which would be within be required to make financial contributions walking distance of local services and towards the provision of additional school places facilities; and health care facilities in the local catchment • its development would have relatively little area if evidence from the education and health impact on the form and character of the authorities at the time of the proposed village; development demonstrates that the development • adjacent development in 1996 provided 2 will result in a deficiency. Contributions will be affordable houses and 4 affordable flats – the administered by the education and health development of this site would complement authorities respectively. this existing development; • its development will help provide for the Implementation identified local need for affordable housing; 8 The site is available in the short term with • the site is within walking distance of and interest from a developer. However, the site is accessible to public transport; intended to be released in Phase 2 (2016-2021) • it is available with developer interest. of the plan period because sites in other settlements, higher in the settlement hierarchy, should be developed first, in accordance with Core Policy CP4 of the Core Strategy.

46 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 2. LEEMING BAR • accessibility and infrastructure issues: The A684 runs through the heart of Leeming Strategic overview Bar. Improvements have recently been made 4.5.7 Leeming Bar is located approximately 3 km north to the junction of Northallerton Road (A684) east of Bedale. It is situated on the A684 and the and Leases Lane. There are proposals for a A1 intersection and is well served by bus relief road to be constructed north of Leeming services to Northallerton and Bedale. Leeming Bar, Aiskew and Bedale (see Proposal BC2), Bar is also situated on the Wensleydale Railway linked to the A1 motorway upgrade works line and has potential to connect to Northallerton (commencing in 2008) which would relieve via this. some of the traffic using the A684. The removal of through traffic presents the 4.5.8 Key characteristics of Leeming Bar include: opportunity to improve the centre of Leeming Bar. However, funding is yet to be secured • location of main facilities: for the relief road scheme. These are located predominantly, although not exclusively, along the A684 route • significant areas of brownfield land: (Northallerton Road) and include shops, Leeming Bar has brownfield sites with primary school, public house, hotel, church potential for redevelopment within the central and play park. area.

• location of main employment areas: Allocations The main employment area for the Bedale 4.5.9 Four sites are allocated for development in Sub Area is situated at Leeming Bar Industrial Leeming Bar. These are illustrated on Map B3. Estate, a short distance from the centre of However, the Proposals Map must be consulted Leeming Bar. as the definitive source of the boundaries. The policies allocating the sites and setting out the • main environmental constraints: details of their development follows: The principal environmental constraint relates to the Noise Insulation Area of RAF Leeming that covers a large area of Leeming Bar. Development to the west of Leeming Bar will be limited by the proposed A1 motorway upgrade. The works will generally follow the existing route of the A1 but will take more land due to road widening and the provision of a local access road.

47 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE Map B3

48 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE HOUSING Proposed Development 2 The site will be developed for housing, to be BH9 SOUTH OF NORTHALLERTON ROAD, accessed directly from the A684. LEEMING BAR (0.5ha) Development Requirements and Explanation This site is allocated for housing 3 Housing development on this site should be at a development in Phase 3 (2021-2026), density of 30 dwellings per hectare as this is a subject to: site located on the edge of a Service Village. i. development being at a density of The proportion of affordable houses required reflects Core Policy CP9 requirements and will approximately 30 dwellings per be subject to negotiation and, if necessary, the hectare, resulting in a capacity of outcome of economic viability assessment at the around 15 dwellings (of which a target time of making a planning application. of 40% should be affordable); 4 The Housing Needs Study 2004, updated by the ii. types and tenure of housing developed Housing Market Demand Study 2008, indicated meeting the latest evidence on local that there was demand for all types of housing in needs; the Bedale Sub Area. However, in the Bedale iii. provision of appropriate sound Sub Area villages, a high demand was identified for one and four bedroom homes. Therefore, it is insulation measures on new dwellings expected that development will deliver a number to mitigate the noise impact from RAF of three and four bedroom homes that will Leeming; contribute towards meeting these needs. Sites iv. capacity of the local sewerage and elsewhere in Leeming Bar will contribute towards meeting the need for one bedroom units. sewage disposal network being However, the latest information at the time of increased to accommodate the new development should be used to inform the type, development; size and tenure of housing development to meet local needs in accordance with Policy DP13. v. contributions from the developer towards providing public open space, 5 The site may be subject to adverse noise improvements to the footpath and impacts from nearby RAF Leeming. However, cycleway network, particularly along recent noise levels have been reduced with the Wensleydale Railway route and, if noise contours being drawn closer in to the air required, drainage and sewerage base. Nonetheless, this site remains within the infrastructure; and RAF Leeming Noise Insulation Area, and appropriate sound insulation measures will need vi. contributions from the developer to be incorporated into new dwellings. towards the provision of additional school places and local health care 6 Developer contributions will be sought towards the facilities as necessary. provision of public open space and the footpath and cycleway network, such as the Wensleydale Railway. The developer will be required to make Context financial contributions towards the provision of 1 This is a site currently in agricultural use additional school places and health care facilities (pasture). It is located on the edge of the village, in the local catchment area if evidence from the with a frontage along the A684 (Northallerton education and health authorities at the time of the Road), opposite which is residential proposed development demonstrates that the development will result in a deficiency. development. To the east and south there is Contributions will be administered by the open countryside. education and health authorities respectively.

49 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 7 Developer contributions will be required where MIXED USES the local sewerage system does not have capacity to accommodate the foul and/or surface BM4 LEEMING LANE, LEEMING BAR (1.9ha) water from this development. This site is allocated for mixed development, subject to: 8 Developer contributions may be required to upgrade Leeming Bar Waste Water Treatment i. housing (1.25ha) being developed in Works. Phase 2 (2016-2021); ii. development being at a density of Implementation approximately 40 dwellings per 9 The site is considered to be available in the short hectare, resulting in a capacity of term. However, in line with the Core Strategy, the around 50 dwellings (of which a target development of brownfield sites will be pursued of 40% should be affordable); prior to greenfield land (including this site) where appropriate. Therefore, this site has been iii. types and tenure of housing developed programmed for development in Phase 3 (2021- meeting the latest evidence on local 2026) of the plan period. needs; iv. provision of appropriate sound 10 A drainage and sewerage report and any insulation measures on new dwellings required capacity works will need to take place to mitigate the noise impact from RAF prior to the development of this site. The Leeming; developer will undertake these in liaison and agreement with the relevant organisations, such v. design and layout which enables the as Yorkshire Water. creation of a suitable centre for the village and respects the character and Justification setting of the existing Listed Buildings; 11 This site has been allocated because: • it is located close to the centre of the vi. employment and retail development for A1, A2 and B1 uses being provided; settlement and would have a limited impact on the surrounding open countryside; vii.the capacity of the local sewerage and • it would respect the existing form and sewage disposal infrastructure being character of the settlement, balancing the improved; built form approaching the settlement from the east; viii.contributions from the developer • the site is close to existing services and towards providing public open space, amenities; the footpath and cycleway network, • the site is within walking distance of and particularly along the Wensleydale accessible to public transport; Railway route, improvements to the • it is available with developer interest. existing sewerage and sewage disposal infrastructure; and

ix. contributions from the developer towards the provision of additional school places and local health care facilities as necessary.

50 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE Context and tenure of housing development to meet local 1 This site is located centrally in the village and is needs in accordance with Policy DP13. in two parts. To the south, farm buildings, a farmyard and fields in agricultural use (pasture). 6 As with Site BH9, this site may be subject to To the north, the site is currently in retail and adverse noise impacts from RAF Leeming. employment use, part of which contains a Grade However, recently noise levels have been II Listed Building. Access to this site is gained reduced with noise contours drawn closer in to the from Leeming Lane to the west. Surrounding airbase. Nonetheless, this site remains within the uses include residential, commercial and retail RAF Leeming Noise Insulation Area. Appropriate development. sound insulation measures will be required on new dwellings to mitigate the noise impact. Proposed Development 7 The design and layout of the scheme must reflect 2 The site will be developed for mixed uses the aim of developing a heart to Leeming Bar. It comprising housing and commercial uses (A1, A2 will also need to respect the character and setting and B1). Car and cycle parking provision will be of the existing Grade II Listed Building on site. included. Access will be taken from Leeming Lane. 8 Other uses will include local retail and office Development Requirements and Explanation development that will contribute towards the aim 3 The aim of this development is to return the of creating an improved centre to Leeming Bar. heart to the settlement of Leeming Bar. The exact amount of such uses will be determined at the planning application stage and 4 The housing element of this mixed development will be subject to negotiation based upon the site should be at a density of at least 30 viability of these uses and the overall site. dwellings per hectare, reflecting its setting within the Service Village and surrounding 9 Developer contributions will be sought towards development. The proportion of affordable the provision of public open space and the houses required reflects Core Policy CP9 footpath and cycleway network, such as the requirements and will be subject to negotiation Wensleydale Railway route. The developer will and, if necessary, the outcome of economic be required to make financial contributions viability assessment at the time of making a towards the provision of additional school places planning application. and health care facilities in the local catchment area if evidence from the education and health 5 The Housing Needs Study 2004, updated by the authorities at the time of the proposed Housing Market Demand Study 2008, indicated development demonstrates that the development that there was demand for all types of housing in will result in a deficiency. Contributions will be the Bedale Sub Area. However, in the Bedale administered by the education and health Sub Area villages, a high demand was identified authorities respectively. for one and four bedroom homes, and also flats. It is expected that this development will deliver a 10 Developer contributions will be required where mix of house types and tenures that will the local sewerage system does not have contribute towards meeting these needs. Sites capacity to accommodate the foul and/or surface elsewhere in the Leeming Bar will contribute water from this development. towards meeting the need for other types of dwellings identified in the Housing Needs Study. 11 There is sewerage infrastructure crossing the However, the latest information at the time of site that may affect future site layouts. development should be used to inform the type

51 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 12 Developer contributions may be required to EMPLOYMENT upgrade Leeming Bar Waste Water Treatment Works. BE1 NORTH WEST OF LEEMING BAR INDUSTRIAL ESTATE, LEEMING BAR Implementation (4.0ha) 13 The southern part of the site, Elm Tree Farm, is This site is allocated for employment uses anticipated as being available for development in (B1, B2 and B8), to form an extension to the short to medium term. Leeming Bar Industrial Estate, subject to: i. the proposed development being 14 Development of the northern part of the site accessed from the existing Industrial (John Gill) is also dependent on when the owner Estate; is willing to develop. The owners have indicated that although they do not plan to cease their ii. good quality design, landscaping and current use in the short term, they do intend to settings for the buildings within the redevelop it in the future. There is current development being provided, making an developer interest. attractive environment for businesses;

15 Reflecting this situation, there is the possibility of iii. developer contributions being secured this site being developed either as two phases towards providing improvements to or, more preferably, one comprehensive scheme. the footpath and cycleway network and cycle parking facilities to offer Development of this site is anticipated to occur sustainable transport options for those during Phase 2 (2016-21) of the plan period. employed on site and, if required, improvements to the sewerage and 16 A drainage and sewerage report and any sewage disposal infrastructure; and required capacity works will need to take place prior to the development of this site. The iv. provision of a suitable Travel Plan for developer will undertake these in liaison and the development of the site. agreement with the relevant organisations, such as Yorkshire Water. Context Justification 1 This site is located north west of Leeming Bar and 17 This site has been allocated because: comprises a large area of land to the north and west of the existing industrial estate up to the A1, • its comprehensive development will help to which is currently accessed from Leases Lane. improve the character and appearance of the centre of Leeming Bar; 2 The surrounding uses include industrial • development in this location, being close to development to the south and east with open existing services and amenities, would offer agricultural land to the north and the A1 trunk greater sustainability when compared to other road along the sites western boundary. options in the area; • the site is within walking distance of and Proposed Development accessible to public transport; 3 The site will be developed for high quality • it is available with developer interest. employment uses (B1, B2 and B8), to form an extension to the existing industrial estate. Should there be no need for B2 or B8, other suitable employment uses (excluding town centre uses) may be acceptable.

52 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE Development Requirements and Explanation Implementation 4 This site was identified in the 2005 Economic 11 The site is available in the short to medium term Development Study for the expansion of the and is anticipated to come forward for development Leeming Bar Industrial Estate. The site will be early in the plan period (ie. before 2016). integrated to the existing industrial estate by connection to estate access roads and cycle Justification routes – and thus will derive its access through 12 This site has been allocated because: the existing estate from Leases Lane. • it was identified in the 2005 Economic Development Study as an appropriate site for 5 Development will be expected to provide the expansion of the Leeming Bar Industrial buildings of good quality design and suitable Estate; landscaping to provide an attractive setting for • it will provide for the proper completion of the the buildings within the development. estate with appropriate landscaping and well designed buildings when viewed from the 6 Developer contributions will be sought towards north; the provision of footpath and cycleway links to • its development will have little adverse impact the centre of Leeming Bar and beyond, linking in on the surrounding area as it forms a suitable to the proposed Wensleydale Railway route to extension to the existing industrial estate, Bedale. Appropriate cycle parking facilities will which will be bounded by the A1 upgrading also be provided on site. and access road / relief road (BC2) proposal; • it is in an excellent location for access by 7 With the upgrading of the A1, and the Bedale / heavy goods vehicles in terms of its close Aiskew / Leeming Bar Relief Road from the new proximity to the A1 intersection; Leeming Bar junction (Proposal BC2 and Policy • it is suitable for a variety of employment uses, DP16), this site will provide a definite western some of which may be relocated to boundary to the industrial estate. However, the established industrial / business activities on development of this site is not dependent on the the neighbouring estate; A1 upgrading or the relief road (BC2). • the site is within walking distance of and accessible to public transport; 8 Government approval for the A1 upgrading was • it is available with developer interest. given in March 2008 with work commencing in Autumn 2008 on the Dishforth to Leeming Bar section of the route.

9 The A1 upgrade will provide a connection between the proposed new Leeming Bar interchange on the A1 and Leases Lane north of the existing industrial estate entrance. Now that the A1 upgrade has gained approval, it is anticipated that this connection could be constructed by 2011.

10 Developer contributions may be required to upgrade Leeming Bar Waste Water Treatment Works.

53 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 3. SNAPE character of which should be considered prior to any allocations for future development. Strategic overview The Strategic Flood Risk Assessment (2006) 4.5.10 Snape is located approximately 7 km south of identifies that the majority of the village lies Bedale and is served by good bus services to within Flood Zones 2 and 3 that may impact Bedale and Masham. on development.

4.5.11 Key characteristics of Snape include: • accessibility and infrastructure issues: Snape is not located on a main route and is • location of main facilities: only accessed by ‘B’ classification roads. The village contains a range of facilities consisting of a primary school, village hall, • significant areas of brownfield land: church, public house, shop and a village There is one significant area of brownfield green that affords opportunities for casual land to be made available in Snape. This is recreation use. the current location of Hares of Snape Ltd.

• location of main employment areas: Allocation The main employment area in Snape is 4.5.12 One site is allocated for development in Snape. located to the south of the village street This is illustrated on Map B4. However, the (Hares of Snape Ltd.). Proposals Map must be consulted as the definitive source of the boundaries. The policy • main environmental constraints: allocating the site and setting out the details of Snape has a Conservation Area, the its development follows:

Map B4

54 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE HOUSING Proposed Development 3 The northern half of the existing Hares site will BH8 HARES OF SNAPE WORKS, SNAPE be developed for housing, accessed directly from (0.7ha) the main route through the village, with the This site is allocated for housing southern part being returned to agriculture or development in Phase 2 (2016 – 2021), natural open space, possibly recreation use. subject to: Development Requirements and Explanation i. development being at a density of 4 The current occupier of the site is looking to approximately 30 dwellings per relocate to a more suitable location, as the site is hectare, resulting in a capacity of regularly used by large lorries and trailers. The around 20 dwellings (of which a target roads in the local area and within the village are of 40% should be affordable); not designed to accommodate such large vehicles. ii. types and tenure of housing developed 5 Housing development on this site should be at a meeting the latest evidence on local density of at least 30 dwellings per hectare, needs; reflecting its location and the character of the iii. contributions from the developer surrounding development. The proportion of towards providing improved local play affordable houses required reflects Core Policy facilities and public open space within CP9 requirements. The local housing need the village and site specific flood survey undertaken in September 2008 indicated alleviation measures; a need for 6-8 dwellings comprising 2 and 3 bedroom houses with a tenure split of 6 for rent iv. contributions from the developer and 2 for Low Cost House Ownership (LCHO). towards the provision of additional This site allocation should provide this within its school places and local health care affordable housing requirements and will be facilities as necessary; and subject to negotiation and, if necessary, the outcome of economic viability assessment at the v. the remainder of the Hares site, which time of making a planning application. is not allocated, being cleared, landscaped and reinstated to 6 The Housing Needs Study 2004, updated by the agriculture or possibly recreation use. Housing Market Demand Study 2008, indicated that there was a demand for all types of housing in the Bedale Sub Area. However, in the Bedale Context Sub Area service villages, a particularly high 1 This site is currently in employment use. It is demand was identified for one and four bedroom accessed directly from the main road through dwellings and also flats. It is expected that Snape. To the north of the site are residential development will deliver a mix of house types properties and a place of worship. To the east, and tenures that will contribute towards meeting south and west there is open countryside. The site these needs. However, the latest information at is not visible from the central area of the village as the time of development should be used to it is screened by existing frontage development. inform the type, size and tenure of housing development to meet local needs in accordance 2 The site is currently occupied by Hares of Snape, with Policy DP13. a structural engineering company, which is looking to relocate elsewhere within the Sub Area. 7 Direct access will be gained from the main road through the village, to the north.

55 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 8 Suitable design and landscaping will be required Justification to provide an appropriate and attractive setting 12 This site has been allocated because: for this development and to respect the • it is a brownfield site within easy walking Conservation Area. The area of land to the south distance of the local facilities and services of of the allocated site will need to be returned to the village and is therefore a suitable and agriculture or recreation use and designed to sustainable location for small scale residential blend in with the adjacent open landscape. development; • development on the defined site would have 9 Developer contributions will be sought towards limited visual impact on the form and the provision of improved play facilities and character of the settlement and have limited provision of public open space within the village, impact on the Conservation Area and potentially on existing recreation land to the surrounding countryside. The site is north of the village or on land adjacent to the surrounded by hedges and occasional mature south of the site. The developer will be required trees, and is not significantly visible from any to make financial contributions towards the of the approaches to the village or from the provision of additional school places and health local road network; care facilities in the local catchment area if • it enables the relocation of an employment evidence from the education and health use which has grown too large for its location authorities at the time of the proposed and which causes amenity problems for local development demonstrates that the development residents; will result in a deficiency. Contributions will be • the site is within walking distance of and administered by the education and health accessible to public transport. authorities respectively.

10 Site specific flood alleviation measures will be required prior to any development of the site. This will need to be either undertaken by the developer in liaison and agreement with the Environment Agency prior to any work being undertaken.

Implementation 11 The site is expected to be available in Phase 2 (2016 – 2021), as the existing business will remain on site for the short term. Access is readily available onto the main road within the village. The only constraints to development relate to the development of alternative premises for the existing business, and the implementation of appropriate site specific flood alleviation measures prior to development taking place.

56 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 4. WEST TANFIELD • main environmental constraints: The Conservation Area will need to be Strategic overview considered in any new developments. The area to the south of West Tanfield lies within 4.5.13 West Tanfield is located approximately 10 km Flood Zones 2 and 3 but does not directly south of Bedale. It is served by good bus services affect any sites considered for allocation. to Ripon, Masham, Leyburn and Bedale. • accessibility and infrastructure issues: 4.5.14 Key characteristics of West Tanfield include: West Tanfield is located on the main road (A6108) that connects Masham and Ripon. • location of main facilities: The range of facilities contained within West • significant areas of brownfield land: Tanfield consist of a shop and post office, two There is significant brownfield land in West public houses, a primary school, village hall, Tanfield. This includes the large site at Station Yard and that is therefore a priority site to church and various recreation facilities consider for allocation. including a children’s playground, football pitch, tennis courts and bowling green. Allocation 4.5.15 One site is allocated for development in West • location of main employment areas: Tanfield. This is illustrated on Map B5. The main employment areas in West Tanfield However, the Proposals Map must be consulted are located at Station Yard and a garage as the definitive source of the boundaries. The along Meadowfields. policy allocating the site and setting out the details of its development follows:

Map B5

57 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE MIXED USES Proposed Development 2 The site will be developed for mixed uses, BM3 STATION YARD, WEST TANFIELD accessed from Mowbray Terrace. The site may (1.55ha) be suitable for the construction of live-work units This site is allocated for mixed that would provide living accommodation linked development comprising housing and to premises for appropriate commercial and light employment uses in Phase 1 (up to 2016), industrial uses. Parking for cars and cycles and a subject to: footpath and cycleway will be provided to link to the village centre. i. housing development (1.35ha) being at a density of approximately 30 dwellings Development Requirements and Explanation per hectare, resulting in a capacity of 3 Housing development on this site should be at a around 40 dwellings (of which a target density of at least 30 dwellings per hectare as it of 40% should be affordable); is located in a Service Village with existing low ii. types and tenure of housing developed density development surrounding the site. The meeting the latest evidence on local proportion of affordable houses required reflects needs; Core Policy CP9 requirements. The local Housing Need Survey undertaken in April 2008 iii. potential to include options for live- indicated a need for 8 -10 dwellings of equal work units being considered, taking tenure split between 2 and 3 bedroom houses. account of an assessment of the This requirement should be met within the market at the time, comprising living overall affordable housing requirement on this accommodation linked to appropriate site allocation and will be subject to negotiation and integral commercial or B1 light and, if necessary, the outcome of economic industrial uses with sound insulation viability assessment at the time of making a measures. Should live-work not be planning application. viable, this element of the development will incorporate suitable B1 employment uses; 4 The Housing Needs Study 2004, updated by the Housing Market Demand Study 2008, indicated iv. contributions from the developer towards that there was a demand for all types of housing providing public open space; and in the Bedale Sub Area. However, in the Bedale Sub Area service villages, a particularly high v. contributions from the developer demand was identified for one and four bedroom towards the provision of additional dwellings and also flats. It is expected that school places and local health care development will deliver a mix of house types facilities as necessary. and tenures that will contribute towards meeting these needs. Sites elsewhere in the Bedale (with Aiskew) settlement and the wider Sub Area will Context contribute towards meeting the need for other 1 This site has recently been in employment and dwellings identified in the Housing Needs Study. residential use. The main users of the site have However, the latest information at the time of now vacated their premises. It is situated on the development should be used to inform the type, northern edge of West Tanfield, and is adjacent size and tenure of housing development to meet to low density housing, industrial development local needs in accordance with Policy DP13. and a church hall.

58 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 5 The development could also provide a number of Contributions will be administered by the live–work units comprising living accommodation education and health authorities respectively. and suitable employment use (B1), subject to market conditions at the time. Such development Implementation has the potential to reduce the need to make 8 The site is available in the short term and access business journeys. Development could utilise is readily available. There are no identified some of the existing buildings on site for housing constraints to the development of this site. The and live-work units. Units will have sound site is intended to be released in Phase 1 (up to insulation measures installed to minimise any 2016) of the plan. adverse noise impact which any light industrial activities may cause to nearby residential Justification properties. However, uses will be restricted only 9 This site has been allocated because: to those appropriate to the surrounding area. • it is a brownfield, redundant site which is suitable for the uses proposed; 6 Development will need to take account of the • the proposed uses can utilise some of the proximity of the listed Old Wesleyan Chapel and existing buildings on site; safeguard its character and setting. • development would have little impact on the form and character of the settlement and also 7 Developer contributions will be sought towards have little impact on the surrounding open the provision of public open space. The countryside; developer will be required to make financial • development would improve the appearance contributions towards the provision of additional of the site; school places and health care facilities in the • the site is within walking distance of and local catchment area if evidence from the accessible to public transport; education and health authorities at the time of • it is available with developer interest. the proposed development demonstrates that the development will result in a deficiency.

59 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 4.6 SUMMARY OF BEDALE SUB AREA 4.6.2 The housing allocations are intended to be ALLOCATIONS phased as follows: Housing land proposals 4.6.1 The overall implications of the Allocations in the Settlement Site Yield Bedale area in terms of housing land supply are Completed/committed as follows: 253 dwellings in Sub Area • the Allocations will provide a total of 763 new Bedale (with Aiskew) BH1 55 homes (2008-2026), through allocations within the Bedale Sub Area in the Service Centre Phase 1 Bedale (with Aiskew) BH2 38 and Service Village settlements. This, in (2004-2016) Bedale (with Aiskew) BH3 153** addition to the completed and committed dwellings already identified in the area for the Bedale (with Aiskew) BM1 25 period 2004 -2008 (253), results in total provision of 1016 homes, meeting the former West Tanfield BM3 40 RSS* and Core Strategy requirements set out in para. 4.1.1 above; Total 564 • out of the total of 763 new homes in the Bedale Sub Area, 623 new homes are ** Site BH3 is split across Phases 1 and 2 planned for Bedale Town (with Aiskew) which, in addition to those completed and committed Settlement Site Yield (140), caters for at least 2/3rd of the total housing requirement for the Bedale Sub Area Bedale (with Aiskew) BH3 50** (763 of 1016 = 75%), meeting the requirements of Policy CP6 in the Core Strategy; Bedale (with Aiskew) BH4 80 • these proposals utilise significant amounts of Phase 2 Bedale (with Aiskew) BM2 42 brownfield land for development. (2016-2021) Approximately 55% (including completions, Crakehall BH7 15 commitments and allocations) of proposed Leeming Bar BM4 50 development in the plan period will be on brownfield land – thus exactly meeting the Snape BH8 20 District target of 55%. • in terms of a phased release of housing land Total 257 in line with PPS3, the required totals for each ** Site BH3 is split across Phases 1 and 2 of the three phases for the Bedale Sub Area are set out in para. 4.1.1 above. In Bedale (with Aiskew), as the Service Centre, and in Settlement Site Yield the Service Villages, the intended phasing of housing of the Allocations is set out below. Bedale (with Aiskew) BH5 105 Phase 3 This takes account of 253 completions and Bedale (with Aiskew) BH6 75 commitments for the period 1st April 2004 to (2021-2026) 31st March 2008, which is included within Leeming Bar BH9 15 Phase 1. Given the existing level of Total 195 commitments, this implied trajectory can be seen to be very similar to the required three phases: Plan Period 2004 - 2026 Total 1016

* Please see Paragraph 1.2 for the current position regarding the former RSS. 60 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 4.6.3 The table below shows how the proposals for Land allocated for employment purposes housing site allocations in the Bedale Sub Area 4.6.4 Policy CP10A identifies the target level for (incorporating housing completions and employment development in the Bedale Sub commitments in Phase 1) meet the overall Area for the lifetime of the plan (2005 – 2021) as housing requirements established by former 20 hectares. It is envisaged that approximately RSS* and the Core Strategy for the period 17 hectares of employment land will be utilised 2004-2026, as set out in para. 4.1.1: at Leeming Bar Industrial Estate, including Site Housing Requirements (2004-2026) BE1 (4ha). The majority of this land is already committed for employment use in that location. 2004 2016 2021 Therefore, a further requirement of around 3 Settlement Total -2016 -2021 -2026 hectares is needed in the Bedale Sub Area. Bedale (with Aiskew) 411 172 180 763 (town) 4.6.5 Further employment land is allocated in this DPD through land provided as part of mixed use Former RSS* & Core developments in Bedale and Aiskew at Sites Strategy requirement 368 145 145 658 BM1 (approx. 0.6ha) and BM2 (approx. 1.1ha); (minimum) in West Tanfield (BM3, approx. 0.2ha); and Service Villages 107 85 15 207 Leeming Bar (BM4, approx. 0.65ha). These sites Secondary Villages 28 0 0 28 are thus envisaged to deliver the necessary additional requirement of around 3 hectares, to Other Villages 18 0 0 18 achieve a total of 20 hectares of employment Total outside Bedale land in the wider Bedale Sub Area. 153 85 15 253 (with Aiskew) (town)

Core Strategy requirement 185 73 73 331 (maximum) Sub Area Total 564 257 195 1016 Former RSS* & Core 553 217 217 987 Strategy requirement

* Please see Paragraph 1.2 for the current position regarding the former RSS. 61 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 62 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - BEDALE 5. Easingwold Sub Area

5.1 THE CORE STRATEGY CONTEXT York whilst still accommodating the housing requirement of the local population, including 5.1.1 The main Sub Area specific requirements that the need for affordable housing. Similarly, the Core Strategy places on the Easingwold employment development in the Easingwold Area are as follows: Sub Area will be more limited in order to reduce cross boundary commuting from York; • Spatial Principle 2 defines the Easingwold Sub Area as an Area of Restraint from • Spatial Principle 3 and Core Policy CP4 external influences, which is intended to define the sustainable settlement hierarchy, counter the development pressures from which in this Sub Area comprises the York. The scale of new housing development following settlements: will therefore be reduced in the Easingwold Sub Area to restrict further in-migration from

Service Centre • Easingwold

Service Villages • Brafferton/Helperby • Husthwaite • Shipton • StillingtonService Ce Easingwold Secondary Villages • Alne Service Vil • BrandsbyBrafferton/ • CraykeHusthwait e • HubyShipton • LintonStillington on Ouse • Raskelf • SuttonSecondar on the Foresty • TholthorpeAlne • TollertonBrandsby Crayke Huby Linton on O Raskelf Sutton on t Tholthorpe Tollerton

63 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD • Former RSS* (May 2008) together with Core • Policy CP9 sets the target of 50% of all Strategy Policy CP5A (see paras. 2.4 – 11) dwellings in Easingwold Area to be establishes that the gross housing completion “affordable” (see Development Policy DP15 targets for the following periods are: for definition);

Phase 1 Phase 2 Phase 3 • Policy CP10A sets a target level of 8 2004 2016 2021 Total hectares of employment development in the – 2016 – 2021 – 2026 Easingwold Area (out of 75 hectares in the Easingwold District as a whole). Taking account of 553 160 160 873 Area existing land available with permission, the Hambleton Core Strategy estimates that a further 7 3640 1450 1450 6540 Total hectares will need to be identified.

• Policy CP14 defines the District-wide retail • Policy CP6 requires that at least two thirds of hierarchy, defining Easingwold as a District this housing development be located in Centre, meeting the day-to-day needs of its Easingwold town, giving minimum targets as rural catchment. follows:

Phase 1 Phase 2 Phase 3 2004 2016 2021 Total - 2016 – 2021 – 2026

Easingwold 368 107 107 582 Service Centre

* Please see Paragraph 1.2 for the current position regarding the former RSS. 64 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 5.2 CURRENT DEVELOPMENT COMMITMENTS and CP6 requirement for the Sub Area – the first phase taking account of completions and Housing commitments as indicated in this table. 5.2.1 The plan period for the LDF started on 1st April 2004. In order to establish the outstanding need to Land for employment uses allocate land for housing for the remainder of the 5.2.3 Policy CP10A identifies the target level for plan period (to 2026), account needs to be taken of employment development in the Easingwold Sub completions to date (the most recent information Area for the period 2005 – 2021 as 8 hectares. being available up to 1st April 2008), and The Economic Development Study identified 1 outstanding commitments (ie. land with planning hectare of land that already has permission for permission for housing). All these commitments employment purposes – therefore, the Core have been reviewed, in order to establish that they Strategy states that a further requirement of are consistent with LDF policies, and are likely to around 7 hectares is needed in the Easingwold contribute towards meeting the housing land Sub Area. Since this assessment, other land has supply. The following table sets out the current been given approval for employment purposes position, and the resulting residual requirement eg. The Hawkhills, Easingwold and a number of which needs to be identified in this DPD in the first other sites that were not taken into account in phase, 2004 – 2016: the Economic Development Study, further reducing the employment land requirement to 5.2.2 The analysis in the rest of this Section advances around 6 hectares. proposals which will meet the Core Policy CP5A

Settlement Completions Outstanding Totals Residual to meet former RSS* & as at 01/04/08 Commitments as at 01/04/08 Core Strategy requirements for Phase 1 (2004 – 2016) (=553 for Sub as at 01/04/08 Area, =min. 368 for Service Centre) Easingwold 51 210 261 Service Centre Total 51 210 261 minimum 107 Brafferton/Helperby 9514 Husthwaite 7411 Shipton 51520 Stillington 15 16 31 Service Villages Total 36 40 76 maximum 21 Alne 9615 Brandsby 044 Crayke 112 Huby 6511 Linton-on-Ouse 011 Raskelf 639 Sutton-on-the-Forest 5712 Tholthorpe 112 Tollerton 42933 Secondary Villages Total 32 57 89 0 Others 19 22 41 0 Total 138 329 467 86

* Please see Paragraph 1.2 for the current position regarding the former RSS. 65 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 5.3 EASINGWOLD SUB AREA: STRATEGIC White Rose Cycle Route which passes through INFRASTRUCTURE Uppleby. The improvement or creation of the cycle routes across the Sub Area will provide 5.3.1 There are a number of key infrastructure projects more sustainable transport options, creating and requirements that are necessary for the links in and around settlements. delivery of the allocations for the Easingwold Sub Area. The main elements are set out here, • Improvements to the Sewerage and and further details are provided in the supporting Drainage Network and Transport Systems text for each allocation or proposal. Annex 4 Developers will be required to provide, where draws these elements together to illustrate the appropriate, necessary infrastructure anticipated Strategic Infrastructure Plan for the improvements. These will include District. However it only gives a snapshot of the improvements to the sewer, drainage, utilities requirements as known at the time of the and transport networks and may include preparation of this DPD and based on evidence significant improvements benefiting a wider from 2008-2009. At the time of development area than the development site. Where coming forward all specific infrastructure relevant, these improvements are identified in requirements will need to be considered in the the supporting text for each allocation or light of identified needs at that time and the tests proposal. of Government Circular 05/2005 (Planning Obligations) and the statutory tests in • Local Health Care Facilities Community Infrastructure Levy (CIL) Regulation Increased or improved access to local health 122 in relation to the reasonable and necessary care facilities may be required, with the main requirements to enable development to proceed. focus of provision likely to be on the Service Centre. Major infrastructure Easingwold Town Sub Area wide • Sports Facilities at Easingwold Secondary • School Places School Additional school places will be required in Indoor sports facilities at Easingwold certain areas of the Easingwold Sub Area. Secondary School are already at or Financial contributions will be required towards exceeding capacity, and contributions will be the provision of the additional school places sought from the developers of housing resultant from the development. Developers allocations in the town towards the cost of will be required to liaise with the education providing a Sports Hall at the School. authority (NYCC Children and Young People’s Service) to ascertain the existing capacity Minor infrastructure within the local schools and any predicted shortfall resultant from the proposed 5.3.2 In addition to these major infrastructure issues, development that needs to be addressed. there will be smaller infrastructure works and schemes that will also be required across the • Improvements to the Footpath and Easingwold Sub Area. These will include Cycleway Network community infrastructure identified through the Improvements to the footpath and cycle Community Planning process. The Council will network across the Sub Area will be achieved seek to implement these where appropriate with through the development of the site contributions provided through development allocations. In addition to cycle way provision within the Easingwold Sub Area and, where in and around the Market Town, these relevant, these improvements are identified in improvements should include links to The supporting text for each allocation or proposal.

66 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 5.4 EASINGWOLD TOWN • accessibility and infrastructure issues The A19(T) runs north-south between Thirsk Strategic overview and York, and Easingwold has good access to it from both the northern and southern 5.4.1 Easingwold is identified as a Service Centre ends of the town; within the Settlement Hierarchy set out in Policy CP4 of the Hambleton Core Strategy. The town • brownfield land has a wide range of businesses, retail uses, Although there are some available areas of schools, employment and medical services. brownfield land within the existing Development Limits, they are inadequate in 5.4.2 Easingwold is located close to the A19 to which both size and number to satisfy the there is good vehicular access. Thirsk lies 22 km anticipated housing requirement for the to the North West of the town and the Sub settlement. Regional Centre of York lies approx 18 km to the South East. York has a strong influence on Strategic approach to the development of Easingwold, both economically and socially. Easingwold 5.4.4 The strategic approach to the release of housing 5.4.3 Key characteristics of Easingwold include: in Easingwold Town reflects a range of factors such as the outcome of public consultation both • location of main facilities in terms of those sites selected and those sites These are generally in or close to the Market that have been rejected. The first priority is to Place, although there are a number of niche use the scattered sites within the built up area of market shops in Long Street where there are the town and secondly, the intention is to focus also supermarkets and a small range of other development mainly to the south and east of the shops. There is a primary school to the north town. This approach has the following main of the town and a large secondary school at benefits: the southern end of the town; • it is capable of accommodating a variety of • location of main employment areas uses; In addition to the range of employment • all of the selected areas are close to, or abut opportunities in the town centre commercial the existing built up areas, and the area, there is a small industrial estate to the development of these sites would respect the south of the town off Stillington Road; existing form of the settlement; • none of the sites are identified by the • main environmental constraints Environment Agency as being land liable to A large area to the north of Uppleby is any significant flood risk, and land drainage considered to be of townscape quality in the issues can be satisfactorily addressed; terms of Policy DP10, and should, therefore • there is potential for phasing the release of be protected from development. Few other the selected areas for development; significant environmental constraints exist, • the sites are within reasonable walking or although there are known to be areas to the cycling distance of the town centre and public south of the town that have land drainage transport services; problems due to a high water table. These • the sites are known to be available in the can, however, be addressed as part of any short to medium term; development proposal. Easingwold centre • the sites received general support as being and Uppleby have been designated as a the most appropriate development options Conservation Area; during the consultation process.

67 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 5.4.5 In comparison, alternatives considered in developing this approach were less sustainable. Summary Table E1: Easingwold Town Further significant development to the west Allocations would be visually very prominent; to the north Land is allocated for development on the east would be difficult to access and potentially following sites: have a detrimental impact on the Conservation HOUSING Area; and to the north west would not respect EH1 Ward Trailers, York Road (1.5 ha) the existing form and character of the settlement. EH2 Kellbalk Lane and East of Oxenby Place (4.0 ha) Allocations EH3 North of Meadow Spring Way (0.67 ha) 5.4.6 This section lists the sites allocated for MIXED USES development in Easingwold Town. Summary Table E1 provides a full listing of all the sites, EM1 Stillington Road / York Road (8.6 ha) and Map E1 illustrates the location of these sites COMMUNITY AND OTHER USES in the town. However, the Proposals Map must EC1 Cemetery Extension (1.0 ha) be consulted as the definitive source of the boundaries. The details of the allocations follow. Detailed guidance on each allocation is set out on the following pages.

68 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD Map E1

69 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD HOUSING Proposed Development 2 The site will be developed for housing, to be EH1 WARD TRAILERS, YORK ROAD, accessed directly from York Road. EASINGWOLD (1.5ha) This site is allocated for housing, for Development Requirements and Explanation release early in Phase 2 (2016 – 2021), 3 This site has good access to public transport, subject to: local services and facilities (post office, supermarkets, public houses etc), all of which i. development being at a density of are within reasonable walking distance. approximately 35 dwellings per hectare, resulting in a capacity of 4 The site is close to the Secondary School and around 50 dwellings (of which a target local amenities and can be developed of 50% should be affordable); independently of other allocations and without ii. housing types meeting the latest prejudicing the existing form and character of the evidence on local needs; settlement.

iii. contributions from the developer 5 The housing on this site will be at a density of at towards the costs of a Sports Hall at least 35 dwellings per hectare in order to maximise Easingwold Secondary School, accessibility to services and facilities and, in cycle/footpath links to other existing addition, satisfactorily relate to existing dwellings or proposed footpaths/cycleways and, nearby with regard to density and layout. The if required, drainage and sewerage proportion of affordable houses required reflects infrastructure; Core Policy CP9 requirements and will be subject iv. contributions from the developer to negotiation and, if necessary, the outcome of towards the provision of additional economic viability assessment at the time of school places and local health care making a planning application. facilities as necessary; 6 The Housing Needs Study 2004 updated by the v. securing any necessary improvements Housing Market Demand Study 2008 indicates to the existing drainage system or that there is currently a demand for providing appropriate and suitable accommodation for families and retirees (the alternative drainage methods; former seeking 3 and 4 bedroom properties (but vi. significant landscaping along the not town houses) and the latter seeking 2 and 3 northern, southern and eastern bedroom properties), though there is also a boundaries of the site; and general shortage of bungalows in the Easingwold Sub Area. It is expected, therefore, vii.appropriate measures being taken to that the development will deliver houses of this deal with any contamination relating to type. However, the latest information at the time the previous use. of development should be used to inform the type and tenure of housing development to meet local needs in accordance with Policy DP13. Context 1 This site comprises disused industrial premises. 7 Developer contributions will be required towards The site is located on the southern edge of the cost of providing a Sports Hall at Easingwold Easingwold, south of Easingwold Secondary Secondary School, in order to supplement indoor School and adjoins farmland to its south, west sports facilities that are already at or exceeding and east. capacity. Similarly, contributions will be required

70 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD towards the provision of footpath/cycleway links to existing routes within the town and to the EH2 KELLBALK LANE & EAST OF OXENBY National network (White Rose Cycle Route) at PLACE, EASINGWOLD (4.0ha) Uppleby. The developer will be required to make This site is allocated for housing, for financial contributions towards the provision of release over both Phase 2 (2016 – 2021) additional school places and health care facilities and Phase 3 (2021 – 2026), subject to: in the local catchment area if evidence from the education and health authorities at the time of i. development being at a density of the proposed development demonstrates that approximately 40 dwellings per the development will result in a deficiency. hectare, resulting in a capacity of Contributions will be administered by the around 160 dwellings (of which a education and health authorities respectively. target of 50% should be affordable); 8 Developer contributions will be required where ii. housing types meeting the latest the local sewerage system does not have capacity to accommodate the foul and/or surface evidence on local needs; water from this development. iii. main access to the site being from 9 The Strategic Flood Risk Assessment indicates Crabmill Lane, with a small number of that this site has land drainage issues (standing dwellings being served directly from surface water) that can, and must, be fully Oxenby Place (maximum of 10). Other addressed as part of the development proposal than for cycles, pedestrians and in consultation with the Environment Agency. emergency vehicles, no through route will be permitted from Crabmill Lane to Implementation Oxenby Place; 10 Reflecting the fact that the site is brownfield, it will be made available for development early in iv. provision of open space(s) within the Phase 2 (2016 – 2021). site, suitably linked to existing and proposed footpath routes; 11 The developer will be required to demonstrate that any land contamination issues, which may v. contributions from the developer exist as a result of the previous industrial towards the costs of a Sports Hall at processes on the site, will be addressed as part Easingwold Secondary School, of the development proposal. cycle/footpath links to existing or proposed footpaths/cycleways and, if 12 The public sewer network does not currently have required, drainage and sewerage adequate capacity available to accommodate the infrastructure; anticipated foul or surface water discharge from this proposal. Therefore this issue will need to be vi. contributions from the developer addressed in consultation with Yorkshire Water. towards the provision of additional school places and local health care Justification facilities as necessary; 13 This site is allocated because: • it is a brownfield site, and should be vii.securing any necessary improvements developed in preference to greenfield land; to the existing drainage system or • it is relatively close to the town’s services and providing appropriate and suitable facilities and public transport; alternative drainage methods; and • the area has good access both into Easingwold and onto the Easingwold bypass viii.implementation of any necessary (via York Road); highway improvements as a result of a • there was support for the development of this traffic assessment. site during consultation.

71 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD Context that there is currently a demand for 1 This site is adjacent to the eastern edge of accommodation for families and retirees (the Easingwold. There is housing to its western, former seeking 3 and 4 bedroom properties (but southern and northern boundaries, with open not town houses) and the latter seeking 2 and 3 farmland to the east. Important footpath links bedroom properties), though there is also a exist to the west of the site (Kellbalk Lane) and general shortage of bungalows in the east/west through the northern part of the site Easingwold Sub Area. It is expected, therefore, (north of Meadow Spring Way and south of that the development will deliver houses of this Oxenby Close). type. However, the latest information at the time of development should be used to inform the Proposed Development type and tenure of housing development to meet local needs in accordance with Policy DP13. 2 The site will be developed for housing, with access to the majority of the site being from 6 The main access to the site will be from Crabmill Crabmill Lane. A limited section of this Lane, with a small number of dwellings being development (a maximum of 10 dwellings at the served directly from Oxenby Place. No through north of the site) will be accessed from Oxenby route will be permitted from Crabmill Lane to Place. Diagram EH2/EH3 illustrates how site Oxenby Place other than for cycles, pedestrians EH2 (and the neighbouring site at Meadow and emergency vehicles as the highway Springs Way, site EH3) will be developed. network/junctions in Uppleby are unsuitable to accommodate significant further development. Development Requirements and Explanation 3 It is anticipated that approximately 80 dwellings 7 Developer contributions will be required towards will be provided towards the end of Phase 2 (a the cost of providing a Sports Hall at Easingwold maximum of 10 of which having access onto/via Secondary School, in order to supplement indoor Oxenby Place), with the remaining 80 delivered sports facilities that are already at or exceeding early in Phase 3. Spreading the development capacity. The developer will be required to make over two phases in this way will enable the financial contributions towards the provision of developer to have the necessary degree of additional school places and health care facilities certainty, whilst allowing this large site to be in the local catchment area if evidence from the delivered within a timescale that satisfies the education and health authorities at the time of development requirements of the Easingwold the proposed development demonstrates that Sub Area as a whole. the development will result in a deficiency. Contributions will be administered by the 4 The housing on this site will be at a density of at education and health authorities respectively. least 40 dwellings per hectare in order to maximise accessibility to services and facilities and, in 8 Developer contributions will be required where addition, satisfactorily relate to existing dwellings the local sewerage system does not have nearby with regard to density and layout. The capacity to accommodate the foul and/or surface proportion of affordable houses required reflects water from this development. Core Policy CP9 requirements and will be subject to negotiation and, if necessary, the outcome of 9 Contributions will also be required towards the economic viability assessment at the time of provision of footpath/cycleway links to existing making a planning application. routes within the town and to the National Cycle Network (via the White Rose Cycle Route at 5 The Housing Needs Study 2004 updated by the Uppleby). Housing Market Demand Study 2008 indicates

72 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 10 The public open space required for this site will Justification be provided as an integral part of the overall 12 This site is allocated because: development and be located adjacent to, or linked • it can be developed without having an with, the existing public footpath to the west of the adverse affect on the character or form of the site (Kellbalk Lane – see Diagram EH2/EH3) in settlement; order to facilitate suitable footpath and cycle links from both existing and new residential • it has ready and easy access to the town developments. The natural/environmental and centre’s services and facilities and public historic attributes of Kellbalk Lane as a public transport; amenity and footpath shall, however, be protected • development of this site has general and where appropriate enhanced. community support; • it is available within the short to medium term. Implementation 11 Site EH2 is a greenfield site which will be available for development spread over Phase 2 (2016 – 2021) and Phase 3 (2021 – 2026), with 80 completions in each phase.

Diagram EH2/EH3

73 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 4 The housing on this site will be at a density of at EH3 NORTH OF MEADOW SPRING WAY, least 40 dwellings per hectare in order to maximise EASINGWOLD (0.67ha) accessibility to services and facilities and, in This site is allocated for housing, for addition, to satisfactorily relate to existing release in Phase 3 (2021-2026), subject to: dwellings nearby with regard to density and layout. The proportion of affordable houses required i. development being at a density of reflects Core Policy CP9 requirements and will be approximately 40 dwellings per subject to negotiation and, if necessary, the hectare, resulting in a capacity of outcome of economic viability assessment at the around 25 dwellings (of which a target time of making a planning application. of 50% should be affordable); 5 The Housing Needs Study 2004 updated by the ii. housing types meeting the latest Housing Market Demand Study 2008 indicates evidence on local needs; that there is currently a demand for accommodation for families and retirees (the iii. vehicular access to the site being from former seeking 3 and 4 bedroom properties (but Meadow Spring Way with a not town houses) and the latter seeking 2 and 3 footpath/cycle link and emergency vehicular access being provided bedroom properties), though there is also a through to Oxenby Place; general shortage of bungalows in the Easingwold Sub Area. Therefore, it is expected iv. contributions from the developer that development will deliver houses of this type. towards the costs of a Sports Hall at However, the latest information at the time of Easingwold Secondary School, development should be used to inform the type cycleways and footpaths and, if and tenure of housing development to meet local required, drainage and sewerage needs in accordance with Policy DP13. infrastructure; and 6 The main access to this site will be from the v. contributions from the developer Paradise Field and Meadow Spring Way estate, towards the provision of additional with possible emergency access and school places and local health care footpath/cycle links through to Oxenby Place. facilities as necessary. 7 A footpath/cycleway link should be provided to Context existing local routes such as “The White Rose Cycle Route” at Uppleby (via Oxenby Place). 1 This site is currently disused agricultural land. It is surrounded by housing on all sides. There is a 8 Developer contributions will be required towards public footpath to the south of this site linking to the cost of providing a Sports Hall at Easingwold the town centre. Secondary School, in order to supplement indoor sports facilities that are already at or exceeding Proposed Development capacity. The developer will be required to make 2 The site will be developed for housing, with financial contributions towards the provision of access from Meadow Spring Way on the additional school places and health care facilities Paradise Field estate. in the local catchment area if evidence from the education and health authorities at the time of Development Requirements and Explanation the proposed development demonstrates that 3 Diagram EH2/EH3 above illustrates in broad the development will result in a deficiency. terms how this site will be developed. Contributions will be administered by the education and health authorities respectively.

74 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 9 Developer contributions will be required where MIXED USES the local sewerage system does not have capacity to accommodate the foul and/or surface EM1 STILLINGTON ROAD/YORK ROAD, water from this development. EASINGWOLD (8.6ha) (2.6ha for housing, 6.0ha for employment and other 10 There is sewerage infrastructure crossing the uses) site that may affect future site layouts. This site is allocated for mixed Implementation development, subject to: 11 In consideration of the overall delivery of the i. housing (2.6ha), being developed in housing requirement in the Easingwold Sub Phase 1 (up to 2016), located in the Area, this site will be delivered in Phase 3 (2021 central part of the site accessed off – 2026). This is because available brownfield York Road; sites should be developed first, in accordance with current Government guidance, and the ii. development being at a density of development of other housing sites in the town approximately 35 dwellings per are linked to the delivery of essential hectare, resulting in a capacity of employment land or infrastructure requirements. around 90 dwellings (of which a target of 50% should be affordable); Justification 12 This site is allocated because: iii. housing types meeting the latest • it can be developed without prejudicing the evidence on local needs; existing form or character of the settlement, as it is surrounded by existing development; iv. employment development (6.0ha) • it is within walking distance (400m) of local being in two distinct parts: B1 services and facilities (schools, supermarkets employment uses, together with etc) and public transport; health and small retail facility uses • it is available for development. (2.5ha) at the north of the site, accessed from Stillington Road, and B2/B8 uses (3.5ha) at the south of the site, accessed from York Road;

v. the design and nature of the B1, B2 and B8 employment developments should be set in high quality environments and respect the proximity of the neighbouring housing (existing and proposed);

vi. the main access points to the site being taken from York Road with a secondary access point from Stillington Road with no vehicular links between the two;

(cont.)

75 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD Development Requirements and Explanation vii. provision of any necessary 3 The housing part of this site should be improvements to the existing drainage developed at a minimum density of 35 dwellings system or appropriate and suitable per hectare in order to maximise accessibility to alternative drainage methods; services and facilities and, in addition, to viii.provision of landscaping to the satisfactorily relate to existing dwellings nearby southern part of the site, and between with regard to density and layout. The proportion the housing and B1 and B2/B8 of affordable houses required reflects Core development; Policy CP9 requirements and will be subject to negotiation and, if necessary, the outcome of ix. contributions from the developer economic viability assessment at the time of towards the costs of a Sports Hall at making a planning application. Easingwold Secondary School, cycle or footpath links within the site and to 4 The Housing Needs Study 2004 updated by the other existing or proposed Housing Market Demand Study 2008 indicates footpaths/cycleways, and, if required, that there is currently a demand for drainage and sewerage infrastructure; accommodation for families and retirees (the and former seeking 3 and 4 bedroom properties (but not town houses) and the latter seeking 2 and 3 x. contributions from the developer bedroom properties), though there is also a towards the provision of additional school places and local health care general shortage of bungalows in the facilities as necessary. Easingwold Sub Area. Therefore, it is expected that development will deliver houses of this type. However, the latest information at the time of development should be used to inform the type Context and tenure of housing development to meet local 1 The site is located on the south-eastern edge of needs in accordance with Policy DP13. the town. It is a site almost entirely in current agricultural use (as pasture). Apart from the 5 The requirement for high quality B1, B2 and B8 south, where it adjoins flat open fields in employment uses (6.0ha) reflects the agricultural use, the character of the surrounding requirements of Policy DP16, and will be area is largely developed: residential and delivered in two separate sections. Should there education uses to the west, employment to the be no need for B2 or B8, other suitable east and residential/agriculture to the north. The employment uses (excluding town centre uses) site has frontages onto both Stillington Road and may be acceptable. At the north of the site will be York Road, and from York Road there is easy mainly high quality B1 uses (2.5ha), particularly access to the A19 Easingwold bypass. offices, with health and neighbourhood facilities (which could be integrated with the housing). To Proposed Development the south of the site will be mainly B2/B8 uses 2 The site will be developed for housing, (3.5ha) accessed only from York Road. This employment, health and small retail facilities, arrangement is because development served with the main access points being from York from York Road would have a more ready Road. A secondary access (with emergency access to the A19 Easingwold bypass than links) shall be created from Stillington Road. would development served from Stillington Road Diagram EM1 following illustrates, in general which has a difficult junction with the south end terms how this site will be developed. of Long Street.

76 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 6 The design of the site should facilitate a 20mph 12 Parts of this site (particularly adjoining Stillington zone. A traffic assessment will be required to Road) have a high water table and the southern identify the need for any off-site highway works part is known to have land drainage issues. The to which the developer will be required to suitability of existing surface water drainage contribute. channels and culverts will need to be addressed and where appropriate upgraded and maintained 7 The nature, design and layout of the non- (both issues funded by the developer). residential parts of this development will respect the proximity of existing housing and residential 13 A public sewer crosses the site and may reduce amenity by appropriate positioning, orientation the developable area of the land. In consultation and landscaping. In addition to landscaping with Yorkshire Water, the potential of the existing between the new housing and the B2/B8 public sewer network to accept discharge from development, appropriate landscaping will also the proposed development will need to be be required at the southern boundary of the considered and any improvements identified and B2/B8 site to reduce the visual impact of the addressed before any development is development when approaching Easingwold commenced. from the south. Justification 8 Developer contributions will be required towards 14 This site is proposed for development because: the cost of providing a Sports Hall at Easingwold • it is close to Easingwold Market Place, Long Secondary School, in order to supplement indoor Street and to other services/facilities and sports facilities that are already at or exceeding public transport, and is therefore an capacity. The developer will be required to make appropriate location for housing; financial contributions towards the provision of • locating B1 employment uses south of additional school places and health care facilities Stillington Road would provide a suitable in the local catchment area if evidence from the transition between the existing employment education and health authorities at the time of uses to the south east and the residential the proposed development demonstrates that uses to the north west; the development will result in a deficiency. • B2-B8 uses to the south of the allocated site Contributions will be administered by the would benefit from easy access to the education and health authorities respectively. Easingwold bypass (A19); • development of these areas for mixed use 9 Developer contributions will be required where would provide sites to satisfy an identified the local sewerage system does not have employment need in the area, and strengthen capacity to accommodate the foul and/or surface the commercial offer of Easingwold; water from this development. • although consultation during the preparation of the DPD revealed some opposition to the 10 There is sewerage infrastructure crossing the proposed housing component, there was site that may affect future site layouts. support for the use of this site for employment purposes. Implementation 11 Because of the essential infrastructure links between the employment and residential elements of this development, this site (EM1) will be developed in Phase 1 (up to 2016).

77 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD Diagram EM1:

78 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD COMMUNITY AND OTHER USES Development Requirements and Explanation 3 The existing cemetery around the adjacent EC1 CEMETERY EXTENSION NORTH OF THE Church to the south is almost at capacity and CHURCH, EASINGWOLD (1.0 ha) this site, being a natural extension of the existing This site is allocated as an extension to the burial land located at the south is a suitable existing cemetery subject to: extension site.

i. access to the site being through the 4 The site will be landscaped, particularly to the existing cemetery, and west where there are nearby residential properties. ii. appropriate landscaping to the west and east of the site. Implementation 5 The proposal will be implemented in partnership between the District Council and the Easingwold Context Town Council. 1 This site is to the north east of the existing church and cemetery at Church Hill. There is Justification agricultural land to the west of site EC1 with 6 This site is proposed for development because: burial land to the south. • it will provide the urgently needed extension to the existing cemetery; Proposed Development • the location has Parish Council support; 2 The site is allocated for use as an extension • the site is sufficiently close to the town centre to the existing cemetery to the south which to be accessible for visitors to the cemetery, abuts the site. and is logically located in relation to the existing church and cemetery.

79 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 5.5 EASINGWOLD SUB-AREA SERVICE Brafferton with the village shops and post VILLAGES office and a Public House being located in Helperby. Other services that exist include a 5.5.1 The Core Strategy defines Brafferton/Helperby, playgroup / nursery and opportunities for Husthwaite, Shipton and Stillington as the casual recreation. Service Villages in this Sub-Area. These are promoted as the main location of services to • location of main employment areas: supplement those provided in Easingwold. There are limited employment opportunities Policy CP6 states that limited development is and areas in Brafferton/Helperby. However, appropriate in these Villages, to meet the needs employment opportunities exist at Easingwold of local communities. and at Dalton Industrial estate which lies to the north. 5.5.2 The general strategic approach to development in each of the Service villages in the Easingwold • main environmental constraints: sub area has been to: There are no significant environmental • give priority to the use of brownfield sites and constraints in Brafferton/Helperby. There is sites that are within the built up area located potential for the nearby River Swale to flood, close to the existing services within the village; however the built up areas of both Brafferton • use sites which, where on the periphery, have and Helperby are at a significantly higher the least significant impact on the form and level than the areas susceptible to flooding. character of the settlement. Brafferton/Helperby is designated a Conservation Area. 5.5.3 This general approach has the benefits of: • being the more sustainable in terms of • accessibility and infrastructure issues: access to, and support for existing services Brafferton/Helperby is not located on a main and facilities within the settlement; route and is only accessed by ‘B’ • providing affordable housing in identified classification roads. There are bus services to areas of local need. Easingwold.

1. BRAFFERTON / HELPERBY • significant areas of brownfield land: There are no significant areas of brownfield Strategic overview land at Brafferton/Helperby.

5.5.4 Brafferton and Helperby are located The approach to development in approximately 9.5 km west of Easingwold. They Brafferton/Helperby are situated close to the western boundary of the District. 5.5.6 Unlike some of the other sites put forward for consideration around the settlement, the two 5.5.5 Key characteristics of Brafferton/Helperby sites selected for development in include: Brafferton/Helperby will provide the opportunity for the improvement of Back Lane and further • location of main facilities: development without detriment to the character The villages of Helperby and Brafferton, abut and form of this Service Village. The small each other and have therefore for the allocation proposed reflects the lower level of purpose of service provision, been treated as services and facilities in the settlement when a single settlement. For example, the Church compared with those of other Service Villages and Primary School are both located in (such as Stillington).

80 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD Allocation

5.5.7 The area allocated for housing development in Brafferton/Helperby, either side of Back Lane, is illustrated on the following Map E2. However, the Proposals Map must be consulted as the definitive source of the boundaries. The policy allocating the site(s) and setting out the details of its development follows:

Map E2

81 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD HOUSING 4 The Housing Needs Study 2004 updated by the Housing Market Demand Study 2008 indicates EH7 BACK LANE, HELPERBY (0. 5ha) that there is currently a demand for This site is allocated for housing, for release accommodation for families and retirees (the in Phase 3 (2021 – 2026), subject to: former seeking 3 and 4 bedroom properties (but not town houses) and the latter seeking 2 and 3 i. development being at a density of bedroom properties), though there is also a approximately 30 dwellings per general shortage of bungalows in the hectare, resulting in a capacity of Easingwold Sub Area. Therefore, it is expected around 15 dwellings (of which a target that development will deliver houses of this type. of 50% should be affordable); However, the latest information at the time of development should be used to inform the type ii. housing types meeting the latest and tenure of housing development to meet local needs in accordance with Policy DP13. evidence on local needs; 5 Landscaping will be required to the south of that iii. provision of landscaping to the south part of the site off Balk Avenue which currently of that part of the site off Balk Avenue; has no natural boundary. iv. contributions from the developer 6 As part of the scheme, the existing towards the provision of additional unsatisfactory alignment of Back Lane as it school places and local health care passes through the site will be improved. facilities as necessary; and 7 The developer will be required to make financial v. highway improvements at Back Lane. contributions towards the provision of additional school places and health care facilities in the Context local catchment area if evidence from the 1 This site lies towards the north of The Leas and education and health authorities at the time of south west of Back Lane, and comprises a the proposed development demonstrates that paddock to the rear of a frontage property at the development will result in a deficiency. Helperby Main Street, together with a small parcel Contributions will be administered by the of agricultural land to the north east of Back Lane. education and health authorities respectively.

Proposed Development Implementation 2 The site will be developed for housing, with 8 This site will be developed in Phase 3 (2021 – access from Back Lane. 2026) in order to appropriately deliver the required housing in the Sub Area over the plan period. Development Requirements and Explanation Justification 3 The housing on this site will be at a density of at least 30 dwellings per hectare in order to maximise 9 This site is allocated because: accessibility to services and facilities and, in • the site is close to the village centre and its addition satisfactorily relate to existing dwellings services and facilities and public transport; nearby with regard to density and layout. The • development across Back Lane at this point proportion of affordable houses required reflects would enable the road to be re-aligned, Core Policy CP9 requirements and will be subject improving access along Back Lane; to negotiation and, if necessary, the outcome of • it would round off development to the South economic viability assessment at the time of West of Balk Avenue and fits in with the form making a planning application. and character of the village; • the land is available.

82 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 2. HUSTHWAITE only accessed by ‘B’ classification roads, though there is a bus service to Easingwold and York; Strategic overview • significant areas of brownfield land: 5.5.8 Husthwaite is located approximately 6 km north of there are no developable brownfield sites in Easingwold, and just over 1.5 km east of the A19. Husthwaite.

5.5.9 Key characteristics of Husthwaite include: The approach to development in Husthwaite

• location of main facilities: 5.5.10 Unlike many of the other sites put forward for These are located along the village street and consideration, the site selected for development currently include a pub, shop, primary school, in Husthwaite will provide the opportunity for churches and areas of open space; further development in the future without unacceptable detriment to the character and • location of main employment areas: form of this Service Village. The nearest main employment area for Husthwaite is Easingwold approximately 6 km Allocation to the south; 5.5.11 One site is allocated for housing development in • main environmental constraints: Husthwaite, illustrated on the following Map E3. There are few environmental constraints to However, the Proposals Map must be consulted development in Husthwaite except it has a as the definitive source of the boundaries. The Conservation Area; policy allocating the site and setting out the details of its development follows: • accessibility and infrastructure issues: Husthwaite is not located on a main route and is Map E3

83 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD HOUSING outcome of economic viability assessment at the time of making a planning application. EH5 SOUTH OF PROSPECT COTTAGES, HUSTHWAITE (0.65ha) 4 The Housing Needs Study 2004 updated by the Housing Market Demand Study 2008 indicates This site is allocated for housing, for release that there is currently a demand for in Phase 2 (2016 – 2021), subject to: accommodation for families and retirees (the i. development being at a density of former seeking 3 and 4 bedroom properties (but approximately 30 dwellings per not town houses) and the latter seeking 2 and 3 hectare, resulting in a capacity of bedroom properties), though there is also a around 20 dwellings (of which a target general shortage of bungalows in the of 50% should be affordable); Easingwold Sub Area. It is expected, therefore, that development will deliver houses of this type. ii. housing types meeting the latest However, the latest information at the time of evidence on local needs; development should be used to inform the type iii. contributions from the developer and tenure of housing development to meet local towards providing a village play area; needs in accordance with Policy DP13. iv. contributions from the developer 5 Developer contributions will be required towards towards the provision of additional the provision of public open space to the south of school places and local health care the Primary School. The developer will be required facilities as necessary; to make financial contributions towards the v. landscaping to the east of the site; and provision of additional school places and health care facilities in the local catchment area if vi. design and layout of the site to provide evidence from the education and health authorities for possible further development to the at the time of the proposed development south and west of the site. demonstrates that the development will result in a deficiency. Contributions will be administered by the education and health authorities respectively. Context 1 This site is currently in agricultural (pasture) use. 6 The design and layout of the proposed It lies on the edge of the settlement, close to its development will provide for a suitable means of centre, with housing to the north and east. access to both the south and the west of the There is open farmland to the west and south. allocated site (to allow for further development in the area if required in the future, as this area is Proposed Development considered to be the most suitable for further 2 The site will be developed for housing. Access to development in this village). the site will be via the existing cul-de-sac (“Prospect Cottages”) to the north. Implementation 7 This site has no known constraints and can be Development Requirements and Explanation delivered in Phase 2 (2016 – 2021). 3 The housing part of this site should be developed at a minimum density of 30 dwellings Justification per hectare (which is the minimum allowed under 8 This site has been allocated because: current Government Guidance) in order to • it has minimal landscape impact; maximise accessibility to services and facilities • it is well related to the existing form of the village; and, in addition, satisfactorily relate to existing • it has a suitable and acceptable means of dwellings nearby with regard to density and layout. access onto the main village street. The proportion of affordable houses required • it has easy access to local facilities and public reflects Core Policy CP9 requirements and will be transport. subject to negotiation and, if necessary, the

84 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 3. SHIPTON areas have been specifically excluded from Green Belt designation in order to provide scope Strategic overview for limited expansion if and when required. However, Shipton is within an Area of Restraint 5.5.12 Shipton is located at the south of Hambleton where the development allowed is only intended District, 11 km from Easingwold Service Centre. to provide for local residential needs. For this York lies to the south of Shipton, and is much reason, and in view of Shipton’s proximity to closer than Easingwold (less than 7 km). York, only limited development is proposed for this village. 5.5.13 Key characteristics of Shipton include: Allocation • location of main facilities: Shipton has a good range of facilities 5.5.15 One site is allocated for housing development in including a primary school, church, public Shipton, which is illustrated on the following Map house, village hall and opportunities for E4. However, the Proposals Map must be various types of casual and formal recreation. consulted as the definitive source of the The village shop and post office was recently boundaries. The policy allocating the site and closed; setting out the details of its development follows:

• location of main employment areas: Employment opportunities exist to the west of the village;

• main environmental constraints: There are no known flooding issues in the village. Shipton lies within the York Green Belt with small areas of land around it being excluded from the designation;

• accessibility and infrastructure issues: The A19 passes through Shipton, which provides good public transport links to the north and south (Easingwold and York);

• significant areas of brownfield land: There is one significant area of brownfield land located in Shipton that has been vacant for many years – the garage site in the centre of the village.

The approach to development in Shipton

5.5.14 Despite lying within the York Green Belt, there are several areas around Shipton where development could possibly take place without detriment to the character or appearance of the village or harm to the York Green Belt. These

85 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD Map E4

86 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD HOUSING 4 The Housing Needs Study 2004 updated by the Housing Market Demand Study 2008 indicates that there is currently a demand for accommodation for EH4 GARAGE, MAIN STREET, SHIPTON families and retirees (the former seeking 3 and 4 (0.5ha) bedroom properties (but not town houses) and the This site is allocated for housing, for latter seeking 2 and 3 bedroom properties), though release in Phase 2 (2016 – 2021), subject there is also a general shortage of bungalows in to: the Easingwold Sub Area. It is expected, therefore, that development will deliver houses of this type. i. development being at a density of However, the latest information at the time of approximately 20 dwellings per development should be used to inform the type hectare, resulting in a capacity of and tenure of housing development to meet local needs in accordance with Policy DP13. around 10 dwellings (of which a target of 50% should be affordable); 5 Land contamination issues will need to be addressed in view of the site’s previous use as a garage. ii. housing types meeting the latest evidence on local needs; 6 Natural England has indicated that there are protected species (specifically bats) known to be in iii. appropriate measures being taken to the area of the site. In accordance with Policies deal with any contamination relating to DP31 and DP32, the timing of development on this the previous garage use; and site will need to take this into account.

iv. contributions from the developer 7 The developer will be required to make a towards the provision of additional financial contributions towards the provision of additional school places and health care facilities school places and local health care in the local catchment area if evidence from the facilities as necessary. education and health authorities at the time of the proposed development demonstrates that Context the development will result in a deficiency. 1 This site comprises a disused and derelict petrol Contributions will be administered by the filling station and garage fronting the main street. education and health authorities respectively. It is located towards the centre of the village, and Implementation is largely surrounded by housing. 8 This site will be developed in Phase 2 (2016 – 2021) Proposed Development because sufficient housing has been approved or provided in the Service Centre to meet the 2 The site will be developed for housing, with Easingwold sub area requirements for Phase 1. access taken directly from the A19. Justification Development Requirements and Explanation 9 This site is allocated because: 3 The housing on this site should be at a density of • it is a brownfield site; at least 20 dwellings per hectare. The low • it has been vacant for many years, and its density is due to the sites restricted shape that is development would improve the appearance of likely to affect its developability. The proportion of the village, enhancing its character and form; affordable houses required reflects Core Policy • it would provide housing in an accessible and CP9 requirements and will be subject to sustainable location; negotiation and, if necessary, the outcome of • its available; economic viability assessment at the time of • it has easy access to services/facilities and making a planning application. public transport.

87 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 4. STILLINGTON Allocation

Strategic overview 5.5.19 One site is allocated for housing development in Stillington, illustrated on the following Map E5. 5.5.16 Stillington is located approximately 5.5 km east However, the Proposals Map must be consulted of Easingwold. as the definitive source of the boundaries. The policy allocating the site and setting out the 5.5.17 Key characteristics of Stillington include: details of its development follows:

• location of main facilities: services and facilities at Stillington include convenience stores, post office, doctors surgery, public houses, a primary school, village hall, church and various recreation facilities including a football pitch;

• location of main employment areas: The nearest employment centre is at Easingwold, although York is also close by;

• main environmental constraints: Although Stillington is not subject to major flooding difficulties, areas to the east are influenced by the River Foss and are within higher flood risk zones. Stillington has a Conservation Area;

• accessibility and infrastructure issues: Stillington is not located on a main route and is only accessed by ‘B’ classification roads. There is a bus service to Easingwold and York;

• significant areas of brownfield land: There are no identified brownfield sites in the village as being suitable for development.

The approach to development in Stillington

5.5.18 In order to preserve the linear appearance and character of Stillington, development to the south of South Back Lane is the most appropriate option, as land to the east may be susceptible to flooding, and land to the west could have an adverse affect on the visually pleasant entrance to the settlement when approaching from Easingwold.

88 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD Map E5

89 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD HOUSING Development Requirements and Explanation 3 The housing on this site should be at a density of EH6 SOUTH BACK LANE, STILLINGTON (1.0ha) at least 30 dwellings per hectare (which is the minimum allowed under current Government This site is allocated for housing, for Guidance) in order to maximise accessibility to release in Phase 3 (2021 – 2026), subject services and facilities and, in addition, to: satisfactorily relate to existing dwellings nearby with regard to density and layout. The proportion i. development being at a density of of affordable houses required reflects Core approximately 30 dwellings per Policy CP9 requirements and will be subject to hectare, resulting in a capacity of negotiation and, if necessary, the outcome of around 30 dwellings (of which a target economic viability assessment at the time of of 50% should be affordable); making a planning application. ii. housing types meeting the latest 4 The Housing Needs Study 2004 updated by the evidence on local needs; Housing Market Demand Study 2008 indicates that there is currently a demand for iii. provision of highway improvements on accommodation for families and retirees (the South Back Lane and traffic calming former seeking 3 and 4 bedroom properties (but measures on the link between South not town houses) and the latter seeking 2 and 3 Back Lane and the High Street; bedroom properties), though there is also a general shortage of bungalows in the iv. contributions from the developer Easingwold Sub Area. Therefore, it is expected towards the provision of additional that development will deliver houses of this type. school places and local health care However, the latest information at the time of facilities as necessary; and development should be used to inform the type and tenure of housing development to meet local v. provision of landscaping along the needs in accordance with Policy DP13. southern boundary. 5 Primary access to the site shall be from Carr Lane, to the west, as the narrow route Context northwards at the east of the site (linking South 1 This site lies on the southern edge of the Back Lane to the Main Street, where traffic settlement, close to the village centre. The land calming measures should be incorporated) is not is currently in agricultural use. It adjoins housing suitable as a primary route. South Back Lane will to the north, west and east, and farmland to the require highway improvement in the form of south. The area to the north of South Back Lane improved alignment, footpath provision etc along lies within the Stillington Conservation Area. its full length (incrementally as each Phase takes place). Proposed Development 6 Substantial landscaping will be provided along 2 The site will be developed for housing, with the the southern boundary of the site, to minimise main access taken from Carr Lane to the west, any visual impact of the new development when with a secondary/emergency access northwards viewed from the south from Carr Lane. onto the Main Street.

90 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 7 The developer will be required to make financial Justification contributions towards the provision of additional 9 This site is allocated because: school places and health care facilities in the • it is the logical extension of development local catchment area if evidence from the along South Back Lane; education and health authorities at the time of • development in this area would respect the the proposed development demonstrates that existing form and character of the village with the development will result in a deficiency. little adverse impact on the Conservation Contributions will be administered by the Area; education and health authorities respectively. • development in this area would help provide highway improvements along South Back Implementation Lane. 8 The housing on this site will be delivered in • it has good access to services and facilities Phase 3 (2021 – 2026) (30 units), as allocations and public transport. to satisfy a more urgent housing need in other villages in the Sub Area will meet the Sub Area housing requirement for both of the earlier phases .

91 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 5.6 SUMMARY OF ALLOCATIONS: EASINGWOLD This takes account of 467 completions and SUB AREA commitments for the period 1st April 2004 to 31st March 2008, which are included within Phase 1. Housing land proposals Given the existing level of commitments, this implied trajectory can be seen to be very similar 5.6.1 The overall implications of the allocations in the to the required three phases: Easingwold Sub Area in terms of housing land supply are as follows: 5.6.2 The Allocations sites are intended to be phased as follows: • the allocations will provide approximately 400 new homes (2008 – 2026) within the Easingwold Sub Area in the Service Centre Settlement Site Yield and Service Village settlements. This, in Completed/committed 467 addition to the completed and committed Phase 1 dwellings in Sub Area dwellings already identified in the area for the (2004-2016) period 2004 -2008 (467), results in total Easingwold EM1 90 provision of 867 homes, very close to Total 557 meeting the former RSS* and Core Strategy requirements set out in para. 5.1.1 above; • out of the total of 400 in the Easingwold Sub Area, 325 new homes are planned for Settlement Site Yield Easingwold town which, in addition to those Easingwold EH1 completed and committed (261), caters for 50 almost 2/3rd of the total housing requirement Phase 2 Easingwold EH2 80** for the Easingwold Sub Area (586 of 867 = (2016-2021) 67%). This meets the requirements of Policy Shipton EH4 10 CP6 in the Core Strategy; Husthwaite EH5 20 • these Allocations do not utilise significant amounts of brownfield land for development. Total 160 Overall an estimated 441 of the 867 dwellings ** Site EH2 is split across Phases 2 and 3 in the Easingwold Sub Area (51%) over the plan period will be on brownfield land. However, only 15% of the allocations, 60 of Settlement Site Yield the 400 dwellings in the Easingwold sub area, Easingwold EH2 80** are on brownfield land. This is due to the nature of Easingwold and the associated Phase 3 Easingwold EH3 25 Service Villages in the Sub Area having limited (2021-2026) Stillington EH6 30 brownfield opportunities – Northallerton and Thirsk provide more opportunities for Brafferton/Helperby EH7 15 development on brownfield sites; • in terms of the phased release of housing Total 150 land in line with PPS3, the required totals for each of the three phases for the Easingwold ** Site EH2 is split across Phases 2 and 3 Sub Area are set out in para. 5.1.1 above. In Plan Period 2004 - 2026 Total 867 Easingwold town as the Service Centre, and in the Service Villages, the intended phasing of housing of the allocations is set out below.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 92 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 5.6.3.The table below shows how the proposals for Land allocated for employment purposes housing site allocations in the Easingwold Sub Area (incorporating housing completions and 5.6.4 Policy CP10A identifies the target level for commitments in Phase 1) meet the overall employment development in the Easingwold Sub housing requirements established by former Area for the period 2005 – 2021 as 8 hectares. RSS* and the Core Strategy for period As para. 5.2.3 indicates, subsequent planning (2004-2026), as set out in para. 5.1.1: permissions and developments have reduced this total, and there is currently a further Housing Requirements (2004-2026) requirement of around 6 hectares needed in the Sub Area. 2004 2016 2021 Settlement Total 5.6.5 Further employment land is allocated in this DPD -2016 -2021 -2026 by Allocation EM1 (6.0 ha), which meets this Easingwold (town) 351 130 105 586 requirement. Former RSS* & Core Strategy requirement 368 107 107 582 (minimum) Service Villages 76 30 45 151 Secondary Villages 89 0 0 89 Other Villages 41 0 0 41

Total outside 206 30 45 281 Easingwold (town)

Core Strategy requirement 185 53 53 291 (maximum) Sub Area Total 557 160 150 867 Former RSS* & Core 553 160 160 873 Strategy requirement

* Please see Paragraph 1.2 for the current position regarding the former RSS. 93 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 94 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - EASINGWOLD 6. Northallerton Sub Area

6.1 THE CORE STRATEGY CONTEXT • Spatial Principle 2 defines the northern part of Northallerton Sub Area as an Area of 6.1.1 The main Sub Area specific implications of the Restraint in order to counteract the Core Strategy for the Northallerton Area are as pressures for development from the Tees follows: Valley in general, and in particular the migration from Tees Valley to the north of the • Spatial Principle 1 identifies the southern Northallerton area by people commuting to part of the Northallerton Sub Area as being work in Tees Valley, but who live in the north part of an Area of Opportunity (which also of the Sub Area; includes part of the Thirsk area and the eastern part of the Bedale area), reflecting • Spatial Principle 3 and Core Policy CP4 the scope for development based on define the sustainable settlement hierarchy. accessibility, scale of existing facilities and Northallerton and Romanby are taken as one relative lack of development constraints. Most settlement for the purposes of the Plan. This of Hambleton’s housing and employment Sub Area comprises the following development will take place within this Area; settlements:

Principal Service Centre • Northallerton (with Romanby)

Service Villages • BromptonPrincipal • East CowtonService Centre • Morton Northallertonon Swale (with Romanby) Secondary Villages • AinderbyService Steeple Villages • Appleton BromptonWiske • Great SmeatonEast Cowton Morton on Swale

Secondary Villages Ainderby Steeple Appleton Wiske Great Smeaton

95 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON • Former RSS* (May 2008) together with Core • Policy CP10A sets a target level of 20 hectares Strategy Policy CP5A (see paras. 2.4 – 11) of employment development in the Northallerton establishes that the gross housing completion Area (out of 75 hectares in the District as a targets for the following periods are: whole). Taking account of existing land available with permission, the Core Strategy estimated Phase 1 Phase 2 Phase 3 that only a further 8 hectares would need to 2004 2016 2021 Total be identified. Adjustments to this figure, in the – 2016 – 2021 – 2026 light of subsequent events, are considered in Northallerton para. 6.2.3; 1172 507 507 2186 Area • Policy CP12 supports the local economy and Hambleton specifically transport investment – in the 3640 1450 1450 6540 Total Northallerton Area, support is identified in the Development Policies DPD by Policy DP16 for measures to improve accessibility to and • Policy CP6 places two requirements on the from Northallerton and for development of the scale of housing development in Wensleydale Railway. Northallerton: • Policy CP14 defines the District-wide retail - at least 51% of all housing in the District hierarchy, defining Northallerton as the District’s single Main Town Centre, which needs to be in Northallerton and Thirsk serves the whole District. towns;

- at least two thirds of all housing in the Northallerton Sub Area should be in Northallerton (with Romanby).

Reconciling these two requirements to give a working target for Northallerton and Thirsk towns (by using the proportionate differences in Sub Area totals between Northallerton and Thirsk Sub Areas), this effectively gives a minimum target of housing provision in Northallerton (with Romanby) of:

Phase 1 Phase 2 Phase 3 2004 2016 2021 Total - 2016 – 2021 – 2026 Northallerton Principal 1027 409 409 1845 Service Centre

• Policy CP9 sets the target of 40% of all dwellings in Northallerton Area to be “affordable” (see Development Policy DP15 for definition);

* Please see Paragraph 1.2 for the current position regarding the former RSS. 96 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 6.2 CURRENT DEVELOPMENT COMMITMENTS account of completions and commitments as indicated in this table. Housing 6.2.1 The plan period for the LDF started on 1st April Land for employment uses 2004. In order to establish the outstanding need 6.2.3 Policy CP10A identifies the target level for to allocate land for housing for the remainder of employment development in the Northallerton the plan period (to 2026), account needs to be Sub Area for the period 2005 – 2021 as 20 taken of completions (the most recent hectares. It was envisaged in the Core Strategy information being available up to 1st April 2008), (based on the Economic Development Study) and outstanding commitments (ie. land with that approximately 12 hectares of employment planning permission for housing). All these land was committed for development, and therefore that a further requirement of around 8 commitments have been reviewed, in order to hectares was needed in the Sub Area. establish that they are consistent with LDF However, that assessment was based on the policies, and are likely to contribute towards former York Trailers site in Northallerton being meeting the housing land supply. The following retained solely for employment use. The table sets out the current position, and the allocations made in this document identify the resulting residual requirement which needs to former York Trailers site for housing development be identified in this DPD in the first phase, – which results in the need to find approximately 2004 – 2016: an additional 7.5 hectares of employment land. Consequently this means a revised overall 6.2.2 The remainder of this Section allocates land to requirement for 15.5 hectares in the meet the requirements of Core Policies CP5A Northallerton Sub Area. The sites identified here and CP6 for the Sub Area – the first phase taking provide for this level of requirement.

Settlement Completions Outstanding Totals Residual to meet former RSS* & as at 01/04/08 Commitments as at 01/04/08 Core Strategy requirements for Phase 1 (2004 – 2016) (=1172 for Sub as at 01/04/08 Area, =min. 1027 for Service Centre)

Northallerton (with Romanby) 317 323 640 Principal Service Centre Total 317 323 640 minimum 387 Brompton 2911 East Cowton 134 Morton on Swale 11516 Service Villages Total 4 27 31 maximum 47 Ainderby Steeple 8210 Appleton Wiske 268 Great Smeaton 134 Secondary Villages Total 11 11 22 0 Others 23 21 44 0 Total 355 382 737 434

* Please see Paragraph 1.2 for the current position regarding the former RSS. 97 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 6.3 NORTHALLERTON SUB AREA: North Northallerton STRATEGIC INFRASTRUCTURE • North Northallerton Link Road: 6.3.1 There are a number of key infrastructure projects This scheme will provide access to a large and requirements that are necessary for the area of mixed development, and by linking delivery of the allocations for the Northallerton two of the towns main radial routes, it will also Sub Area. The main elements are set out here, mitigate the traffic congestion currently and further details are provided in the supporting experienced in areas such as the Low Gates text for each allocation or proposal. Annex 4 level crossing and other key junctions in the draws these elements together to illustrate the northern part of the town; anticipated Strategic Infrastructure Plan for the District. However it only gives a snapshot of the • Flood and Drainage Alleviation Works: requirements as known at the time of the As part of the North Northallerton preparation of this DPD and based on evidence development, flood alleviation works will be from 2008-2009. At the time of development undertaken in liaison with the Environment coming forward all specific infrastructure Agency and developers. Improvements to the requirements will need to be considered in the local drainage system will also be made. light of identified needs at that time and the tests These works will incorporate the creation of a of Government Circular 05/2005 (Planning flood storage area to the west of the railway Obligations) and the statutory tests in line and on the northern boundaries of the Community Infrastructure Levy (CIL) Regulation proposed development area. To create this, a 122 in relation to the reasonable and necessary water retaining structure is required with an requirements to enable development to proceed. active flow control system (spillway) to regulate maximum flow of water downstream. Major infrastructure This will need to be incorporated into the embankments for the Link Road bridging the Sub Area wide railway line (see Proposal NM5F). There will be related flood alleviation works undertaken • School Places: elsewhere around the town, such as Additional school places will be required in eastwards towards Bullamoor; certain areas of the Northallerton Sub Area. Financial contributions will be required • Sports and Recreation Facilities: towards the provision of the additional school These facilities will form a key element of the places resultant from the development. North Northallerton development proposals. Developers will be required to liaise with the Their provision will complement and improve education authority (NYCC Children and existing sporting and recreation facilities (and Young People’s Service) to ascertain the access to them) to meet the needs of existing existing capacity within the local schools and and new residents. Facilities will comprise any predicted shortfall resultant from the football and rugby pitches, an athletics track, proposed development that needs to be training areas, clubhouse, changing rooms addressed. and car parking.

• Local Health Care Facilities: Funding for these facilities will come from Increased or improved access to local health developer contributions and organisations care facilities may be required, with the main such as Sport England, The Football focus of provision likely to be on the Service Foundation, the Rugby Football Union and Centre. the Big Lottery Fund.

98 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Northallerton (with Romanby) Minor infrastructure

• Town Park: 6.3.2 In addition to these major infrastructure issues, This facility will provide a significant area of smaller infrastructure works and schemes will open space close to the centre of also be required across the Northallerton Sub Northallerton (with Romanby) and provide Area. Details of these are included with specific links to surrounding developments. Funding site proposals. These will include projects for the park will be gained from development identified through the Community Planning contributions on all new developments within process. Implementation of these will be Northallerton(with Romanby); achieved through contributions provided through the development of sites allocated within the • Transport Interchange: Northallerton Sub Area. This proposal(NC2) is identified in Policy T3 of the former Regional Spatial Strategy*, and will provide improvements at Northallerton Rail Station, including car parking and interchange facilities for bus services, taxis and cycles. There will also be facilities located nearby linked to the Wensleydale Railway to form a terminus for its route between Northallerton and Redmire;

• Utilities: Improvements to and the expansion of existing power supplies that serve Northallerton (with Romanby) and its proposed development will be undertaken in liaison with developers, the power companies and other relevant agencies. This may involve the upgrading of power lines or the construction of new sub stations, if required. The purpose of these works will be to ensure that Northallerton (with Romanby) has sufficient supply from the National Grid to cater for the proposed new development.

East Cowton

• East Cowton Sewage Disposal Improvements: The development of Site NH4 will help to relieve the current drainage problems experienced in the wider village by increasing the capacity of the drainage and sewerage infrastructure through its upgrading to accommodate the new development.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 99 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 6.4 NORTHALLERTON (WITH ROMANBY) Northallerton are situated within Flood Zones 2 and 3. The Northallerton and Romanby Strategic overview Conservation Areas, and a significant number 6.4.1 Northallerton (with Romanby) is identified as a of listed buildings in the town centre and the Principal Service Centre within the Settlement built up areas, also need to be taken into Hierarchy set out in Policy CP4 of the Hambleton account when considering development sites. Core Strategy. The town has a wide range of There are sites in Northallerton (with businesses, retail uses, schools, employment Romanby) that have particular archaeological and medical services. interest and potential;

6.4.2 Key characteristics of Northallerton (with • accessibility and infrastructure issues: Romanby) include: The main A167, A168 and A684 routes converge on Northallerton and run through • location of main facilities: the heart of Northallerton (with Romanby) and These are generally in the High Street (post there are currently a number of pinch points office, supermarkets, public houses etc). for traffic: these are at the junctions of East Hambleton Leisure Centre is situated Road, Friarage Street and Brompton Road; approximately 1 km north of the town centre the junction of Quaker Lane and North End adjacent to the Allertonshire School (11-14 years). There are five primary schools in and at the Low Gates level crossing. Northallerton (with Romanby), and Proposals are put forward in this document Northallerton College (14-19 years) is for a Link Road to be constructed north of situated 400 metres south east of the town Northallerton (see Map N1) between the centre. The Friarage Hospital is located A167 Darlington Road to the A684 Stokesley approximately 400 metres to the north east of Road. This route would enable significant the town centre; development to take place in the area and would relieve some of the traffic congestion • location of main employment areas: currently experienced. Northallerton Rail The town centre has a wide range of retail, Station, situated on the East Coast Main Line, business and commercial uses. However, the is approximately 1 km south west of the town main employment area for the town is off centre. There is also the possibility of Darlington Road and Yafforth Road including connecting the Wensleydale Railway route to Standard Way Industrial Estate approximately Leeming Bar at Northallerton, in the future; 1.5 km north west of the town centre. The headquarters for both Hambleton District Council and North Yorkshire County Council • significant areas of brownfield land: are located in Northallerton (with Romanby). Northallerton (with Romanby) has several DEFRA and the Friarage Hospital are also brownfield sites with potential for significant employers in the town; redevelopment particularly close to the central area. These sites vary in size and • main environmental constraints: capacity but do offer significant brownfield The East Coast main line railway line divides development opportunities. Northallerton and Romanby. Large areas of

100 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Strategic approach to the development of 6.4.4 In comparison, alternatives considered in Northallerton (with Romanby) developing this approach were less sustainable. 6.4.3 The strategic approach to development in Further significant development to the east, Northallerton (with Romanby) reflects firstly the south and west were considered during the priority to use brownfield sites within the built up development of the Plan, and found to be less area and secondly, a major mixed use scheme is satisfactory because: proposed on the northern edge of Northallerton – described as the North Northallerton Area. This • to the south of the town development would includes (and is dependent upon) the provision suffer significant flood risk problems, would of a new northern link road connecting be detrimental to the character and Darlington Road in the west to Stokesley Road in appearance of the approach to Northallerton the east. This approach has the following main (with Romanby) from the south and would benefits: also appear as a significant intrusion into the open countryside; • the impact will be less significant on the form and character of Northallerton (with • to the east of the town there would be scope Romanby) and the open countryside than it for significant amounts of development on would be with other alternative directions of land which is higher than the existing growth around Northallerton(with Romanby); settlement. However, this would adversely affect the character and form of the town and • the proposed North Northallerton Area will incorporate significant open space for also have a significant visual impact on the recreation and leisure which will assist in wider area both from within the existing retaining the appropriate separation between settlement and from the open countryside; the settlements of Northallerton and • to the west of the town, further development Brompton; would clearly be an unacceptable intrusion • the integral northern link road component of into open landscape. It would also be the scheme will offer benefits to the town as a relatively remote from town facilities, having whole, in terms of its beneficial traffic and poor accessibility to local services; access implications for central area congestion and also facilitate development; • to the south west of the town, development would be poorly related to any other part of • further development to the north and north the existing settlement, and would have an west of Northallerton town will help to balance adverse impact on the form and character of the form of the settlement, which has the settlement. previously expanded considerably to the south and east; Allocations • development will be in close proximity to 6.4.5 This section lists the sites allocated for employment areas and provide good development in Northallerton (with Romanby) accessibility to services; town. Summary Table N1 provides a full listing of all the sites. Map N1 illustrates the location of • it will achieve significant environmental these sites in the town. However, the Proposals improvements and other community benefits Map must be consulted as the definitive source at the northern end of the town. of the boundaries. The policies relating to the allocations and proposals and details of their justification are set out on the following pages.

101 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Summary Table N1: Northallerton (with Romanby) Allocations Land is allocated for development on the following sites:

HOUSING NH1 York Trailers, Yafforth Road, Northallerton (7.5 ha) NH2 Jewsons Builders’ Yard, Swain Court, Northallerton (0.51 ha)

MIXED USES NM1 Auction Mart, Northallerton (0.84 ha) NM2 Auction Mart Car Park, Northallerton (0.49 ha) NM3 Friarage Street / East Road, Northallerton (0.71 ha) NM4 Fire Station Headquarters, Crosby Road, Northallerton (0.55 ha) NM5 North Northallerton Area A West of Northallerton – Middlesbrough Railway (5.7 ha) B West of Stokesley Road (6.5 ha) C Between Bullamoor Road and Stokesley Road (5.5 ha) D North Northallerton – East of Darlington Road (17.2 ha) E West of Darlington Road (5.7 ha) F North Northallerton Link Road G West of Northallerton Road (7.8 ha)

EMPLOYMENT NE1 East of York Trailers, Yafforth Road, Northallerton (2.11 ha) NE2 Yafforth Road / Finkills Way, Northallerton (0.76 ha)

COMMUNITY AND OTHER USES NC1 Town Park (6.8 ha) NC2 Transport Interchange (2.5 ha)

Detailed guidance on each allocation is set out on the following pages.

102 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Map N1

103 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON HOUSING / commercial development to the north and east. To the south is Castle Hills which is agricultural NH1 YORK TRAILERS, YAFFORTH ROAD, land with some historic earthworks of NORTHALLERTON (7.5ha) archaeological interest. This site is allocated for housing Proposed Development development in Phase 1 (up to 2016), subject to: 2 The site will be developed for housing, with associated public open space provision, and will i. development being at a density of be directly accessed from Yafforth Road. approximately 40 dwellings per hectare, resulting in a capacity of Development Requirements and Explanation around 300 dwellings (of which a target 3 Housing development on this site should be at a of 40% should be affordable); density of at least 40 dwellings per hectare, reflecting the location of the site within the ii. type and tenure of housing meeting the Principal Service Centre and its surrounding uses. latest evidence on local needs; The proportion of affordable houses required reflects Core Policy CP9 requirements and will be iii.contributions from the developer subject to negotiation and, if necessary, the towards improvements to the local outcome of economic viability assessment at the footpath and cycleway network time of making a planning application. towards the town centre and areas of employment, particularly those 4 The Housing Needs Study 2004, updated by the crossing the Northallerton – Housing Market Demand Study 2008, indicated Middlesbrough Railway line, provision that there was a demand for all types of housing of public open space both on-site and in the Northallerton Sub Area. In Northallerton off-site, the North Northallerton Link (with Romanby), a particularly high demand was Road, improvements to public identified for three bedroom semi-detached transport facilities and, if required, houses to satisfy demand from growing families additional drainage and sewerage and downsizing households. It is expected that infrastructure; this development will suitably deliver a number of two, three and four bedroom homes which will iv. contributions from the developer contribute towards meeting these needs, whilst towards the provision of additional also providing choice. Sites elsewhere in the school places and local health care Northallerton Sub Area will contribute towards facilities as necessary; and meeting the need for other house types. v. suitable access, landscaping, noise However, the latest information at the time of attenuation and screening along the development should be used to inform the type, railway line boundary being provided. size and tenure of housing development to meet local needs in accordance with Policy DP13.

Context 5 The site already has suitable servicing, and 1 This vacant and derelict former industrial site is access should be achievable directly from Yafforth located to the west of Northallerton town centre Road. A roundabout located on Yafforth Road and and south of Yafforth Road. It is adjacent to the incorporating the existing Standard Way access East Coast Main Line (ECML) railway which runs would be appropriate. Public transport facilities along its western boundary (over which is open will be required along Yafforth Road (ie. the countryside). The site is surrounded by industrial provision of bus stops and shelters).

104 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 6 Footpath and cycleway links will be required, to capacity to accommodate the foul and/or surface cross the Northallerton – Middlesbrough railway water from this development. and connect the site to the town centre and local services. This will be provided by the developer Implementation as part of the proposed development and will 12 The site is available in the short term with need to be discussed and agreed between the interest from a developer. Public consultation developer, NYCC Highways and Network Rail was undertaken by that developer on a detailed prior to implementation. scheme in October 2007. This has contributed to the content of the policy. 7 Financial contributions from the developer will be required towards the provision of the nearby 13 It is anticipated that this site will be developed in proposed town park (see Proposal NC1). Phase 1 (up to 2016), allowing for site clearance and appropriate approvals to be gained. 8 Additional housing development in the areas served by Applegarth Primary School, including Justification this site, will create a requirement for a significant 14 This site is allocated because: number of additional school places. This extra • it will provide significant housing numbers provision may not be able to be accommodated and a mix of types and tenures, 40% of which at Applegarth Primary School due to its site will be affordable homes; constraints. However, it is anticipated that other • it is a large brownfield site close to the town primary schools in the area will provide the centre and its services and facilities (within 15 required amount of additional school places. The minutes walk), with good access to public developer will be required to make financial transport services; contributions towards the provision of additional • it will provide sustainable routes to the town school places and health care facilities in the centre through footpath and cycleway links local catchment area if evidence from the across the Northallerton – Middlesbrough education and health authorities at the time of the railway line; proposed development demonstrates that the • the site is currently derelict and development development will result in a deficiency. will improve its visual appearance, particularly Contributions will be administered by the from the ECML and western approach to education and health authorities respectively. Northallerton along Yafforth Road; • the development of this site will not adversely 9 Financial contributions will also be required affect the existing form and character of the towards the construction of the Northallerton settlement. Northern Link Road (see Proposal NM5F: the level of contributions required will relate to the scale of trips generated by each development, in accordance with a proposed Supplementary Planning Document).

10 It is anticipated that construction on the link road will begin during Phase 1 (up to 2016) and be completed in Phase 2 (2016-2021). Its construction will coincide with the development proposed to the north of Northallerton (NM5).

11 Developer contributions will be required where the local sewerage system does not have

105 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Diagram NH1/NE1

106 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Development Requirements and Explanation NH2 JEWSONS BUILDERS’ YARD, SWAIN 3 Housing development on this site should be at a COURT, NORTHALLERTON (0.51ha) density of at least 40 dwellings per hectare, This site is allocated for housing reflecting the location of the site within the development in Phase 1 (up to 2016), Principle Service Centre and its surrounding uses. subject to: The proportion of affordable houses required reflects Core Policy CP9 requirements and will be i. development being at a density of approximately 40 dwellings per subject to negotiation and, if necessary, the hectare, resulting in a capacity of outcome of economic viability assessment at the around 20 dwellings (of which a target time of making a planning application. of 40% should be affordable); 4 The Housing Needs Study 2004, updated by the ii. type and tenure of housing meeting the Housing Market Demand Study 2008, indicated latest evidence on local needs; that there was a demand for all types of housing in the Northallerton Sub Area. In Northallerton iii. appropriate stand off distances being (with Romanby), a particularly high demand was incorporated into any design and identified for three bedroom semi-detached layout of any proposed development to houses to satisfy demand from growing families provide access to existing drainage and downsizing households. Therefore, it is and sewerage infrastructure; expected that this development will deliver a iv. contributions from the developer number of two and three bedroom homes that towards improvements to the local will contribute towards meeting these needs, footpath and cycleway network, whilst also providing choice. Sites elsewhere in provision of public open space, a the Northallerton Sub Area will contribute possible extension of the Council’s towards meeting the need for other house types. CCTV system and the North However, the latest information at the time of Northallerton Link Road; and development should be used to inform the type and size of housing development to meet local v. contributions from the developer needs in accordance with Policy DP13. towards the provision of additional school places and local health care 5 The developer will be required to make financial facilities as necessary. contributions towards the provision of additional school places and health care facilities in the Context local catchment area if evidence from the 1 This site is currently in use as a builders yard. It is education and health authorities at the time of located to the south of Swain Court and to the rear the proposed development demonstrates that of properties on North End and Quaker Lane. It is the development will result in a deficiency. approximately 800 metres north of Northallerton Contributions will be administered by the town centre. The site is accessed directly from education and health authorities respectively. Swain Court, which is a cul-de-sac, itself accessed from North End. The site is predominantly 6 Developer contributions will also be required surrounded by existing residential development. towards improvements to the local pedestrian and cycleway network and public open space Proposed Development within Northallerton (with Romanby), including 2 The site will be developed for housing, accessed the proposed Town Park (NC1). from Swain Court.

107 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 7 The development of this site will also require a which is intended to be brought forward for financial contribution from the developer towards development prior to other allocations. the construction of the North Northallerton Link Road (see proposal HM5F: the level of Justification contributions required will relate to the scale of 10 This site is allocated because: trips generated by each development, in • it is a brownfield site, sustainably located accordance with a proposed Supplementary within walking distance of the town centre Planning Document). and its services and facilities, with good access to public transport services; 8 It is anticipated that construction on the link road will begin in Phase 1 (up to 2016) and be • the proposed residential use will complement completed in Phase 2 (2016-2021). Its existing developments which surround the construction will coincide with the development site, and improve the residential amenity of proposed to the north of Northallerton. the area; • the existing use attracts large vehicles, Implementation generates significant traffic and noise at 9 There are no significant constraints preventing certain times of the day. Residential the development of this site, which is anticipated development will remove this nuisance; to be developed in Phase 1 (up to 2016). This is • it is currently an unattractive site. subject to the intended relocation of the existing Redevelopment can bring significant business to a suitable alternative site taking improvements to the residential environment place in the next few years. It is a brownfield site, of existing nearby residents.

108 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON MIXED USES and car park. It is surrounded by residential, retail and commercial uses to the west, south NM1 AUCTION MART, NORTHALLERTON and east and public open space to the north. (0.84ha) This site is allocated for office (B1) and Proposed Development housing development in Phase 1 (up to 2 This site will be developed for offices (B1 use) 2016), subject to: and housing, with the housing located above the offices. The access will be taken from Ashlea i. development being at a density of Road. approximately 40 dwellings per hectare, resulting in a capacity of around 20 dwellings (of which a target Development Requirements and Explanation of 40% should be affordable); 3 Housing development on this site should be at a density of at least 40 dwellings per hectare, ii. type and tenure of housing meeting the reflecting the site’s town centre location and latest evidence on local needs; surrounding development. However, the iii. highway improvements being made to developable area of the site may be reduced due Ashlea Road to achieve an adoptable to a mains sewer stand off distance being standard for site access; required. The layout of any development proposal will need to take account of this. The iv. design and layout of any redevelopment proportion of affordable houses required reflects should seek to include the retention of Core Policy CP9 requirements and will be the two rotundas, whilst respecting its subject to negotiation and, if necessary, the location adjacent to Northallerton outcome of economic viability assessment at the Conservation Area, and its relationship time of making a planning application. with the Applegarth open space;

v. contributions from the developer 4 The Housing Needs Study 2004, updated by the towards improvements to the local Housing Market Demand Study 2008, indicated footpath and cycleway network, that there was a demand for all types of housing in provision of public open space at the the Northallerton Sub Area. In Northallerton (with Applegarth and Town Park (NC1), Romanby), a particularly high demand was possible extension of the Council’s identified for three bedroom semi-detached CCTV system, the North Northallerton houses to satisfy demand from growing families Link Road and, if required, additional and downsizing households. It is expected that drainage and sewerage infrastructure; reflecting the nature and location of this site, and development will deliver a number of one, two and vi. contributions from the developer three bedroom homes which will contribute towards the provision of additional towards meeting wider housing needs, whilst also school places and local health care providing choice. The site could also provide a facilities as necessary. suitable location for elderly persons accommodation. Sites elsewhere in the Northallerton Sub Area will contribute towards Context meeting the need for other house types. However, 1 This site is currently in use as an auction mart. the latest information at the time of development It is located between the rear of properties on should be used to inform the type and tenure of Romanby Road and the Applegarth open space housing development to meet local needs in accordance with Policy DP13.

109 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 5 The main access should be taken from Ashlea construction will coincide with the development Road, which will require improvements to be proposed north of Northallerton. brought to an adoptable standard. These will need to be discussed and agreed between the 10 Developer contributions will be required where developer and NYCC Highways prior to the local sewerage system does not have development occurring. capacity to accommodate the foul and/or surface water from this development. 6 The layout of any proposed development will need to take account of the existing services on 11 There is sewerage infrastructure crossing the site (i.e. sewerage infrastructure) and provide site that may affect future site layouts. appropriate stand off distances for access. The developer will liaise and agree with Yorkshire Implementation Water regarding this, prior to any development 12 There are no significant constraints preventing taking place. the development of this site, however the suitable relocation of the auction mart will be 7 The site is of local historic significance, necessary prior to development. The residential representing the history of the town which has element from this site has been identified for been a major cattle market and centre for development in Phase 1 (up to 2016), which is agricultural activity from the Middle Ages. The anticipated to be realistic in spite of the need to retention of the two rotundas would help retain find suitable relocation premises. reference to this significance. The proximity of the site to the Northallerton Conservation Area and the Justification Applegarth open space area will also need to be 13 This site is allocated because: respected in the design of any redevelopment. • it is a brownfield site, sustainably located within the town centre and its services and facilities, 8 Financial contributions from the developer will be with good access to public transport services; required towards the provision of the nearby • its central location makes it suitable for a mix proposed town park (see Proposal NC1); of appropriate uses; improvements to the local footpath and cycleway • development of the site will not adversely network; construction of the possible expansion affect the form and character of the of the CCTV network and the North Northallerton settlement – indeed redevelopment will Link Road (see Proposal NM5F: the level of improve the environment for existing contributions required will relate to the scale of residents on Ashlea Road; trips generated by each development, in • it assists with the removal of bad neighbour accordance with a proposed Supplementary use and improves amenity for local residents; Planning Document). The developer will be • it will help to enhance the town centre. required to make financial contributions towards the provision of additional school places and health care facilities in the local catchment area if evidence from the education and health authorities at the time of the proposed development demonstrates that the development will result in a deficiency. Contributions will be administered by the education and health authorities respectively.

9 It is anticipated that construction on the link road will begin in Phase 1 (up to 2016) and be completed in Phase 2 (2016-2021). Its

110 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Proposed Development NM2 AUCTION MART CAR PARK, 2 This site will be developed for offices (B1 use) NORTHALLERTON (0.49ha) and housing. Access will be taken from Rose This site is allocated for office (B1) and Cottages. housing development in Phase 1 (up to 2016), subject to: Development Requirements and Explanation 3 Housing will be required to be at a density of at i. development being at a density of least 40 dwellings per hectare reflecting the approximately 40 dwellings per site’s town centre location and surrounding hectare, resulting in a capacity of development. The proportion of affordable around 20 dwellings (of which a target houses required reflects Core Policy CP9 of 40% should be affordable); requirements and will be subject to negotiation and, if necessary, the outcome of economic ii. type and tenure of housing meeting the viability assessment at the time of making a latest evidence on local needs; planning application.

iii. highway improvements being made to 4 The Housing Needs Study 2004, updated by the Rose Cottages, including the removal Housing Market Demand Study 2008, indicated of the Scout Hut, to achieve an that there was a demand for all types of housing adoptable standard for site access; in the Northallerton Sub Area. In Northallerton (with Romanby), a particularly high demand was iv. contributions from the developer identified for three bedroom semi-detached and towards improvements to the local detached houses to satisfy demand from footpath and cycleway network, growing families and downsizing households. It provision of public open space at the is expected that reflecting the nature and Applegarth and Town Park (NC1), location of this site, development will deliver a possible extension of the Council’s number of one, two and three bedroom homes CCTV system, the North Northallerton which will contribute towards meeting wider Link Road and, if required, additional housing needs, whilst also providing choice. drainage and sewerage infrastructure; Sites elsewhere in the Northallerton Sub Area and will contribute towards meeting the need for other house types. However, the latest v. contributions from the developer information at the time of development should be towards the provision of additional used to inform the type and tenure of housing school places and local health care development to meet local needs in accordance facilities as necessary. with Policy DP13.

5 The existing access via Rose Cottages has sub- Context standard visibility onto Malpas Road. Currently, 1 This site is currently in use as car parking, Rose Cottages is not a public highway and associated with the Auction Mart (see also improvements will be required to bring it to an Proposal NM1). It is located between the rear of adoptable standard. The scout hut site has to be properties on Romanby Road and Victoria included in the site to provide improved visibility Terrace, and is surrounded by residential and access. The Scouts have expressed a desire to move to more suitable premises. development, predominantly to the south, north However, a suitable alternative location will need and west, a telephone exchange to the east and to be identified for the Scouts prior to any also a scout hut to the west. development. The developer will need to consult with NYCC Highways on this work.

111 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 6 Financial contributions from the developer will be required towards the provision of the nearby NM3 FRIARAGE STREET / EAST ROAD, proposed town park (NC1) the expansion of the NORTHALLERTON (0.71ha) CCTV network and the construction of the North This site is allocated for retail, leisure and Northallerton Link Road (see Proposal NM5F: office development, subject to: the level of contributions required will relate to the scale of trips generated by each i. design and layout to retain and development, in accordance with a proposed enhance the Medieval burgage plot Supplementary Planning Document). The layout, and the Friarage Street frontage developer will be required to make financial and respect the existence of listed contributions towards the provision of additional buildings within and adjoining the site, school places and health care facilities in the and its location within Northallerton local catchment area if evidence from the education and health authorities at the time of Conservation Area; the proposed development demonstrates that the development will result in a deficiency. ii. vehicular access to be taken from Contributions will be administered by the Elder Road, with no access permitted education and health authorities respectively. from Friarage Street;

7 It is anticipated that construction on the link road iii. contributions from the developer will begin in Phase 1 (up to 2016) and be towards providing improvements to completed in Phase 2 (2016-2021). Its the drainage infrastructure prior to any construction will coincide with the development development taking place, the North proposed north of Northallerton. Northallerton Link Road, the possible extension of the Council’s CCTV 8 Developer contributions will be required where system and increased or improved the local sewerage system does not have access to local health care facilities; capacity to accommodate the foul and/or surface water from this development. iv. flood alleviation measures being undertaken, funded by the developer, Implementation prior to any development taking place; 9 The development from this site is likely to take and place in Phase 1 (up to 2016), reflecting the time required to secure the suitable relocation of the v. any land contamination remediation auction mart (served by the current on-site works will need to be undertaken prior parking), and also the suitable relocation of the to any development taking place. Scouts.

Justification 10 This site is allocated because: Context • it is a brownfield site, sustainably located 1 This site is located on the north east edge of within the town centre, with good access to Northallerton town centre, and is bounded by public transport services; properties on Friarage Street and East Road to • its central location makes it suitable for a mix the north and east. This site is surrounded by of appropriate uses; retail and office development. • development of the site will not adversely affect the form and character of the settlement; Proposed Development • the site becomes redundant as a parking area 2 This site will be developed for a range of town with the redevelopment of the Auction Mart; centre uses, such as retail, leisure and • it will help to enhance the town centre. employment, with access from Elder Road.

112 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Development Requirements and Explanation 3 This is a particularly significant site as it contains 7 Possible contamination of land within the site will a rare example of an original burgage plot layout, need to be rectified prior to any redevelopment. extending from Durham House on the High Street to 2 & 3 East Road and this relationship Implementation must be sensitively retained. The layout of the 8 The southern part of the site, to the rear of the site must also reflect and improve the adjacent frontage properties, is anticipated to take place burgage plot forms, which have been segregated prior to 2016, provided constraints can be over time by insensitive developments. The addressed, as it is in one ownership and largely design and layout of the development must undeveloped. Otherwise, the development of the reflect its prominent location within the majority of this site is anticipated to take place Northallerton Conservation Area and the prior to 2021, subject to the site constraints presence of a number of listed buildings. identified above being dealt with. Redevelopment of the site should seek to retain and renovate the existing frontage buildings Justification along Friarage Street. 9 This site is allocated because: • it is a brownfield site close to the town centre 4 No vehicle access should be taken from Friarage and its services and facilities; Street. Access should be gained through Elder • the site has excellent access to all Road which will be improved to provide a turning infrastructure services and public transport, head. Any new, additional access to the site from and has the potential to improve sustainable East Road will not be suitable. Footpath links to cross-town access (pedestrian and cycle); the town centre should be created or improved. • its development will contribute towards the potential enhancement of the town centre and 5 Financial contributions from the developer will be its retail and business offer. required towards the provision of improved drainage infrastructure, the expansion of the CCTV network and the construction of the North Northallerton Link Road (see Proposal NM5F: the level of contributions required will relate to the scale of trips generated by each development, in accordance with a proposed Supplementary Planning Document).

6 Flood alleviation measures will be required prior to any further development as the north eastern part of the site lies within Flood Zone 3. Drainage issues will also need to be addressed. These measures will be provided and paid for by the developer as part of the development costs. All works will be done in liaison with Yorkshire Water and the Environment Agency. These issues are of relatively minor significance, in terms of the deliverability of the development proposed.

113 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Proposed Development NM4 FIRE STATION HEADQUARTERS, 2 This site will be developed for housing but it CROSBY ROAD, NORTHALLERTON could also include an extension of the Crosby (0.55ha) Road car park at the rear of the site. This site is allocated for housing development, with public car parking, in Development Requirements and Explanation Phase 1 (up to 2016), subject to: 3 Housing development on this site should be at a density of at least 40 dwellings per hectare, i. development being at a density of reflecting the location of the site close to the approximately 40 dwellings per town centre and surrounding development. The hectare, resulting in a capacity of developable area of the site may be reduced due around 22 dwellings (of which a target to a mains sewer stand off distance being of 40% should be affordable); required and also if part developed for a car park. The layout of any development proposal ii. type and tenure of housing meeting the will need to take account of this. The proportion latest evidence on local needs; of affordable houses required reflects Core Policy CP9 requirements and will be subject to iii. the provision of public car parking negotiation and, if necessary, the outcome of linked to the Crosby Road car park; economic viability assessment at the time of iv. contributions from the developer making a planning application. towards improvements to the local footpath and cycleway network, 4 The Housing Needs Study 2004, updated by the provision of public open space (the Housing Market Demand Study 2008, indicated Applegarth and Town Park (NC1)), that there was a demand for all types of housing possible extension of the Council’s in the Northallerton Sub Area. In Northallerton CCTV system and the North (with Romanby), a particularly high demand was Northallerton Link Road; identified for three bedroom, semi-detached houses to satisfy demand from growing families v. contributions from the developer and downsizing households. It is expected that towards the provision of additional reflecting the nature and location of this site, school places and local health care development will deliver a number of two and facilities as necessary; and three bedroom homes which will contribute towards meeting wider housing needs, whilst vi. suitable measures being undertaken to also providing choice. The site could, address any possible contamination alternatively, be suitable for elderly persons from the adjacent gas holder site. sheltered accommodation. Sites elsewhere in the Northallerton Sub Area will contribute towards meeting the need for other house types. Context However, the latest information at the time of development should be used to inform the type and tenure of housing development to meet local 1 This site is currently occupied by a fire station. needs in accordance with Policy DP13. It is located approximately 300 metres east of the town centre and is surrounded by a public 5 Access to the site may be difficult to achieve car park to the north, an office development to suitably from Crosby Road. Therefore, access the south, housing to the east and a youth may be achieved through the existing car park to offenders institute to the west. the north of the site.

114 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 5 Access to the site may be difficult to achieve 10 Layout of any proposed development will need to suitably from Crosby Road. Therefore, access take account of the existing services on site (eg. may be achieved through the existing car park to sewerage infrastructure) and provide appropriate the north of the site. stand off distances for access. The developer will liaise and agree with Yorkshire Water regarding 6 The developer will be required to consider this, prior to any development taking place. incorporating some public car parking as part of any proposed development, which will need to Implementation be discussed and agreed by the developer and 11 This site is scheduled for development in Phase Hambleton District Council prior to any 1 (up to 2016). However, the existing fire station development taking place on the site. headquarters on site will need to be relocated prior to this. Substantial demolition of existing 7 Developer contributions will be required towards buildings on site will also be necessary. the provision of the nearby proposed town park (NC1), the expansion of the CCTV network and 12 The site is currently in use as a fire station and is the construction of the North Northallerton Link likely to remain so for the next few years. The Road (see Proposal NM5F: the level of Fire Service has stated its intention to move from the site in future and a relocation site will need to contributions required will relate to the scale of be found before this site can be developed. trips generated by each development, in accordance with a proposed Supplementary Justification Planning Document). The developer will be required to make financial contributions towards 13 This site is allocated because: the provision of additional school places and • it is a brownfield site, sustainably located within close walking distance of the town health care facilities in the local catchment area centre and its facilities and services, with if evidence from the education and health good access to public transport services; authorities at the time of the proposed • the proposed residential use will complement development demonstrates that the development the existing residential developments nearby will result in a deficiency. Contributions will be and contribute to the predominantly administered by the education and health residential character of the area; authorities respectively. • there is the possibility of extending the Crosby Road car park which could be 8 It is anticipated that construction of the link road accommodated at the rear of this site as part will begin in Phase 1 (up to 2016) and be of its redevelopment. completed in Phase 2 (2016-2021). Its construction will coincide with the development proposed to the north of Northallerton.

9 The former gas holder site to the south may constrain the redevelopment of this site due to possible contamination. The developer will need to determine any constraints and also identify and undertake any mitigation measures, prior to any development taking place on the site. It is not envisaged that this constraint will prevent development of this site.

115 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON NM5 NORTH NORTHALLERTON AREA NM5F: North Northallerton Link Road This area is identified as a strategic site This scheme will provide a single for mixed development, comprising the carriageway road of a width of following uses: approximately 8 metres, a footpath and cycleway route, a bridge across the Northallerton – Middlesbrough railway NM5A: West of Northallerton – and access to a number of sites within the Middlesbrough Railway (5.7ha) North Northallerton Area. Allocated for housing development at a density of approximately 35 dwellings per NM5G: West of Northallerton Road (7.8ha) hectare, resulting in a capacity of around Allocated for recreation development. 200 dwellings (of which a target of 40% should be affordable); for development Development will be subject to the throughout Phases 2 (2016 – 2021) and 3 following requirements: (2021– 2026). i. developer contributions towards improvements to the sewerage and NM5B: West of Stokesley Road (6.5ha) sewage disposal infrastructure prior to Allocated for housing development at a any development taking place; density of approximately 30 dwellings per hectare, resulting in a capacity of around ii. flood alleviation measures being 200 dwellings (of which a target of 40% undertaken, funded by the should be affordable); for development in Environment Agency and the Phase 3 (2021– 2026). developers, prior to any development taking place; NM5C: East of Stokesley Road (5.5ha) iii. contributions from the developer Allocated for housing development at a towards public open space and the density of approximately 30 dwellings per North Northallerton Link Road; hectare, resulting in a capacity of around 165 dwellings (of which a target of 40% iv. contributions from the developer should be affordable); for development in towards the provision of additional Phase 3 (2021– 2026). school places and local health care facilities as necessary; NM5D: East of Darlington Road (17.2ha) Allocated for mixed housing and v. type and tenure of housing meeting the employment development; latest evidence on local needs; housing development: (11.4ha) vi. opportunities to incorporate At a density of approximately 35 dwellings sustainable and renewable energy per hectare, resulting in a capacity of generation should be maximised; around 400 dwellings (of which a target of 40% should be affordable); for release in vii.incorporation of high quality Phase 2 (2016 – 2021); landscaping on the boundaries and employment development: (5.8ha) within each development site to B1 and B2 employment development. maximise the visual appearance of the development; and NM5E: North of Standard Way Industrial Estate (5.7ha) viii. reinforcement of the visual separation Allocated for B1, B2 and B8 employment of the two settlements of Northallerton development; and Brompton and the separate identity of Brompton.

116 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Context 7 NM5D East of Darlington Road 1 The North Northallerton Area is located on the This area is located to the western end of the northern edge of Northallerton town, bounded on Northallerton Northern Area, bounded on the its west by the East Coast main line railway and west by Darlington Road (A167), to the south by extending eastwards (over the Northallerton - industrial / business development and to the east Middlesbrough railway line) to the east of by the agricultural land proposed for Stokesley Road. To the north of the area is development as NM4A. Brompton, a Service Village, and also open countryside. To the south lies the built up 8 NM5E North of Standard Way Industrial Estate northern edge of Northallerton with a range of This site is located at the north western corner of developments and uses, including a leisure an existing industrial estate, approximately centre, Council offices, public open space and 1.5km north west of Northallerton town centre. It an industrial / business area. is bounded to the east by Darlington Road (A167), employment development to the south, 2 Proposal NM5 forms a strategic area for the ECML to the west and open countryside to development in the Allocations DPD, providing the north and east. significant housing and employment development and also providing recreation, 9 NM5F North Northallerton Link Road leisure and community facilities and strategic The Link Road will connect Darlington Road infrastructure. This area will contribute towards (A167) in the west with Stokesley Road (A684) meeting the target of achieving at least 51% of to the east, and include a new bridge crossing of all new development within Northallerton and the Northallerton - Middlesbrough railway line, Thirsk during the plan period, as set out in and footpath and cycleway provision, linking to Policy CP6. the wider network.

3 The individual site components of this scheme 10 NM5G West of Northallerton Road (see Diagram NM5) are identified as follows: This site lies to the east of the Northallerton - Middlesbrough railway line and extends east to 4 NM5A West of Northallerton – Middlesbrough Northallerton Road. Land to the south is in Railway recreational use. To the north, the site is This site, currently in agricultural use, is located bounded by open land, to the north of which land to the south west of Brompton, adjacent to the is used by the Northallerton Rugby and Squash Northallerton - Middlesbrough railway line which Clubs. Beyond these lies Brompton. runs along the eastern boundary of the site. Proposed Development 5 NM5B West of Stokesley Road 11 The North Northallerton Area will be developed This site, currently in agricultural use, is located as a comprehensive mixed use scheme, to the south of Brompton, between Stokesley including approximately 950 dwellings, Road (A684) and Northallerton Road which runs employment, and recreation uses. Diagram NM5 between Brompton and Northallerton. (below) sets out a concept diagram of the proposed development during the plan period 6 NM5C East of Stokesley Road (up to 2026). This diagram provides some This site, currently in agricultural use, is located indicative information as to the make up of to the east of Stokesley Road. It is surrounded development in the area by land use, giving a by open countryside to the north, west and east broad indication of the likely location of the land and residential development to the south. use components.

117 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Development Requirements and Explanation NM5A 12 Housing is proposed to be at a density of at least The eastern part of this site lies within 30 dwellings per hectare, reflecting the Flood Zones 2 and 3 (approx. 25%) as predominantly urban fringe location to a Principal identified by the Environment Agency’s Service Centre and the minimum density Flood Risk Map. Therefore, for required under current Government guidance. development to take place on this site, the However, there will be some areas where a following will be required: minimum density of 35 dwellings per hectare will • suitable flood attenuation measures be required in order to meet housing will be required as part of the requirements and maximise the accessibility of comprehensive development of the services and facilities from the North North Northallerton Area. The detail of Northallerton Area development. these will need to be discussed between the developer and the 13 The proportion of affordable houses required Environment Agency; reflects Core Policy CP9 requirements and will • this site will incorporate suitable landscaping to provide open space for be subject to negotiation and, if necessary, the the housing development; outcome of economic viability assessment at the • access to the site will be gained from time of making a planning application. adjacent development sites and the proposed Link Road which will run 14 The Housing Needs Study 2004, updated by the through the site. Housing Market Demand Study 2008, indicated that there was a demand for all types of housing NM5B in the Northallerton Sub Area. In Northallerton This site has previously experienced (with Romanby), a particularly high demand was sewage disposal and flooding issues. identified for three bedroom, semi-detached Therefore, for development to take place houses to satisfy demand for growing families on this site, the following will be required: and downsizing households. Therefore, it is • suitable flood attenuation measures expected that development will deliver a number and sewage disposal improvements of two, three, four and five bedroom homes that will be required as part of the will contribute towards meeting these needs, comprehensive development of the whilst also providing choice. Sites elsewhere in North Northallerton Area to enable the Northallerton Sub Area will also contribute appropriate development to take place on this site; towards meeting the need for other house types. • access to the southern part of this site However, the latest information at the time of will be gained directly from Brompton development should be used to inform the type Road whilst access to the northern and tenure of housing development to meet local part of the site is likely to be taken needs in accordance with Policy DP13. directly from the proposed Link Road.

15 More detailed policy requirements relating to access, flood alleviation, drainage, landscaping, phasing and delivery are identified on the following site by site basis.

118 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON NM5C NM5F For development to take place on this The following will be required: site, the following will be required: • design of the Link Road will need to • main access points to this site will be meet North Yorkshire Highway Design gained from Stokesley Road, with a Guides, the Manual for Streets and minor, non-vehicular access from Network Rail’s operating standards. Winton Road; This work will be undertaken in liaison • form and location of access points will with the relevant organisations. The need to take account of existing design regarding the Link Road junctions and other potential junction with the A167 will need to development sites off Stokesley Road. consider the implications on existing junctions along the A167; NM5D • the costs of constructing the Link This site experiences some surface water Road will be met from developer run-off and flooding issues associated contributions, in accordance with a tariff with North Beck. Therefore, for which will be defined within a proposed development to take place on this site, the Supplementary Planning Document. following will be required: • provision of balancing ponds, if NM5G The following will be required: necessary, as part of the comprehensive • provision of increased and better quality flooding and infrastructure works formal recreation facilities for the town across the North Northallerton Area. If and wider area such as new facilities for required, these could be created as part Northallerton Town Football Club and a of engineering and earthworks for the sports village with athletics track; proposed link road; • new recreation facilities to complement • access to this site will be gained from and expand the existing leisure centre adjacent development sites and the and sports ground facilities to the proposed link road which will run immediate south and also through the site. Northallerton Rugby and Squash Clubs to the north; NM5E • access to this site will be gained For development to take place on this directly from Brompton Road and will site, the following will be required: be connected to the footpath and • high quality B1 uses will be required on cycleway network. this site and on the equivalent parts of Site NM5D, particularly at the prominent areas of the sites adjacent to the 16 Developer contributions will be required towards proposed roundabout junction, to form the provision of flood alleviation measures a suitable ‘gateway’ into Northallerton. (NM5A, NM5B and NM5D). The Council will B2, B8 and other suitable employment work with and involve the Environment Agency in uses (excluding town centre uses) meeting these improvement works. would also be acceptable within the site subject to location; 17 Financial contributions from the developer(s) will • access to this site will be gained directly also be required towards improvements to the from a roundabout at the proposed sewerage and sewage disposal infrastructure junction between the A167 Darlington (NM5B and NM5D). The Environment Agency, Road and the proposed Link Road. Yorkshire Water and other relevant statutory organisations will need to be consulted on such improvements.

119 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 18 The development of NM5E for employment use exists. The proposal will also help to retain an provides land which contributes towards the element of separation between Northallerton and employment land requirement set out in the Core Brompton. Developer contributions will, in part, Strategy. It is suitably located adjacent to fund these facilities. Other sources of funding will existing employment development, forming an be achieved from such organisations as Sport expansion of the existing Standard Way England, The Football Foundation, The Rugby Industrial Estate, is situated adjacent to the Football Union and Big Lottery Fund. strategic road network and will be accessed directly from the western junction of the 23 The provision of public open space, required as a proposed Link Road. result of the new development, will be funded by developer contributions. The developer will be 19 The construction of the North Northallerton Link required to make financial contributions towards Road (NM5F) will require contributions from all the provision of additional school places and new development, including housing and health care facilities in the local catchment area if employment, within Northallerton that generate evidence from the education and health authorities significant traffic movements (see Section 6.4 of at the time of the proposed development the North Northallerton Link Road Deliverability demonstrates that the development will result in a Report, 2008). Contributions for the Link Road deficiency. Contributions will be administered by will be calculated through a traffic modelling the education and health authorities respectively. approach on a cost per trip basis. This will be set out in detail in the Infrastructure Delivery SPD. 24 The viability of the North Northallerton Area The Link Road will constitute a single proposals as a whole is explored in the carriageway with a 40 mph speed restriction and Northallerton Northern Area Masterplan: Viability it is a key element of the North Northallerton & Financial Appraisal Report (2007) and also in Area scheme. Its preferred route is identified in the Northallerton Northern Link Road Diagram NM5. Its anticipated cost and timing Deliverability Report (2008). has an important bearing on the wider development proposals in the area, particularly 25 To resolve the estimated revenue and costings relating to the bridge crossing of the issues and having regard to the need to achieve Northallerton – Middlesbrough railway line. an equitable arrangement for all parties, it is clear that negotiation between developers will be 20 Engineering studies have been undertaken to required regarding to the provision of affordable investigate the most appropriate approach to housing. There is potential for the Homes and provide this proposal and also its implications for Communities Agency to support any shortfall in the development of the North Northallerton Area. provision which may occur.

21 It is intended that the Infrastructure Delivery SPD 26 The North Northallerton Area proposal (see will provide the mechanism to secure pooled Diagram NM5) will necessitate a land value contributions towards the Link Road according to equalisation agreement. This will require a a tariff relating to the calculated trips generated ‘consortium approach’ between all landowners by each proposed development. This will ensure and developers. Subject to this, the conceptual a fair contribution, based on the tariff, will be masterplan allocations are capable of funding derived from each contributing development the link road in the manner and extent proposed. across Northallerton. At this stage, it is not anticipated that compulsory purchase measures will be employed to achieve 22 Proposal NM5G will provide a key element of this development. However, these do remain an recreation and leisure provision for the North option, should they be required to acquire Northallerton Area and Northallerton as a whole, necessary land to achieve the LDF’s complementing and improving that which already development aims.

120 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 27 Developer contributions will be required where 35 Implementation of the North Northallerton Link the local sewerage system does not have Road (NM5F) will begin in Phase 1 (up to 2016) capacity to accommodate the foul and/or surface and completion is anticipated to occur in Phase 2 water from this development. (2016-2021).

28 There is sewerage infrastructure crossing the 36 Much of the proposed housing areas in the North Northallerton Area are identified to come forward site that may affect future site layouts. in Phase 2 (2016-2021) (NM5A and NM5D) as they are dependent on access gained through 29 All required infrastructure works, such as flood the construction of the proposed Link Road alleviation, drainage improvements and utilities (NM5F). The development of this area as a whole (gas and electricity) will be required to be will need to be co-ordinated in terms of completed prior to development commencing in ownership negotiations and servicing issues. the area. Developers will be expected to liaise with the relevant organisations to agree works 37 Prior to this, the emphasis for the town will be to prior to their commencement focus development on the other brownfield allocations, located within the town. However, 30 The suitable screening and landscaping of these land identified for employment (NM5E) could be sites will be required in order to minimise the developed earlier. visual impact of the development on the local landscape, particularly along site boundaries and 38 Development will commence at the western end frontages along the A167 and A684. of the North Northallerton Area (NM5D) early in Phase 2, moving sequentially across to the east (NM5A in Phases 2 and 3) towards Sites NM5B 31 The proposed link road will provide a linear feature and NM5C (Phase 3). This will provide for the which, through the incorporation of landscape and appropriate release of land to meet development planting design will help to provide screening needs during the plan period, and allow along the northern edge of the development. construction of the proposed Link Road (NM5F) to take place and be funded from all new 32 Screening and landscaping within sites may also development across Northallerton (with Romanby). mitigate the visual impact of the development on the local area. 39 The release of housing land is likely to be controlled through a planning condition on any 33 Suitable opportunities to maximize sustainable / approval granted. renewable energy generation should be taken as part of the North Northallerton Area proposal 40 Flood alleviation issues will be addressed and which, because of its size, offers good build upon work undertaken by the Environment opportunities in particular for Combined Heat Agency. The Environment Agency, the Council, and Power (CHP). NYCC and the developers will work closely to provide an appropriate flood alleviation scheme based on existing and new background Implementation information. 34 An implementation plan is essential for a scheme of this size and will address not just the phasing 41 The proposed Link Road is not currently in the of housing but also such fundamental matters as Highway Authority’s Local Transport Plan. the phased installation of infrastructure (roads, However, NYCC Highways and the District sewers etc) and the direction of development. Council have undertaken a joint study of the Link Particularly important regarding major schemes is Road proposal to assess its benefits in the active engagement of public utility providers alleviating traffic congestion in Northallerton and from an early stage. The implementation plan is at the same time releasing land for new likely to be broadly based on the conceptual development to assist the funding of the Link masterplan for the North Northallerton Area (see Road. It is anticipated that the Link Road would Diagram NM5 below). cost approximately £12 million to construct.

121 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Justification will pursue grant support from the Homes and 42 This development forms the key proposal within Communities Agency to ensure, if achieved, the development strategy for Northallerton and the necessary level of affordable housing; the wider Hambleton District. The North • it will provide a sustainable urban extension Northallerton Area proposals make a significant to Northallerton as a Principal Service Centre contribution towards the vision and place for the District, which will still retain the shaping of the town and its surrounding area. separate identities of Northallerton and Brompton and preserve sufficient separation 43 The studies identified above have been between these settlements; undertaken to identify viability and deliverability • the proposed new Link Road (NM5F) will and, on this basis, this option has been identified mitigate the level of congestion experienced as the preferred choice for the direction of on nearby routes into and out of development in Northallerton. This level of Northallerton, such as at Low Gates level development is appropriate and suitable for the crossing; mixed use development proposed, because: • development in this area is able to provide key • it is capable of accommodating a significant links to other sites and improve connectivity proportion of the housing requirement between other parts of the District; identified for Northallerton (with Romanby) in • when compared to other options for the the Core Strategy and also the required expansion of Northallerton, this option offers employment land for the Sub Area; the best proposition for sustainability, viability • a significant proportion of development will be and deliverability within the plan period (see identified for affordable housing. The Council paras. 6.4.3 - 4).

Diagram NM5

122 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON EMPLOYMENT Development Requirements and Explanation 3 Development on this site will need to utilise high NE1 EAST OF YORK TRAILERS, YAFFORTH quality materials and provide business ROAD, NORTHALLERTON (2.11ha) accommodation which will attract quality This site is allocated for office or light employment opportunities. It is a key industry uses (B1), subject to: employment site with a prominent position on one of the entrance routes into Northallerton. i. high quality design and landscaping Therefore, its development must create an being incorporated into any appropriate quality environment on this site. development proposal to enhance the appearance of development on-site; 4 A detailed high quality landscaping scheme will be required and implemented as part of the ii. the employment development being of redevelopment of this site. high quality, reflecting LDF priorities for employment; 5 Access is likely to be taken directly from Yafforth Road, and should be identified and agreed iii. suitable access being agreed with between the developer and NYCC Highways NYCC Highways; prior to any redevelopment of the site. However, the site could also be accessed through Site iv. provision for pedestrian access to the NH1, providing one main access from Yafforth proposed adjacent housing Road to both Sites NH1 and NE1. development (NH1); 6 Pedestrian access to the proposed housing v. land contamination remediation works development adjacent will also be required from being undertaken prior to any this site to provide sustainable links between development taking place; and employment development and housing, thus increasing connectivity between development vi. developer contributions being secured and encouraging greener modes of transport. towards the construction of the North Northallerton Link Road and, if 7 Developer contributions will be required towards required, drainage and sewerage the construction of the North Northallerton Link infrastructure. Road (see Proposal NM5F: the level of contributions required will relate to the scale of trips generated by each development, in Context accordance with a proposed Supplementary Planning Document). 1 This site is located approximately 1.5 km to the north west of Northallerton town centre, and is 8 Developer contributions will be required where situated to the south of Yafforth Road. It is the local sewerage system does not have surrounded by retail and industrial uses and is capacity to accommodate the foul and/or surface accessed directly from Yafforth Road. water from this development. Proposed Development 9 Site clearance will need to take place, along with 2 This site will provide high quality office / light the remediation of any land contamination, if industrial development with associated high required. This will be undertaken by the quality landscaping and parking provision, developer in liaison with the relevant accessed from either Yafforth Road directly or organisations. the adjacent York Trailers site (NH1).

123 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Implementation NE2 YAFFORTH ROAD / FINKILLS WAY, 10 The site is available for development in the short NORTHALLERTON (0.76ha) term, and there are no significant constraints to This site is allocated for business its development. development (B1), subject to:

Justification i. flood alleviation measures being in 11 This site is allocated because: place prior to any development of • it is an existing brownfield employment site the site; close to the town centre and other existing ii. high quality design and landscaping employment uses; being incorporated into any • it already has suitable servicing and access; development proposal, both existing • it is unused and available. and proposed, to enhance the appearance of development on-site; See Diagram NH1/NE1 and

iii. developer contributions being secured towards the construction of the North Northallerton Link Road and, if required, drainage and sewerage infrastructure.

Context 1 This cleared site, formerly in employment use, is located on the corner of the roundabout at the junction of Yafforth Road with Finkills Way. It is surrounded by bulk retailing and industrial uses.

Proposed Development 2 This site will be developed for high quality business uses (B1) with associated landscaping and parking provision.

Development Requirements and Explanation 3 This is a prominent site. Development here must enhance the approach into Northallerton and therefore be of a suitable high quality.

4 Flood alleviation measures are required prior to further development as the site is within Flood Zone 3. These measures will be provided and paid for by the developer as part of the development costs. All works will be done in liaison with Yorkshire Water and the Environment Agency. These issues are of relatively minor significance, in terms of the deliverability of the development proposed.

124 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 5 A detailed high quality landscaping scheme will COMMUNITY AND OTHER USES be required and implemented as part of the redevelopment of this site to enhance the NC1 TOWN PARK, NORTHALLERTON (6.8ha) approach into Northallerton. This site is allocated for recreation and community uses as a Town Park, subject 6 Developer contributions will be required towards to: the construction of the North Northallerton Link Road (see Proposal NM5F: the level of i. provision of new footpath and contributions required will relate to the scale of cycleway links to nearby existing and trips generated by each development, in proposed housing and employment accordance with a proposed Supplementary Planning Document). development being provided and also to the Applegarth recreation area. 7 Developer contributions will be required where the local sewerage system does not have capacity to accommodate the foul and/or surface Context water from this development. 1 This site is located immediately to the west of Northallerton town centre. It is a large site, Implementation currently partly used for informal recreation and 8 It is anticipated that this site will be available for as a paddock. The eastern boundary of the site development during the next few years and be is adjacent to the Applegarth car park and completed by 2016. provides an important area of open space accessible to the town centre. The western Justification boundary of the site is adjacent to the East 9 This site is allocated because: Coast Main Line (ECML) railway and the Castle • the Town Centres Study suggests that this Hills area beyond. site is marketable for high quality B1 business uses; Proposed Development • development of this site would have a 2 This site will be developed to form a new town positive impact on the character and park. appearance of the area. In its current state, it detracts from the visual amenity of the area; Development Requirements and Explanation • business development would best complement the land uses surrounding the 3 The new park will accommodate areas of high site. quality public open space serving the town as a whole. Enhanced pedestrian and cycleway connections will be provided to link into the existing network and to ensure easy access from the town and surrounding areas, including the open space at the Applegarth, and significant areas of new development (NH1 and NM5A-G).

Implementation 4 This proposal is anticipated to be developed by 2026.

125 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 5 Financial contributions towards the development and maintenance of this Town Park will be NC2 TRANSPORT INTERCHANGE, sought from all housing developments identified NORTHALLERTON (2.5ha) within Northallerton, as part of the developer This site is allocated for a public transport contributions towards public open space. interchange, comprising pedestrian, cycle, bus, taxi, and short and long stay 6 The development will be administered and car parking facilities, a pick up and set implemented by Hambleton District Council. The down area, improved ticket and Town Park scheme has been identified in the information centre and passenger Northallerton Renaissance Market Town facilities, including refreshments and Masterplan as a much needed local amenity. toilets, subject to:

7 A collaborative approach to maintenance and i. improvements to pedestrian and management will be sought with Northallerton vehicular access being agreed with Town Council and other relevant partners. This NYCC Highways; will take the form of funding derived from developer contributions being made available to ii. priority access being given to the most the Town Council towards the maintenance and sustainable modes of transport; and management of the Town Park. iii. high quality design and landscaping Justification being incorporated into any 8 This site is allocated because: development proposal to enhance the • it provides a significant area of open space in appearance of development on-site. the centre of Northallerton, and is an important community amenity which should be retained and enhanced. Parts of the site Context are already used for informal recreation; 1 This site is located to the west of Northallerton • it contributes towards the overall need for Rail Station and lies between Mill Lane to the more strategic open space in the town as a north and Boroughbridge Road to the south. result of the major new development planned; The existing car parking areas to the east and • it would be well used as a town park, being west of the station are included within the site adjacent to the town centre, close to existing boundary. Currently, there is a car park serving and proposed residential areas and having the railway station on the northern part of the site good access to facilities and services and and a depot used by Network Rail on the also to public transport provision; southern part. Between these, there is an area of • this site is an established area of open space undeveloped land. To the east of the station lies and contributes significantly to the form and an area of existing short stay car parking, the character of the central area of the settlement ticket office and station facilities as well as the and the proposal helps to maintain this. site of the former Station House, which now lies undeveloped.

Proposed Development 2 The site will be development of transport interchange facilities. These will provide cycle parking, bus stops, a taxi rank, a pick up and set down area, short and long stay parking, an improved public transport ticket and information centre and passenger facilities, including refreshments and toilets.

126 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Development Requirements and Explanation 12 Access to all parts of the interchange facilities 3 This site has been identified under Policy T3 of must be suitable for wheelchair users and any the former Regional Spatial Strategy* to provide development is to comply with ‘Secured By a sub-regional public transport interchange Design’ principles. Suitable lighting and safety measures will be required. 4 This proposal is supported by Network Rail, who is the landowner, the rail and bus operators Implementation who use the existing facilities and also North 13 Vehicular access to the site will need to meet the Yorkshire County Council. All parties have requirements of NYCC Highways both in terms indicated a willingness to work together in of cars and buses. The Council will work closely partnership to achieve improvements to these transport interchange facilities proposed here. with NYCC, Network Rail, bus and train operators. Sustrans, C2C and disability action 5 Improved bus access to the station will be required, groups to provide facilities which meet the needs in liaison with NYCC Highways to make the of passengers. transition between public transport modes easier, more efficient and therefore more attractive to users. 14 Funding for the development will be sought from the train operating companies such as 6 High quality, secure and covered cycle parking TransPennine Express and East Coast, North facilities close to station entrances will be Yorkshire County Council and also other interest required, to provide priority access to the most groups such as Sustrans. There may be other sustainable forms of transport. sources of funding available at a regional level, 7 A dedicated taxi rank at the station will be as this proposal is identified within the former provided, with covered waiting areas, clearly Regional Spatial Strategy*. Developer separate from the car parking provision to contributions may also be sought towards such minimise the level of traffic congestion at the improvements to the transport infrastructure. station entrances and exits. 15 The management of the facility will be 8 A ‘Pick Up / Set Down’ zone for cars, with limited undertaken through a partnership between stop times to minimise adverse disruption to the Network Rail and the rail and bus operators flow of traffic in the area will also be provided. using the interchange facilities.

9 An increase in car parking spaces will be Justification provided to meet future predicted demands on public transport. This will be for both short term 16 This site is allocated because: and long term parking, as demand currently • as an existing facility, it is in an excellent exceeds supply. However, public transport location to provide public transport modes will be accommodated more favourably at connections within Northallerton (with the station in terms of proximity to entrances. Romanby) and the surrounding area; • it is identified as a sub-regional transport 10 Improvements will be made to existing passenger interchange facility under Policy T3 in the information and ticket office facilities. These former Regional Spatial Strategy*; facilities will display connection information, bus • further development of the site will not and rail times and signposting facilities (eg. taxi adversely affect the form and character of the rank, cycle parking, bus stops, car parks). settlement; • the development of interchange facilities will 11 Improvements to refreshments, waiting and toilet facilities will also be provided in a covered encourage the use of more sustainable environment. modes of transport and will help to reduce the level of road traffic congestion.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 127 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 6.5 NORTHALLERTON SUB AREA SERVICE and places of worship. There are VILLAGES opportunities for casual recreation, mainly on the village green, at Water End and in the 6.5.1 The Core Strategy defines Brompton, East surrounding area. A local sports club is Cowton and Morton-on-Swale as the Service situated at the southern end of the village; Villages in this Sub Area. These are promoted as the main location of services to supplement • location of main employment areas: those provided in Northallerton (with Romanby). There are limited employment opportunities Policy CP6 states that new housing will be and areas in Brompton. However, the main supported in the designated Service Villages at a local employment area is situated level appropriate to the needs of the local communities and within development limits. approximately 1.5 km away in Northallerton. Access would be improved to employment 6.5.2 The general strategic approach to development areas as a result of the North Northallerton in each of the Service Villages in the Link Road; Northallerton Sub Area has been to: • give priority to the use of brownfield sites and • main environmental constraints: sites that are within the built up area located The main environmental constraints in close to the existing services within the Brompton relate to the flooding potential for village; Brompton Beck, which runs along the western • use sites which, where on the periphery, have edge of the village and through the northern the least significant impact on the form and part of the settlement. The Strategic Flood Risk character of the settlement. Assessment (2006) identifies this as a significant constraint as large areas of the 6.5.3 This general approach has the benefits of: settlement lie within Flood Zones 2 and 3. • being the more sustainable in terms of The Brompton Conservation Area will need to access to, and support for existing services be taken into account when considering and facilities within the settlement; development. Also, the Northallerton – • providing affordable housing in identified areas of local need. Middlesbrough railway line runs along the western edge of Brompton and may have noise 1. BROMPTON and vibration impacts on nearby potential development sites. The village has an historic Strategic overview core and there is potential for archaeological 6.5.4 Brompton is located approximately 2km north of remains to be present relating to the Northallerton. It is situated to the west of the A684 occupation of properties on the Cockpit Hill Stokesley Road. Parts of the North Northallerton frontage dating back to the medieval period; Area for development (NM5A and NM5B) relate to the southern edge of Brompton Village. • accessibility and infrastructure issues: The main A684 route runs to the east of 6.5.5 Key characteristics of Brompton include: Brompton and carries a high number of traffic movements. The village itself does not have • location of main facilities: any significant traffic problems. It is served These are predominantly located on and well by regular bus services to Northallerton around the village green and comprise a (with Romanby); village shop, public houses, primary school

128 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON • significant areas of brownfield land: Allocation There are some small, limited areas of 6.5.6 One site is allocated for development in brownfield land at Brompton that have been Brompton. This is illustrated on the following put forward for development, which have Map N2. However, the Proposals Map must be been considered unsuitable for allocation but consulted as the definitive source of the which may be developed through the boundaries. The policy allocating the site and planning application process. setting out the details of its development follows:

Map N2

129 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON HOUSING Development Requirements and Explanation 3 Housing development on this site should be at NH3 WEST OF DANES CREST, BROMPTON least 30 dwellings per hectare, reflecting the (0.65ha) situation of the site and its requirements for This site is allocated for housing access and parking provision. This also reflects development in Phase 1 (up to 2016), the minimum density requirements set out in current Government guidance. The proportion of subject to: affordable houses required reflects Core Policy CP9 requirements and will be subject to i. development being at a density of negotiation and, if necessary, the outcome of approximately 30 dwellings per economic viability assessment at the time of hectare, resulting in a capacity of making a planning application. around 20 dwellings (of which a target of 40% should be affordable); 4 The Housing Needs Study 2004, updated by the Housing Market Demand Study 2008, indicated that there was a demand for all types of housing in ii. type and tenure of housing meeting the the Northallerton Sub Area. In the Northallerton latest evidence on local needs; villages, a particularly high demand was identified for three bedroom semi-detached and detached iii. design of any development respecting houses to satisfy demand from growing families the location within Brompton and downsizing households. Therefore, it is Conservation Area; expected that development will deliver a number of two and three bedroom houses that will iv. provision of improvements to the contribute towards meeting these needs, whilst access and visibility; also providing choice. Sites elsewhere in the Northallerton Sub Area will contribute towards meeting the need for other house types. However, v. suitable replacement parking provision the latest information at the time of development being provided to replace existing should be used to inform the type and tenure of garages on site; and housing development to meet local needs in accordance with Policy DP13. vi. contributions from the developer towards the provision of additional 5 The design and layout of any development will school places and local health care need to respect the location of the site within facilities as necessary. Brompton Conservation Area. 6 Access to this site from Danes Crest is possible but will require visibility improvements to be Context implemented in liaison and agreement with 1 This site is predominantly in agricultural use NYCC Highways. (pasture). It is located close to the centre of Brompton and its existing services and 7 The developer will need to provide suitable amenities. It is surrounded by residential parking provision, as part of any development to development, with a small bus depot/garage replace existing garages on site. The developer will be required to make financial contributions adjacent to the south. There is a small number towards the provision of additional school places of lock up garages on-site which will need to be and health care facilities in the local catchment replaced as part of any new development. area if evidence from the education and health authorities at the time of the proposed Proposed Development development demonstrates that the development 2 This site will be developed for houses, with will result in a deficiency. Contributions will be access from Danes Crest. administered by the education and health authorities respectively.

130 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Implementation 2. EAST COWTON 8 This site is identified for development in Phase 1 (up to 2016) as its development will provide an Strategic overview element of affordable housing in an area of 6.5.7 East Cowton is located approximately 12 km identified local need. The short term availability north west of Northallerton. It is situated of the site has also been identified by a potential approximately 5 km west of the A167 Northallerton – Darlington Road. developer and, subject to suitable access arrangements being agreed, its delivery would 6.5.8 Key characteristics of East Cowton include: constitute suitable development within a sustainable location, meeting a local need for • location of main facilities: affordable housing. These are predominantly located within the village centre and comprise a primary school, Justification post office and shop (combined), a public 9 This site is allocated because: house and a place of worship. There are two • it is close to the centre of Brompton with good public halls, a playgroup / nursery, a youth access to its services and facilities, and club, a cricket pitch and a small children’s public transport; play area; • it will provide affordable housing in an area of local need; • location of main employment areas: • residential development will complement the There are few employment opportunities and existing surrounding uses around the site; areas in East Cowton. The main employment • the site has existing infrastructure and areas nearby are located within larger servicing in place and is available for settlements such as Northallerton and development in the short term; Leeming Bar / Bedale approximately 12 km • the development of this site will not adversely to the south and Darlington approximately affect the form and character of the 12 km to the north; settlement; • main environmental constraints: • its development will support local services The main environmental constraints to and help meet local affordable housing development in East Cowton relate to needs. drainage issues. Although the Strategic Flood Risk Assessment (2006) does not directly identify sites within Flood Zones in the settlement there is a significant area at risk from overland flows which restrict development opportunities within the village unless remediation work is undertaken;

• accessibility and infrastructure issues: The A167 route is approximately 5 km east of East Cowton. The settlement is served well by bus services to Northallerton and Darlington;

• significant areas of brownfield land: There are no significant areas of brownfield land at East Cowton.

131 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Allocation

6.5.9 One site is allocated for development in East Cowton. This is illustrated on the following Map N3. However, the Proposals Map must be consulted as the definitive source of the boundaries. The policy allocating the site and setting out the details of its development follows:

Map N3

132 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON HOUSING Development Requirements and Explanation 3 Housing development on this site should be at a NH4 BUNGALOW FARM, EAST COWTON density of at least 30 dwellings per hectare, (1.6ha) reflecting its location within a Service Village. This site is allocated for housing The proportion of affordable houses required development in Phase 1 (up to 2016), reflects Core Policy CP9 requirements and will subject to: be subject to negotiation and, if necessary, the outcome of economic viability assessment at the i. development being at a density of time of making a planning application. approximately 30 dwellings per hectare, resulting in a capacity of 4 The Housing Needs Study 2004, updated by the around 48 dwellings (of which a target Housing Market Demand Study 2008, indicated of 40% should be affordable); that there was a demand for all types of housing in the Northallerton Sub Area. In the ii. type and tenure of housing meeting the Northallerton villages, a particularly high demand latest evidence on local needs; was identified for three bedroom semi-detached and detached houses to satisfy demand from iii. development providing improved growing families and downsizing households. sewerage and sewage disposal Therefore, it is expected that development will infrastructure to serve the settlement deliver a number of two, three and four bedroom as a whole; houses that will contribute towards meeting iv. contributions from the developer these needs, whilst also providing choice. Sites towards providing public open space; elsewhere in the Northallerton Sub Area will and contribute towards meeting the need for other house types. However, the latest information at iv. contributions from the developer the time of development should be used to towards the provision of additional inform the type and tenure of housing school places and local health care development to meet local needs in accordance facilities as necessary. with Policy DP13.

5 The village experiences problems with land Context drainage, with regular ponding and flooding of Main Street and adjacent existing residential 1 This site is currently in agricultural use on the development. Its existing sewerage and drainage southern edge of the settlement. Residential infrastructure finds it difficult to cope with this development is to the west of the site and farm additional demand. This development in the buildings to the east. Open countryside lies to settlement is best placed to resolve these the south of the site. To the north of the site lies sewerage and sewage disposal issues due to its the main street of the village. topographical position below the Main Street, which will assist in draining excess surface Development Proposal water. By upgrading the drainage and sewerage 2 This site will be developed for housing, with infrastructure adjacent to and through the access from Main Street and Birkby Road. The allocated site and increasing its capacity to development will also provide improved accommodate the new housing identified, sewerage and drainage infrastructure to address incidences of surface water and the backing up the severe problems that are currently of foul water pipes will be reduced in the village experienced in East Cowton. as a whole.

133 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 6 Upgrades will be required for the upsizing / Justification diversion of the public sewage pumping station 13 This site has been allocated because: on Main Street and any other necessary • its development will not have a significant drainage and sewerage infrastructure upgraded. adverse impact on the form and character of the settlement; 7 Developer contributions will be required to meet • its development, which lies within an the total costs for improvements where the local identified area of overland flood risk, will sewerage system does not have capacity to enable appropriate sewerage and drainage accommodate the foul and/or surface water from infrastructure improvements to be undertaken this development. and flood attenuation measures to be put in place. These improvements will benefit the 8 The developer should work with Yorkshire Water wider settlement; and other relevant statutory organisations to • it is accessible to local services and facilities, ensure that the appropriate infrastructure is and public transport; delivered as part of the development of this site. • it will provide affordable housing in an area of local need and support the facilities and 9 There is sewerage infrastructure crossing the services within the village. site that may affect future site layouts.

10 Further developer contributions will be sought to provide improved public open space within the village. The developer will be required to make financial contributions towards the provision of additional school places and health care facilities in the local catchment area if evidence from the education and health authorities at the time of the proposed development demonstrates that the development will result in a deficiency. Contributions will be administered by the education and health authorities respectively.

Implementation 11 This site is available in the short to medium term with interest from a developer. As a result of this, and the desire to resolve the drainage and sewerage issues within the village more quickly, it is intended that the site be released in Phase 1 (up to 2016). This approach will bring benefits to the village sooner rather than later and also address the identified local need for affordable housing.

12 This timescale will need to allow for the required improvements to the drainage and sewerage infrastructure to be undertaken prior to development. These works will be funded by the developer and, where possible, statutory organisations and be completed, in liaison and agreement with Yorkshire Water.

134 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 3. MORTON-ON-SWALE • accessibility and infrastructure issues: The main A684 route runs through Morton- Strategic overview on-Swale, and often carries a high number 6.5.10 Morton-on-Swale is located approximately 6 km of traffic movements. Morton-on-Swale is west of Northallerton. It is situated on the A684 served well by bus services to Bedale and between Northallerton and Bedale. Northallerton;

6.5.11 Key characteristics of Morton-on-Swale include: • significant areas of brownfield land: There are some limited areas of brownfield • location of main facilities: opportunities in Morton-on-Swale. These are predominantly located along the main route through the village (A684), and Allocation comprise a primary and special school, post 6.5.12 One site is allocated for development in Morton- office and food shop (combined), butchers, on-Swale. This is illustrated on the following Map other shops, a public house and a village hall. N4. However, the Proposals Map must be There are opportunities for casual recreation consulted as the definitive source of the at a number of open spaces throughout the boundaries. The policy allocating the site and settlement; setting out the details of its development follows:

• location of main employment areas: There are limited employment opportunities and areas in Morton-on-Swale. However, the main employment area for the Bedale Sub Area is at Leeming Bar Industrial Estate approximately 5 km west of the village. Northallerton, and its employment opportunities, is also situated approximately 6 km to the east;

• main environmental constraints: There are no significant environmental constraints in Morton-on-Swale other than the flooding potential of the nearby River Swale to the west of the settlement. However, the Strategic Flood Risk Assessment (2006) does not see this as a major risk to potential development sites in the village as flood risk areas are located away from the settlement;

135 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON Map N4

136 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON HOUSING Proposed Development 2 This site will be developed for housing (on the NH5 NORTH OF A684, MORTON-ON-SWALE northern part of the site), accessed off the A684, (2.1ha) together with creation of a central village green. This site is allocated for housing development in Phase 3 (2021 - 2026), Development Requirements and Explanation subject to: 3 Housing development on this site should be at a density of at least 30 dwellings per hectare, i. development being at a density of reflecting its location within a Service Village. approximately 30 dwellings per The proportion of affordable houses required hectare, resulting in a capacity of reflects Core Policy CP9 requirements and will around 42 dwellings (of which a target be subject to negotiation and, if necessary, the of 40% should be affordable); outcome of economic viability assessment at the time of making a planning application. ii. type and tenure of housing meeting the latest evidence on local needs; 4 The Housing Needs Study 2004, updated by the Housing Market Demand Study 2008, indicated iii. primary access to be taken from the that there was a demand for all types of housing in A684, with secondary access provided the Northallerton Sub Area. In the Northallerton for pedestrians and cyclists from villages, a particularly high demand was identified St Helen’s Close; for three bedroom semi-detached and detached houses. Therefore, it is expected that development iv. the creation of a central village green will deliver a number of two, three and four (approx. 0.7ha) and the retention of bedroom houses that will contribute towards landscaping along the northern meeting these needs, whilst also providing choice. boundary of the site; Sites elsewhere in the Northallerton Sub Area will v. contributions from the developer contribute towards meeting the need for other towards providing improvements to house types. However, the latest information at the the footpath and cycleway network; time of development should be used to inform the and type and tenure of housing development to meet local needs in accordance with Policy DP13. vi. contributions from the developer towards the provision of additional 5 Access to the site will be taken directly from the school places and local health care A684. There will also be a secondary access for facilities as necessary. pedestrians and cyclists connecting the site to St Helen’s Close. This will provide a safe route to the nearby schools. Context 1 This site is currently in agricultural use, located 6 Provision of open space to create a village green on the northern side of the settlement. It is along the A684 frontage of the site will also be bounded on two sides by residential required, providing a central focal point for the development and to the north and west there is village. open countryside. The site has a considerable 7 An area of landscaping along the northern frontage along the A684 Northallerton – Leeming boundary of the site, comprising the retention of Bar route from which access to the site is a ditch and existing trees, will be required to be available. incorporated into any development proposal for the site.

137 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 8 Developer contributions will be sought towards higher in the settlement hierarchy, should be improvements to the local footpath and cycleway developed first, in accordance with Core Policy network, particularly connecting the site to St CP4. The focus will be centred on opportunities Helen’s Close and nearby schools. Also, the in Northallerton, as a Principal Service Centre, in provision of public open space on-site, in the the earlier phases of the plan period. form of the village green will be required from the developer. The developer will be required to Justification make financial contributions towards the 11 This site is allocated because: provision of additional school places and health • development will assist in improving the built care facilities in the local catchment area if form of the settlement and provide an evidence from the education and health authorities at the time of the proposed opportunity for significant housing without development demonstrates that the development adversely impacting on the open countryside; will result in a deficiency. Contributions will be • open space on the frontage to the A684 administered by the education and health would create a central village green and authorities respectively. strengthen the form and character of the settlement; 9 There is sewerage infrastructure crossing the • it is accessible to local services and facilities site that may affect future site layouts. and public transport; • this site will provide affordable housing for the Implementation settlement and support local services and 10 The site is proposed to be developed in Phase 3 facilities. (2021-2026), because sites in other settlements,

138 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 6.6 SUMMARY OF ALLOCATIONS: • in that respect, together with proposals in NORTHALLERTON SUB AREA Thirsk town (for approximately 1604 dwellings), taking into account (and Housing land proposals including) completions and commitments for 6.6.1 The overall implications of the preceding the period April 2004 – March 2008, the proposals on the Northallerton area in terms of proposals advanced here would mean that housing land supply are as follows: 55% of all housing in the LDF area would be located in the two towns of Northallerton • the Allocations will provide approximately (1987)and Thirsk (1604) (ie. 3591 out of a 1457 homes within the Northallerton Sub- total of 6540 dwellings (2004-2026)). This Area in the Service Centre and Service therefore accords with the Policy CP6 Village settlements. This, in addition to 737 requirement; completed and committed dwellings already identified in the area for the period April 2004 • these proposals utilise significant amounts of – March 2008, gives a total of 2194 dwellings brownfield land for development. total provision during the plan period. This Approximately 44% of total development in almost exactly meets the former RSS* and the Northallerton Sub Area (commitments, Core Strategy requirements set out in para. completions and allocations) will be on 6.1.1 above; brownfield land – which is below the District • out of the total of 1457 in the Northallerton target of 55%. This is largely due to the need Sub Area (2004-2026), approximately 1347 for major strategic peripheral development in new homes are planned for Northallerton Northallerton (with Romanby) to meet (with Romanby) Town. In addition to existing housing requirements. Such development will completions and commitments (640), this inevitably be on greenfield sites. Brownfield means that total provision in the Town for the land has been identified for development, plan period as a whole is 1987. This scale of where possible; provision represents 91% (1987 out of 2194) of all housing in the area. This means firstly • in terms of a phased release of housing land that provision more than meets the Core in line with PPS3, the required totals for each Strategy Policy CP6 requirement that at least of the three phases for the Northallerton Sub 2/3rd of the total housing requirement for the Area are set out in para. 6.1.1 above. In Northallerton Sub Area (2004-2026) should Northallerton, as the Service Centre, and in be in Northallerton (with Romanby) Town. the Service Villages, the proposed phasing of Secondly however this high proportion is housing is set out below. This takes account necessary to meet the other requirement of of 737 completions and commitments for the Policy CP6, that at least 51% of all period 1st April 2004 to 31st March 2008, development in the whole LDF plan area which is included within Phase 1. Given the should be concentrated in the two Principal existing level of commitments, this implied Service Centres of Northallerton and Thirsk; trajectory can be seen to be very similar to the required three phases.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 139 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 6.6.2 The housing allocations are intended to be Housing Requirements (2004-2026) phased as follows: 2004 2016 2021 Settlement Total Settlement Site Yield -2016 -2021 -2026 Completed/committed Northallerton / 737 1022 500 465 1987 dwellings in Sub Area Romanby (town) Northallerton (with Romanby) NH1 300 Former RSS* & Core Strategy requirement 1027 409 409 1845 Northallerton (with Romanby) NH2 20 (minimum) Phase 1 Northallerton (with Romanby) NM1 20 (2004-2016) Service Villages 99 0 42 141 Northallerton (with Romanby) NM2 20 Secondary Villages 22 0 0 22 Northallerton (with Romanby) NM4 22 Others 44 0 0 44 Brompton NH3 20 Total outside East Cowton NH4 48 Northallerton / 165 0 42 207 Total1187 Romanby (town) Core Strategy Settlement Site Yield requirement 145 98 98 341 (maximum) Phase 2 Northallerton (with Romanby)NM5A100** (2016-2021) Sub Area Total 1187 500 507 2194 Northallerton (with Romanby)NM5D 400 Former RSS* & Core 1172 507 507 2186 Total 500 Strategy requirement ** Site NM5A is split across Phases 2 and 3

Land proposed for employment purposes Settlement Site Yield 6.6.4 Policy CP10A identifies the target level for Northallerton (with Romanby)NM5A100** employment development in the Northallerton Sub Area for the period 2005 – 2021 as 20 Phase 3 Northallerton (with Romanby)NM5B 200 hectares. Taking account of approximately 12 (2021-2026) hectares of employment land subsequently Northallerton (with Romanby)NM5C 165 committed for development, but also the loss of Morton-on-Swale NH5 42 the York Trailers Site (7.5 hectares) this leaves a further requirement of around 15.5 hectares to Total 507 be identified in the Sub Area.

** Site NM5A is split across Phases 2 and 3 6.6.5 Site allocations NM5D, NM5E, NE1 and NE2 provide 14.37ha of employment land in total. Plan Period 2004 - 2026 Total 2194 Additional small scale employment provision is also provided as part of mixed use developments 6.6.3 The table below shows how the proposals for in Northallerton (with Romanby) at Sites NM1, housing site allocations in the Northallerton Sub NM2 and NM3. An exact measurement of Area (incorporating housing completions and employment land on these sites is difficult to commitments in Phase 1) meet the overall quantify due to the mixed use nature of the housing requirements established by former proposals. However, the total amount of RSS* and the Core Strategy for period (2004- employment land provided will meet the 15.5 2026), as set out in para. 6.1.1: hectares requirement.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 140 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - NORTHALLERTON 7. Stokesley Sub Area

7.1 THE CORE STRATEGY CONTEXT housing requirements of the local population including the need for affordable housing. 7.1.1 The main Sub Area specific requirements that Similarly, employment development in the the Core Strategy places on the Stokesley Area Stokesley Sub Area will be more limited in are as follows: order to reduce cross boundary commuting from Teesside and support regeneration • Spatial Principle 2 defines the Stokesley efforts on Teesside; Sub Area as an area of restraint intended to counter the external influences and • Spatial Principle 3 and Core Policy CP4 development pressures from Tees Valley. define the sustainable settlement hierarchy, The scale of new housing development will which in this Sub Area comprises the therefore be reduced to resist in-migration following settlements: from Teesside, whilst still accommodating the

Service Centre • Stokesley

Service Villages • Great Ayton • Great Broughton • Hutton Rudby

Secondary Villages • Ingleby Arncliffe • Kirkby-in-Cleveland • Seamer

Service Centre Stokesley

Service Villages Great Ayton Great Broughto Hutton Rudby

Secondary Villa Ingleby Arncliffe Kirkby

141 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY • Former RSS* (May 2008) together with Core • Policy CP9 sets the target of 50% of all Strategy Policy CP5A (see paras. 2.4 – 11) dwellings in the Stokesley Area to be establishes that the gross housing completion “affordable” (see Development Policy DP15 targets for the following periods are: for definition);

Phase 1 Phase 2 Phase 3 • Policy CP10A sets a target level of 9 2004 2016 2021 Total hectares of employment development in the – 2016 – 2021 – 2026 Stokesley Sub Area (out of 75 hectares in the Stokesley 408 160 160 728 District as a whole). Taking account of the Area undeveloped employment land that had Hambleton 3640 1450 1450 6540 planning permission at the time when these Total figures were produced, the Core Strategy estimated that a further 8 hectares will need • Policy CP6 requires that at least two thirds to be identified. However, the 2007 Annual of this housing development be located in Monitoring Report (AMR) records that a Stokesley town, giving minimum targets as further 2 hectares of employment land has follows: been developed since the Core Strategy was adopted leaving 6 hectares now to be Phase 1 Phase 2 Phase 3 provided in the Stokesley Sub Area; 2004 2016 2021 Total - 2016 – 2021 – 2026 • Policy CP14 defines the District-wide retail Stokesley hierarchy, defining Stokesley as a District 272 107 107 486 Service Centre Centre, meeting day-to-day needs of its rural catchment.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 142 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY 7.2 CURRENT DEVELOPMENT COMMITMENTS 7.2.2 The analysis in the rest of this Section advances proposals which will meet the Core Policy CP5A Housing and CP6 requirement for the Sub Area – the first phase taking account of completions and 7.2.1 The plan period for the LDF started on 1st April commitments as indicated in this table. 2004. In order to establish the outstanding need to allocate land for housing for the remainder of Land for employment uses the plan period (to 2026), account needs to be taken of completions to date (the most recent 7.2.3 Policy CP10A identifies the target level for information being available up to 1st April 2008), employment development in the Stokesley Sub and outstanding commitments (ie. land with Area for the lifetime of the plan (2005 – 2021) as planning permission for housing). All these 9 hectares. As approximately 3 hectares of commitments have been reviewed, in order to employment land within and to the North East of establish that they are consistent with LDF the existing Industrial Park has been given policies, and are likely to contribute towards permission (and has now been developed) since meeting the housing land supply. The following the Core Strategy was prepared, only table sets out the current position, and the approximately 6 hectares more is needed to resulting residual requirement which needs to meet the Sub Area target. be identified in this DPD in the first phase, 2004 – 2016:

Settlement Completions Outstanding Totals Residual to meet former RSS* & as at 01/04/08 Commitments as at 01/04/08 Core Strategy requirements for Phase 1 (2004 – 2016) (=408 for Sub as at 01/04/08 Area, =min. 272 for Service Centre) Stokesley 113 81 194

Service Centre Total 113 81 194 minimum 78

Great Ayton 24 19 43

Great Broughton 91726

Hutton Rudby 51217

Service Villages Total 38 48 86 maximum 15

Ingleby Arncliffe 134

Kirkby 145

Seamer 336

Secondary Villages Total 510150

Others 911200

Total 165 150 315 93

* Please see Paragraph 1.2 for the current position regarding the former RSS. 143 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY 7.3 STRATEGIC INFRASTRUCTURE more sustainable transport options, creating REQUIREMENTS links in and around settlements.

7.3.1 There are a number of Key Infrastructure • Local Health Care Facilities: projects and requirements that are necessary for Increased or improved access to local health the delivery of the allocations in the Stokesley care facilities may be required, with the main Sub Area. The main elements are set out here, focus of provision likely to be on the Service and further details are provided in the supporting Centre. text for each allocation or proposal. Annex 4 draws these elements together to illustrate the • School Places: anticipated Strategic Infrastructure Plan for the Additional school places will be required in District. However it only gives a snapshot of the certain areas of the Stokesley Sub Area. requirements as known at the time of the Financial contributions will be required towards preparation of this DPD and based on evidence the provision of the additional school places from 2008-2009. At the time of development resultant from the development. Developers coming forward all specific infrastructure will be required to liaise with the education requirements will need to be considered in the authority (NYCC Children and Young People’s light of identified needs at that time and the tests Service) to ascertain the existing capacity of Government Circular 05/2005 (Planning within the local schools and any predicted Obligations) and the statutory tests in shortfall resultant from the proposed Community Infrastructure Levy (CIL) Regulation development that needs to be addressed. 122 in relation to the reasonable and necessary requirements to enable development to proceed. Stokesley

Major Infrastructure • Water Supply and Drainage: developers of each of the sites in Stokesley Sub Area wide may be required to contribute to the upgrading of the potable water supply network and to • Improvements to Sewerage, Water and improvements to the drainage system. Drainage Infrastructure: Developments may be required to provide for Great Broughton necessary infrastructure improvements. These may include improvements to the • Sewage Treatment Works: drainage, water and sewerage networks and developers of the Great Broughton site may may include significant improvements be required to contribute to overcoming any benefiting a wider area than the development capacity issues at the Sewage Treatment site. Where relevant these improvements are Works as a result of the development. identified in relation to each relevant site Minor Infrastructure allocation or proposal; 7.3.2 In addition to these major infrastructure issues, • Improvements to the Footpath and there will be smaller infrastructure works and Cycleway Network: schemes that will also be required across the Improvements to the footpath and cycle Stokesley Sub Area. These will include network across the Sub Area will be achieved community infrastructure identified through the through the development of the site Community Planning process. The Council will allocations. These improvements include the also seek to implement these where appropriate Stokesley / Great Ayton River Leven Link with contributions provided through development (which has been identified as a key leisure within the Stokesley Sub Area and, where and utility facility) and Stokesley town centre relevant, these improvements are identified in links. The improvement or creation of the supporting text for each allocation or proposal. cycle routes across the Sub Area will provide

144 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY 7.4 SETTLEMENT PROPOSALS visual approach to the town that should be protected under Development Policy DP10. STOKESLEY Stokesley town centre has been designated as a Conservation Area; Strategic overview • accessibility and infrastructure issues: 7.4.1 The Market Town of Stokesley is located The town enjoys good highway access onto approximately 3 km from the northern boundary the Stokesley by-pass (the A172) which skirts of the District. Because of the town’s physical the eastern side of the settlement and relationship to Teesside there are economic, provides links to Northallerton to the south social and cultural links with that conurbation. and Middlesbrough to the north. Stokesley is identified as a Service Centre in the Settlement Hierarchy set out in Policy CP4 of the The Stokesley Sewage Treatment Works has Hambleton Core Strategy. This means that its recently been upgraded by Northumbrian role as a Market Town has been recognised as Water Ltd and has capacity for development providing services and facilities for the town and growth. The Sewage Treatment Works at its hinterland. The town has a wide range of Great Broughton has a capacity problem that businesses, retail uses and employment, schools Northumbrian Water Ltd is investigating. and medical services. There is a capacity issue with Northumbrian Water’s supply of potable water to the 7.4.2 Key characteristics of Stokesley include: Stokesley area that requires reinforcement of the water mains; • location of main facilities: These are generally in or close to the Market • brownfield land: Place. The settlement has a primary school There are few brownfield sites remaining in close to its centre (west of Springfield) and the town that have been identified as being there is a large secondary school east of available and suitable for redevelopment. Station Road; Strategic approach to the development of • location of main employment areas: Stokesley Town In addition to the range of employment opportunities in the town centre commercial 7.4.3 The strategic approach to the release of housing area, there is a business/industrial park to the in Stokesley Town reflects firstly the priority to south of the town to the east of Station Road; use scattered sites within the built up area and secondly, the preferred option which was • main environmental constraints: supported by consultation: to focus housing to Flooding issues to the south of the town, the west and north west (together with small around the River Leven and Eller Beck pose a significant development constraint. Flooding areas for employment and community uses) and issues around the River Tame to the north the main employment uses as an extension to and west, and around the River Leven to the the existing industrial park to the south east. east also pose development constraints. This approach has the following main benefits: There are a number of other areas in and around Stokesley with a high water table and • it is capable of accommodating all the or land drainage issues. The area south of required uses; the town, in addition to being at risk of • the identified areas respect the existing flooding is also considered to be an important settlement form of Stokesley;

145 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY • there is potential for phasing development on Allocations a site by site basis; • the sites provide the most sustainable 7.4.5 This section lists the sites allocated for development option on available land that is development in Stokesley Town. Summary least likely to be affected by flood risk; Table S1 provides a full listing of all the sites, • most sites are located near to existing public and Map S1 illustrates the location of these sites transport routes, close to local shops and in the town. However, the Proposals Map must services; be consulted as the definitive source of the • preferred sites are accessible from existing boundaries. The details of the allocations follow. transport routes and are within reasonable walking / cycling distance of Stokesley town centre; Summary Table S1: Stokesley Town • sites are likely to be available in the short to Allocations medium term. Land is allocated for development on the 7.4.4 In comparison, alternatives considered in following sites: developing this approach were less sustainable. Further significant development to the north east HOUSING of Stokesley would be a significant distance from SH1 White House Farm and Crab Tree Farm, the town centre, and this area is known to have Stokesley (6.6ha) drainage and flooding issues. Similarly, to the SH2 North of Sowerby Crescent, Stokesley south, most of the land is susceptible to flood (2.9ha) risk, and the area is very prominent, and its development would have an adverse impact on EMPLOYMENT USES the setting of the town when viewed from the SE1 East of Stokesley Business Park south (and in particular from the A172). (6.7ha gross) SE2 White House Farm, Stokesley (0.8ha)

COMMUNITY AND OTHER USES SC1 North of Hebron Road and White House Farm, Stokesley (3.9ha)

Detailed guidance on each allocation is set out in the following section.

146 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY Map S1

147 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY HOUSING Context 1 This site is located at the western edge of SH1 WHITE HOUSE FARM AND CRAB TREE Stokesley, adjoining existing residential FARM, STOKESLEY (6.6ha) development to the east, Leven Road and This site is allocated for housing Hebron Road respectively. The proposed site is development over Phase 1 (up to 2016) in agricultural use (arable and pasture), with land and Phase 2 (2016 - 2021), subject to: further north and west also being in agricultural use. The other site to be allocated for residential i. development being at a density of development in Stokesley (SH2) lies to the north approximately 35 dwellings per of Sowerby Crescent, to the northeast of site hectare, resulting in a capacity of SH1. The primary access into SH2 will be off around 213 dwellings (of which a target Westlands through SH1 and SC1. of 50% should be affordable); within Phase 1, 100 dwellings will be Proposed Development developed, and the remainder (113 2 The site will be developed for housing, with the dwellings) will be developed in Phase 2; principal vehicle access being from Westlands with a secondary access from Hebron Road. ii. housing types meeting the latest Diagram SH1/SH2 below shows how Site SH1 evidence on local needs; will be developed together with Site SH2, and the vehicular and pedestrian/cycle links between iii. suitable and safe access being the two. provided from Westlands (with secondary access point from Hebron Development Requirements and Explanation Road sufficient to serve the 3 The broad layout of development on this site and development at SH1 and SH2); Site SH2 is shown on the Diagram below.

iv. contributions from the developer 4 The development and layout of the site should towards providing improved cycle and take into account the Flood Risk maps available footpath links, provision and equipping at the time of development and ensure that no of recreation land at Site SC1, and housing is constructed on land that is liable to upgrading of the potable water network flood (unless more accurate modeling is if necessary to enable a suitable produced that shows a more precise flood extent supply to be made available to the new acceptable to the Environment Agency). development; 5 The net developable area of this site, which v. contributions from the developer excludes the area of potential flooding, is towards the provision of additional estimated to be 6.1ha. This net developable area school places and local health care facilities as necessary; will be developed at a minimum density of 35 dwellings per hectare to reflect its accessibility to vi. no residential development taking facilities within a Service Centre, and the place within areas of potential character of the adjacent development. The flooding; and proportion of affordable houses required reflects Core Policy CP9 requirements and will be vii. significant landscaping along the subject to negotiation and, if necessary, the western boundaries of the site. outcome of economic viability assessment at the time of making a planning application.

148 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY 6 The Housing Needs Study 2004 updated by the 11 The principal access road traverses land liable to Housing Market Demand Study 2008 indicated flooding, and the Environment Agency should be that a broad range of property type and size are consulted on the design and layout of this access required, though there is a particular need to route and location of emergency only access points. provide a range of one and two bed dwelling types in Stokesley servicing first time buyers. 12 The layout for the site shall be designed to Therefore, it is expected that development will achieve a 20 mph zone for the whole contribute towards meeting these needs. development. The development should provide a However the latest information at the time of high quality public realm with well integrated and development should be used to inform the type, designed areas of open space. size and tenure of housing development to meet local needs in accordance with Policy DP13. 13 A significant landscaped area will be required to be planted along the western boundary of the site, 7 The developer will be required to provide (or to screen the development from the open contribute towards) public open space. countryside and soften any potential visual impact Developers of SH1 and SH2 will be required to when approaching Stokesley from the west. contribute towards the provision and equipping of SC1 and sustainable access to both Allocation Implementation sites SH2 and SC1, and to Stokesley town 14 The delivery of Site SH1 over Phases 1 and 2 centre via enhanced footpath and cycleway links. will enable the 213 dwellings to be appropriately Contributions will be required towards the cost of delivered over the earlier Phases of the Plan the Great Ayton to Stokesley footpath/cycle link. (with 100 in Phase 1 and 113 in Phase 2). The developer will be required to make financial contributions towards the provision of additional Justification school places and health care facilities in the 15 This greenfield site is allocated because: local catchment area if evidence from the • it is land that is not known to be at risk of education and health authorities at the time of flooding; the proposed development demonstrates that • the site (together with SH2) will have the least the development will result in a deficiency. visual impact on the landscape and setting of Contributions will be administered by the the town of the realistically available options; education and health authorities respectively. • the site has satisfactory access points to the road network with opportunity for good 8 Developer contributions towards the upgrading pedestrian links to the town centre; of the potable water network, to enable a • the various parcels of the site and their suitable supply to be made available for the new ownerships allows for appropriate phasing development, may also be required, depending over the plan period. on the phasing of the development.

9 The site has a rising main within the boundaries. The development proposals will, therefore, either have to accommodate the main, giving unrestricted access at all times or provide investment to divert it.

10 The developer will need to produce a comprehensive strategy for highways issues in consultation with the NYCC as highways authority and access for all modes of transport will need to be determined by means of a traffic assessment.

149 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY Diagram SH1/SH2

150 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY Context SH2 NORTH OF SOWERBY CRESCENT, 1 This site is located at the western approach to STOKESLEY (2.9ha) Stokesley. It is open agricultural land that adjoins This site is allocated for housing residential development to the south and east. development in Phase 3 (2021 - 2026), There is open agricultural land to the north and subject to: west. The other site to be allocated for development in Stokesley (SH1) is also in i. development being at a density of approximately 35 dwellings per agricultural use and lies to the south west. The hectare, resulting in a capacity of site allocated for recreation and community use around 101 dwellings (of which a target (SC1) adjoins the site to the west. of 50% should be affordable); Proposed Development ii. suitable and safe access being 2 The site will be developed for housing, with provided from Westlands (with primary access from Westlands, a secondary secondary access point from Hebron access from Hebron Road. Diagram SH1/SH2 Road, sufficient to serve the above shows how this site and that to the south development at SH1 and SH2); west (Site SH1) will be developed and the iii. housing types meeting the latest pedestrian and cycle links between the two. evidence on local needs; Development Requirements and Explanation iv. contributions from the developer 3 Site SH2 will be developed at a density of at least towards providing improved cycle and 35 dwellings per hectare, to reflect its accessibility footpath links, provision and equipping to facilities within a Service Centre, and the mix of of recreation land at Site SC1, and use and character of the adjacent development. upgrading of the potable water The proportion of affordable housing reflects Core network, if necessary, to enable a Policy CP9 requirements and will be subject to suitable supply to be made available to negotiation and, if necessary, the outcome of the new development; economic viability assessment at the time of v. contributions from the developer making a planning application. towards the provision of additional school places and local health care 4 The Housing Needs Study 2004 updated by the facilities as necessary; Housing Market Demand Study 2008 indicated that a broad range of property type and size are vi. diversion of any existing public required, though there is a particular need to footpath traversing Northumbrian provide a range of one and two bed dwelling Water’s sites; types in Stokesley servicing first time buyers. Therefore, it is expected that development will vii.provision of secure fencing to the site contribute towards meeting these needs. of The Stripe Lifting Station; and However the latest information at the time of development should be used to inform the type, viii. no residential development taking place within areas of potential size and tenure of housing development to meet flooding. local needs in accordance with Policy DP13.

151 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY 5 The developer will be required to provide (or mains, giving unrestricted access at all times, or contribute towards) public open space. Developers provide investment to divert them. of SH1 and SH2 will be required to contribute towards the provision and equipping of Site SC1 11 The Stripe Lifting Station is located on the eastern and sustainable access to both allocation Sites boundary of the allocation. This is currently SH1 and SC1, and to Stokesley town centre via unfenced. Developers will be required to securely enhanced footpaths and cycle way links. fence the site of the pumping station with powder Contributions will be required towards the cost of coated security steel palisade fencing. Northumbrian the Great Ayton to Stokesley footpath/cycle link. Water Limited should be consulted on the extent of The developer will be required to make financial the area of land to be fenced. Developers will be contributions towards the provision of additional required to divert any existing footpath that traverses school places and health care facilities in the local Northumbrian Water Ltd sites. catchment area if evidence from the education and health authorities at the time of the proposed 12 No development should take place within 15m of development demonstrates that the development the Stripe Lifting Station, and development will will result in a deficiency. Contributions will be be designed to meet the standards set out in administered by the education and health “sewers for adoption”. authorities respectively. Implementation 6 The layout for the site shall be designed to 13 It is anticipated that this site will be delivered in achieve a 20 mph zone for the whole Phase 3 (2021 – 2026), allowing for the development. The development should provide a construction of the principal access road from high quality public realm with well integrated and Westlands. Development will commence with designed areas of open space. SH1 moving sequentially from the south to the north in phases 1 and 2, then to SH2 in Phase 3. 7 The northern part of the site is close to Flood This will provide for the appropriate release of land Zone 2 as identified in the Environment Agency to meet development needs in the plan period. (EA) Flood Risk Maps, and the development layout for the site should therefore ensure that Justification no housing is constructed on land liable to flood 14 This greenfield site is allocated because: (unless more accurate modelling is produced • it is land that is not known to be at risk of flooding; that shows a more precise flood extent • the site (together with SH1) will have the least acceptable to the EA or suitable and satisfactory visual impact on the landscape and setting of mitigation measures are put in place). the town of the realistically available options; • the site presents the means of creating a 8 The principal access road traverses land liable to satisfactory access to the road network with flooding, and the Environment Agency should be opportunity for pedestrian links to the town consulted on the design and layout of this centre. access route and location of emergency only access points.

9 The developer may be required to contribute to the upgrading of the potable water network to enable a suitable supply to be made available to the new development, depending on the phasing of development.

10 Northumbrian Water has indicated that the site has a sewerage rising main and a water main within its boundary. Development proposals will, therefore, either have to accommodate these

152 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY EMPLOYMENT Proposed Development 2 The site will be developed for employment SE1 EAST OF STOKESLEY BUSINESS PARK purposes, which could include B1, B2 and B8 (6.7ha) uses. Should there be no need for B2 or B8, This site is allocated for employment uses other suitable employment uses (excluding town (B1, B2 and B8), subject to: centre uses) may be acceptable.

i. development being of high quality in Development Requirements and Explanation terms of business uses, design and 3 All buildings will be of a high standard of design landscape settings; and be capable of accommodating high quality business uses to meet requirements of Core ii. access being via the existing industrial Policy CP10A and Core Policy CP17. estate; 4 A 10 metre wide landscaping strip will be provided iii. a 10m wide mixed plant landscaping to open boundaries to the B1257, the south and strip being provided to screen this site south east. This will be a mix of deciduous and from the B1257, the south and south evergreen planting to ensure the site is well east; screened from the surrounding countryside all year round. Where landscaping exists to the iv. contributions from the developer boundary with the B1257 this should be increased towards providing improved footpath in order to provide a 10 m wide strip overall. and cycle links to Stokesley town centre and to Great Ayton, 5 The northern-most part of the site is within the improvements to public transport functional floodplain as identified in the infrastructure and, if necessary, Environment Agency (EA) Flood Risk maps. upgrading of the potable water network Consequently, the net developable area of the site to enable a suitable supply to be made is estimated to be approximately 5.1ha. The available to the new development; and development layout for the site should therefore ensure that no development, other than essential v. no development, other than essential infrastructure and water compatible uses, should infrastructure and water compatible take place within Flood Zone 3b (unless more uses, should take place within Flood accurate modelling is produced that shows a more Zone 3b, as defined by Environment precise flood extent acceptable to the EA or Agency Flood Maps. suitable and satisfactory mitigation measures are put in place) in line with Development Policy DP43.

6 A suitable means of access to the site will be Context achieved from within the existing Business Park. 1 This site lies to the south of Stokesley, and to the Access at the north will be through the functional east of the existing Business Park. The land is floodplain. No new access onto the (Great currently in agricultural use. Planning Permission Broughton Road B1257) will be acceptable for has been approved for the construction of three highway safety reasons. buildings to be used for offices, workshops and warehousing on the northern part of the site, but 7 A contribution will be required towards the this is not proceeding. provision (and/or improvement) of footpath and cycleway links, both to Stokesley town centre and to Great Ayton.

153 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY 8 Developer contributions towards the upgrading of the potable water network, to enable a SE2 WHITE HOUSE FARM, STOKESLEY suitable supply to be made available for the new (0.8ha) development, may also be required, depending This site is allocated for employment uses on the phasing of the development. (B1), subject to:

Implementation i. development comprising small high 9 There are no constraints preventing the site from quality employment starter units; being immediately available for development. ii. access to the site being taken directly Justification from Westlands; 10 This site is allocated because: • it would make a substantial contribution to iii. provision of landscaping at the employment land needs in the Sub Area, in a western and eastern boundaries; very accessible location; • access is readily available and some iv. contributions from the developer landscaping (tree planting) has already taken towards providing improved footpath place around much of the site to reduce and cycleway links to Stokesley town visibility from the east (B1257); centre and to Great Ayton, • it is well related to existing employment uses; improvements to public transport • additional employment uses in this location infrastructure and, if necessary, were supported by consultation. upgrading of the potable water network to enable a suitable supply to be made available to the new development; and

v. no development, other than essential infrastructure and water compatible uses, should take place within Flood Zone 3b, as defined by the Environment Agency Flood Maps.

Context 1 This site comprises the existing range of disused farm buildings to the south of the main road known as Westlands. The buildings are currently situated in, and surrounded by, agricultural land. The area to the north of Westlands is allocated for residential development (SH1).

Proposed Development 2 The site will be developed for high quality starter units, supporting the rural economy in accordance with Development Policy DP16.

154 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY Development Requirements and Explanation mitigation measures are put in place) in line with 3 The existing “farm building” character of the site PPS 25 and Development Policy DP43. will be retained regardless of whether the development involves the renovation or 7 Developer contributions towards the upgrading reconstruction of the existing farm buildings, in of the potable water network, to enable a order to maintain the rural character of this suitable supply to be made available for the new approach to the town. development, may also be required, depending on the phasing of the development. 4 Access to this site will be taken from Westlands, in conjunction with that for the residential Implementation development to the north (Site SH1), possibly by 8 The site is immediately available for means of a new roundabout. development to satisfy the employment needs of the local area. 5 Landscaping is required to the west and east to protect and improve the appearance from public Justification viewpoints. 9 This site is allocated because: • it would reuse and adapt existing redundant 6 A small part of the south western corner of the farm buildings in an appropriate way; site is within the functional floodplain as • it would provide a range of employment identified in the Environment Agency (EA) Flood opportunities in a location close to the town Risk maps. The development layout for the site centre, strengthening the rural economy in should therefore ensure that no development, accordance with Development Policy DP16; other than essential infrastructure and water • the relatively small site area of this allocation, compatible uses, should take place within Flood and proximity to the town centre, makes it Zone 3b (unless more accurate modelling is particularly suitable for high quality produced that shows a more precise flood extent employment starter units. acceptable to the EA or suitable and satisfactory

155 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY COMMUNITY AND OTHER USES use by residents of both the existing and new residential developments nearby. SC1 NORTH OF HEBRON ROAD AND WHITE HOUSE FARM, STOKESLEY (3.9ha) 4 Latest evidence of need should be used to inform the exact type, design and location of the This area is allocated for allotments (or recreational facility for young people (this could community gardens) and general include a skateboard park or multi-use games recreation purposes, subject to: area). Residents and potential users of the open space should be consulted on the design, layout i. pedestrian and cycle access from both and use of Site SC1. It is important that any existing and proposed developments consultation is carried out at timescale to the south and east; appropriate to the implementation of the allocation. ii. hard and soft landscaping in appropriately set out areas; and 5 Any necessary Sustainable Urban Drainage System (SUDS) scheme resultant from iii. providing a recreational facility for development of Sites SH1 and SH2 should be young people. located and well integrated into the proposed amenity space. SUDS ponds should not be Context located within Flood Zone 3 as defined by the 1 This site is an area of agricultural land to the Environment Agency Flood Maps. Any SUDS north of Hebron Road / Sowerby Crescent and scheme should be developed in consultation with White House Farm. Vehicular access to the site Northumbrian Water Limited and Hambleton is currently “agricultural” only from the end of District Council. Hebron Road. 6 Northumbrian Water has indicated the site has a Proposed Development sewerage rising main and a water main within its boundary. Development proposals will, therefore, 2 This site will be developed to provide areas of either have to accommodate the mains, giving public open space and recreation facilities and a unrestricted access at all times, or provide facility for young people, such as a skateboard investment to divert them. park or multi-use games area. Vehicular access will go through Site SC1 to both housing Implementation allocation Sites SH1 and SH2. New pedestrian links will be provided from Sites SH1 and SH2, 7 Development of this site will occur as and when and existing pedestrian links mainly from Hebron sufficient funds become available from developer Road and The Stripe will be utilised. contributions.

Development Requirements and Explanation Justification 3 Developers of Sites SH1 and SH2 will be 8 This site is allocated because: required to contribute towards the provision and • there is a need for amenity open space and equipping of this communal area, part of which recreation areas in this area; will be set out for use as allotments (or • there is a known need for allotments and/or community gardens). The remainder will be set community gardens; out for use as public open space and/or small • the location of the site makes it accessible park area(s) including a recreational facility for from both existing development at the south, young people with landscaping and seating for and from the allocated Sites SH1 and SH2, for recreation and leisure purposes.

156 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY 7.5 STOKESLEY SUB AREA SERVICE VILLAGES Green) with a Police Station and Church along Guisborough Road. Some recreation 7.5.1 The Core Strategy defines Great Ayton, Great facilities exist alongside the river at Low Broughton and Hutton Rudby as the Service Green with sports provision (cricket ground) Villages in this Sub Area. These are promoted as to the east of Wainstones Close; the main location of services to supplement those provided in Stokesley. Policy CP6 states • location of main employment areas: that new housing will be supported in the There are some employment opportunities in designated Service Villages at a level Great Ayton, however, the main employment appropriate to the needs of the local opportunities in the area are at the nearby communities and within development limits. Stokesley Business Park, approximately 4.5 km to the south west; 7.5.2 The general strategic approach to development in each of the Service Villages in the Stokesley • main environmental constraints: Sub Area has been to: There are areas alongside the River Leven • give priority to the use of brownfield sites and that are known to be susceptible to flooding, sites that are within the built up area located although the site put forward for development close to the existing services within the village; is not affected. Part of Great Ayton is a • use sites which, where on the periphery, have Conservation Area; the least significant impact on the form and character of the settlement. • accessibility and infrastructure issues: Great Ayton lies on the A173 link between 7.5.3 This general approach has the benefits of: Stokesley and the Moors Road (A171) at • being the more sustainable in terms of Guisborough. Links to the surrounding road access to, and support for existing services network are, therefore, good; however, the and facilities within the settlement; there is traffic congestion within the • providing affordable housing in identified settlement due to the narrow winding roads areas of local need. which give Great Ayton some of its character. 1. GREAT AYTON • significant areas of brownfield land: Strategic overview There are few areas of brownfield land available at Great Ayton 7.5.4 Great Ayton is located approximately 4.5 km north east of Stokesley. Great Ayton is the The approach to development in Great Ayton largest Service Village in Hambleton District and is recognised as being able to provide a 7.5.5 Consultation responses supported evidence that significant level of services and facilities for its there is a significant need for extra care surrounding area. Key characteristics of Great accommodation in the Stokesley Sub Area and Ayton include: that any provision should be close to services and facilities. In view of the proximity of the • location of main facilities: Stokesley Business Park, no employment Shops and similar facilities are mainly along allocation is considered necessary for Great the High Street (between the bridge and High Ayton.

157 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY Allocation

7.5.6 One site is allocated for development in Great Ayton, illustrated on the following Map S2. However the Proposals Map must be consulted as the definitive source of boundaries. The policy allocating the site and setting out the definitive source of the details of its development follows:

Map S2

158 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY Proposed Development SH4 CLEVELAND LODGE, GREAT AYTON 2 This site will be developed for very (0.84ha) sheltered/extra care housing, providing self - This site is allocated for housing, for contained accommodation in the form of one and release in Phase 2 (2016 – 2021), subject two bed flats with access to care and support. to: Access will be from Newton Road. i. development being at a density of Development Requirements and Explanation approximately 70 dwellings per hectare, resulting in a capacity of 3 This development is intended to provide a higher around 60 dwellings (of which a target density sheltered housing scheme, to satisfy an of 50% should be affordable); identified shortfall in the provision of close/extra care for the elderly within a 3 km radius of Great ii. development being “Very Sheltered Ayton. Development will be at a high density (70 Housing” (independent housing with dwellings per hectare) in view the close/extra an element of close/extra care for the care nature of the development. Notwithstanding elderly); the special nature of this development, the proportion of affordable units required reflects iii. design of the development respecting Core Policy CP9 targets, which indicates 50% its location in the parkland setting of a for the Stokesley Sub Area and will be subject to Listed Building; negotiation and, if necessary, the outcome of iv. the front boundary wall being economic viability assessment at the time repositioned to allow safe and suitable of making a planning application. access from Newton Road; 4 In consultation with NYCC as highway authority, v. provision of suitable and safe footpath the developer will be required to set back the links along Newton Road to local existing stone boundary wall between Newton amenities off High Street and High Green; Road and the development in a position to provide improved visibility for the means of access to both vi. contributions from the developer Cleveland Lodge and the new development. towards providing any necessary traffic calming measures along Newton Road 5 The developer will be required to provide a and increased or improved access to Transport Assessment and demonstrate vehicle local health care facilities; and speeds, where necessary proposing traffic vii.significant landscaping being of high calming measures to reduce the speed of traffic quality design and layout and sensitive along Newton Road. NYCC should be consulted to its proximity to the Listed Building on and be satisfied with any proposed measures. of Cleveland Lodge. The developer would be required to contribute to any necessary traffic calming scheme.

Context 6 An essential part of the scheme will be the 1 This is a site located within the parkland grounds provision of a suitable and safe footpath for use of a Grade II Listed Building. It lies on the edge by elderly residents linking the development site of the village, but close to its centre, with housing across and along Newton Road to local facilities to the north and west, and agricultural land to the off High Street and High Green. south and east. The site lies outside the Conservation Area.

159 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY 7 The design, layout and position of the 2. GREAT BROUGHTON development should respect the parkland setting of the Listed Building in which the development Strategic overview is located, and ensure that the character and landscape setting of the principal building is 7.5.7 Great Broughton is located approximately 3.4 km safeguarded. south east of Stokesley, midway between the Service Centre and the boundary of the North 8 The developer will be required to survey the York Moors National Park. In its role as a Service quality of, and develop a management plan for, Village, Great Broughton has been recognised the existing tree belt that bound the site to as being able to provide a level of services and Newton Road, carrying out any necessary works. facilities for its surrounding area. Key A survey and management plan should be characteristics of Great Broughton include: prepared and agreed with the Council. High quality landscaping of the development site is • location of main facilities: also essential. Great Broughton, benefits from a shop/post office , places of worship and public houses. 9 The design and landscaping scheme will be All facilities are within the boundary of the required to deal with potential adverse impacts settlement and within easy walking distance; on the surrounding environment in a sensitive way and take in to account the impact upon the • location of main employment areas: Listed Building. There are few employment opportunities/areas in Great Broughton. Implementation However, employment opportunities exist at 10 This site is to be delivered in Phase 2, in order to the Stokesley Business Park, 2.7 km to the ensure the required provision for the Stokesley north west; Sub Area as a whole. • main environmental constraints: Justification There are no significant environmental constraints in Great Broughton though a 11 This site is allocated because: small area to the south of the village is • development in this part of the grounds of susceptible to flooding. Parts of Great Cleveland Lodge would not be visually Broughton are designated a Conservation conspicuous or cause significant harm to the Area; character or appearance of the Listed Building or village; • accessibility and infrastructure issues: • it is close to the services and facilities within Great Broughton is located at the northern the village, and is therefore suitable for the end of the main moors route to Helmsley provision of much needed very sheltered (B1257). Bus services exist to both Stokesley housing; and Northallerton; • there is an identified shortfall in very sheltered accommodation in the north of the • significant areas of brownfield land: District which this development will reduce; There are no significant areas of brownfield • it is available. land available at Great Broughton.

160 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY The approach to development in Great Allocation Broughton 7.5.9 One site is allocated for development in Great 7.5.8 The approach taken to development in Great Broughton, which is illustrated on the following Broughton is to try to retain its linear form and Map S3. However the Proposals Map must be character without an adverse affect on the consulted as the definitive source of boundaries. visually attractive countryside in which Great The policy allocating the site and setting out the Broughton is located, the settlement being an definitive source of the details of its development important gateway to the North York Moors follows: National Park. The site chosen for allocation received public support, retains the linear character of the settlement and is screened by existing landscaping and landform. In view of he proximity of the Stokesley Business Park no employment allocation is proposed for Great Broughton.

Map S3

161 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY HOUSING Proposed Development 2 The site will be developed for housing with SH3 BROUGHTON GRANGE FARM, access from the B1257. GREAT BROUGHTON (0.65ha) This site is allocated for housing, for Development Requirements and Explanation release in Phase 1 (up to 2016), subject to: 3 This site will be developed at a minimum density of 30 dwellings per hectare, reflecting its location i. development being at a density of in a Service Village, and the character of the approximately 30 dwellings per surrounding development. The proportion of hectare, resulting in a capacity of affordable housing required reflects Core Policy around 20 dwellings (of which a target CP9 requirements and will be subject to of 50% should be affordable); negotiation and, if necessary, the outcome of economic viability assessment at the time of ii. housing types meeting the latest making a planning application. evidence on local needs; 4 The Housing Needs Study 2004 updated by the iii. the site layout being towards the road Housing Market Demand Study 2008 indicated frontage to avoid those areas near to that that there was a need for all dwelling types Holme Beck which are susceptible to and rented accommodation in the Stokesley Sub flooding; Area villages, with the greatest need being for one to three bed units. The Parish Secondary iv. access to the site being from a single Housing Need Survey (February 2008) indicated point onto the B1257; need for the affordable element to provide a tenure mix of 50% social rent and 50% Low Cost v. provision of a footpath linking the site Home Ownership, comprising two and three to the village; bedroom houses and bungalows. Therefore, it is expected that the development will contribute vi. on-site provision for all car parking towards meeting these needs. However the requirements; latest information at the time of development should be used to inform the type, size and vii. the developer may also be required to tenure of housing development to meet local contribute to overcoming any capacity needs in accordance with Policy DP13. issues at the Sewage Treatment Works as a result of the development; and 5 A footpath linking the site to the village shall be provided as an integral part of the development viii.contributions from the developer and all car parking provision (residents and visitors) shall be on site. towards the provision of additional school places and local health care 6 No development will take place to the southern facilities as necessary. or western parts of the field, which have been identified as being liable to flooding (Zone 3) in the Strategic Flood Risk Assessment. Context Northumbrian Water has indicated that there is a capacity issue at Great Broughton Sewage 1 This site is currently in agricultural use. It lies to Treatment Works and the development of this the south of the settlement, with existing housing site will be timed to tie in with any proposed to the north and east, and agricultural land to the improvements - to which the developer may south and west. need to contribute.

162 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY 7 The developer will be required to make financial and the Stokesley Business Park is approx contributions towards the provision of additional 6 km to the north east; school places and health care facilities in the local catchment area if evidence from the • main environmental constraints: education and health authorities at the time of There are no significant environmental the proposed development demonstrates that constraints in Hutton Rudby (outside the the development will result in a deficiency. sloping River Leven valley), although a large Contributions will be administered by the part of the village centre is a Conservation education and health authorities respectively. Area;

Implementation • accessibility and infrastructure issues: 8 This Site is identified for release in Phase 1 in Hutton Rudby does not lie on any principal order to ensure the required provision for the highway route, though good access exists to Stokesley Sub Area as a whole and to meet both the A19 (at Crathorne) and the A172 (at existing local affordable housing needs. Swainby). Good bus services exist to both Stokesley and Middlesbrough; Justification 9 This site is allocated because: • significant areas of brownfield land: • development would respect the existing form There are no significant areas of brownfield and character of the village; land at Hutton Rudby. • the site has existing screening to the south, and development in this area would have The approach to development in Hutton minimal adverse landscape impact; Rudby • it is available. 7.5.11 Many of the sites put forward for development 3. HUTTON RUDBY during consultation in Hutton Rudby were considerably larger than required, and without Strategic overview natural boundaries. The site selected had some public support and would link existing detached 7.5.10 Hutton Rudby is located approximately 5 km development and recreation areas to the village south west of Stokesley. Key characteristics of without detriment to its form and character. In Hutton Rudby include: view of the proximity of the Stokesley Business Park, no employment allocation is proposed for • location of main facilities: Hutton Rudby. The village of Hutton Rudby benefits from a shop/post office, places of worship and public Allocation houses. All facilities are within the boundary of the settlement, mainly around The Green, and within easy walking distance; 7.5.12 One site is allocated for development in Hutton Rudby, illustrated on the following Map S4. • location of main employment areas: However the Proposals Map must be consulted There are few employment as the definitive source of boundaries. The policy opportunities/areas in Hutton Rudby, although allocating the site and setting out the definitive a large haulage firm lies 1.5 km to the south, source of the details of its development follows:

163 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY Map S4

164 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY HOUSING development. The proportion of affordable housing required reflects Core Policy CP9 SH5 NORTH OF GARBUTTS LANE, requirements and will be subject to negotiation HUTTON RUDBY (1.7 ha) and, if necessary, the outcome of economic This site is allocated for housing, for viability assessment at the time of making a release in Phase 2 (2016 – 2021), subject planning application. to: 4 The Housing Needs Study 2004 updated by the Housing Market Demand Study 2008 indicated i. development being at a density of that that there was a need for all dwelling types approximately 18 dwellings per and rented accommodation in the Stokesley Sub hectare, resulting in a capacity of Area villages, with the greatest need being for around 30 dwellings (of which a target one to three bed units. The Parish Secondary of 50% should be affordable); Housing Need Survey (October 2007) indicated need for the affordable element to provide a ii. housing types meeting the latest tenure mix of 50% social rent and 50% Low Cost evidence on local needs; Home Ownership, comprising two and three bedroom houses and bungalows. Therefore, it is iii. steps being taken to ensure that any expected that the development will contribute potential for increased flood risk from towards meeting these needs. However the Hundale Gill is prevented; latest information at the time of development should be used to inform the type, size and iv. provision of footpath links to nearby tenure of housing development to meet local recreation areas and the village centre; needs in accordance with Policy DP13. and 5 The development layout must ensure unrestricted v. contributions from the developer access to the water main that runs outside and towards the provision of additional adjacent to the boundary of the site. Hundale Gill school places and local health care flows through the site and must be protected from facilities as necessary. receiving excess run-off or discharges.

Context 6 The developer will also ensure that the 1 This is a part brownfield and greenfield site. It development is designed to achieve a 20mph lies on the north western edge of Hutton Rudby, zone within the site and includes a suitable adjoining housing to its west, east and south. footpath link to the village centre. There is recreation land further to the west and agricultural land to the north. 7 Developer contributions will be required towards the provision of footpath links to the nearby Proposed Development recreation area and the village centre. The 2 The site will be developed for housing, with developer will be required to make financial access from Garbutts Lane. contributions towards the provision of additional school places and health care facilities in the Development Requirements and Explanation local catchment area if evidence from the 3 This site will be developed at an approximate education and health authorities at the time of density of 18 dwellings per hectare resulting in a the proposed development demonstrates that capacity of around 30 dwellings reflecting the the development will result in a deficiency. location of Hundale Gill, its location in a service Contributions will be administered by the village and the character of the surrounding education and health authorities respectively.

165 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY Implementation 7.6 SUMMARY OF ALLOCATIONS: STOKESLEY 8 This Site is identified for release in Phase 2 in SUB AREA order to ensure the required provision for the Stokesley Sub Area as a whole. Housing land proposals

Justification 7.6.1 The overall implications of the Allocations made 9 This site is allocated because: in the Stokesley Sub Area in terms of housing • it is close to village services and facilities; land supply are as follows: • its development would link existing isolated (affordable housing) development with the • the Allocations will provide approximately 424 nearby residential estate and village main body; new homes within the Stokesley Sub Area in • there is no adverse impact on the form, the Service Centre and Service Village character and setting of the village; settlements. This, in addition to 315 • it is available. completed and committed dwellings already identified in the area for the period April 2004 – March 2008, gives a total of 739 dwellings total provision during the plan period. This slightly exceeds the former RSS* and Core Strategy requirements set out in para. 7.1.1 above (728); • out of the total of 424 in the Stokesley Sub Area (2004-2026), approximately 314 new homes are planned for Stokesley Town. In addition to existing completions and commitments (194), this means that total provision in the Town for the plan period as a whole is 508. This scale of provision represents 69% (508 out of 739) of all housing in the area. This means that provision more than meets the Core Strategy Policy CP6 in the Core Strategy requirement that at least 2/3rd of the total housing requirement for the Stokesley Sub Area (2004-2026) should be in Stokesley Town; • of the 315 permissions / completions in the period April 2004 - March 2008, 288 dwellings have been on brownfield sites (91%). However, unfortunately only one of the sites to be allocated for development in the Stokesley Sub Area is on brownfield land. This is due to the fact that Stokesley and the associated Service Villages in the Sub Area have limited brownfield opportunities. This means that of the total of 739 dwellings,

* Please see Paragraph 1.2 for the current position regarding the former RSS. 166 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY 40% are on brownfield land (compared to the 7.6.2 The Allocations sites are intended to be phased plan area target of 55%). Compensating for as follows: this, developments in Northallerton and Thirsk offer substantially more opportunities for Settlement Site Yield development on brownfield sites; Completed/committed • in terms of a phased release of housing land 315 dwellings in Sub Area in line with PPS3, the required totals for each Phase 1 of the three phases for the Stokesley Sub (2004-2016) Stokesley SH1 100** Area are set out in para. 7.2.1 above. In Great Broughton SH3 20 Stokesley, as the Service Centre, and in the Service Villages, the proposed phasing of Total 435 housing is set out below. This takes account ** Site SH1 is split across Phases 1 and 2 of 315 completions and commitments for the period 1st April 2004 to 31st March 2008, Settlement Site Yield which is included within Phase 1. Given the existing level of commitments, this implied Stokesley SH1 113** Phase 2 trajectory can be seen to be very similar to (2016-2021) Great Ayton SH4 60 the required three phases. Hutton Rudby SH5 30 Total 203

** Site SH1 is split across Phases 1 and 2

Settlement Site Yield Phase 3 Stokesley SH2 (2021-2026) 101 Total 101

Plan Period 2004 - 2026 Total 739

167 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY 7.6.3 The table below shows how the proposals for Land proposed for employment purposes housing site allocations in the Stokesley Sub Area (incorporating housing completions and 7.6.4 Policy CP10A identifies the target level for commitments in Phase 1) meet the overall employment development in the Stokesley Sub housing requirements established by former Area (2005 – 2021) as 9 hectares. A further RSS* and the Core Strategy for the period requirement of around 6 hectares is needed in (2004-2026), as set out in para. 7.1.1: the Sub Area.

Housing Requirements (2004-2026) 7.6.5 Two sites are now allocated for development: SE1 and SE2. Together these total 2004 2016 2021 approximately 6 hectares, thus meeting the Settlement Total -2016 -2021 -2026 identified need. Stokesley (town) 294 113 101 508 Former RSS* & Core Strategy requirement 272 107 107 486 (minimum) Service Villages 106 90 0 196 Secondary Villages 15 0 0 15 Other Villages 20 0 0 20

Total outside 141 90 0 231 Stokesley (town)

Core Strategy requirement 136 53 53 242 (maximum) Sub Area Total 435 203 101 739 Former RSS* & Core 408 160 160 728 Strategy requirement

* Please see Paragraph 1.2 for the current position regarding the former RSS. 168 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - STOKESLEY 8. Thirsk Sub Area

8.1 THE CORE STRATEGY CONTEXT Opportunity also includes part of the Bedale Sub Area and the southern part of the 8.1.1 The main Sub Area specific implications of the Northallerton Sub Area. Most housing and Core Strategy for the Thirsk Area are as follows: employment development will take place within this area; • Spatial Principle 1 identifies most of the Thirsk Sub Area as being part of an Area of • Spatial Principle 3 and Core Policy CP4 Opportunity in order to reflect the scope for define the sustainable settlements. Thirsk and development based on accessibility, scale of Sowerby are considered as one settlement in existing facilities and relative lack of the LDF. development constraints. The Area of

Principal Service Centre • Thirsk (with Sowerby)

Service Villages • Carlton Miniott • Topcliffe

Secondary VillagesPrincipal S • Borrowby Centre Thirsk • Dalton (with Sow • Knayton • Pickhill Service Vi • Sessay Carlton M • South Kilvington Topclif • South Otterington • Sutton-under- Second Village Whitestonecliffe Borrow Dalton Knayto Pickhi Sessa South Kilvi South Ottering Sutton-un Whitestone

169 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK • Former RSS* (May 2008) together with Core as a whole). However, taking account of Strategy Policy CP5A (see paras. 2.4 – 11) existing land available with permission, the establish that the gross housing completion Core Strategy estimates that only a further 13 targets for the following periods are: hectares will need to be identified;

Phase 1 Phase 2 Phase 3 • Policy CP11 establishes the District-wide 2004 2016 2021 Total principle that most employment development – 2016 – 2021 – 2026 will be encouraged to locate within Service Thirsk Centres – however in the case of Thirsk, it 954 406 406 1766 Area recognises that if land cannot be identified in Hambleton the town of Thirsk, some development should 3640 1450 1450 6540 Total also be supported at Dalton Airfield (as will development to meet the needs of existing businesses); • Policy CP6 places two requirements on the scale of housing development in Thirsk: • Policy CP12 supports the local economy and specifically transport investment – in the - at least 51% of all housing in the District Thirsk area the proposed upgrading of the A1 needs to be in Northallerton and Thirsk to motorway standards north of Dishforth is towns; identified in the Development Policies DPD - at least two thirds of all housing in the by Policy DP16, which identifies the protected Thirsk Sub Area should be in the Thirsk route. Improvements to the access to Dalton Service Centre. Airfield Industrial Park are also supported by Policy DP16; Reconciling these two requirements to give a working target for Northallerton and Thirsk • Policy CP14 defines the District-wide retail towns (by using the proportionate differences hierarchy, defining Thirsk as a Town Centre, in Sub Area totals between Northallerton and serving a wide rural catchment. Thirsk Sub Areas), this effectively gives a minimum target of housing provision in Thirsk town of:

Phase 1 Phase 2 Phase 3 2004 2016 2021 Total - 2016 – 2021 – 2026 Thirsk Principal 829 331 331 1491 Service Centre

• Policy CP9 sets the target of 40% of all dwellings in Thirsk Area to be “affordable” (see Development Policy DP15 for definition);

• Policy CP10A sets a target level of 18 hectares of employment development in the Thirsk Area (out of 75 hectares in the District

* Please see Paragraph 1.2 for the current position regarding the former RSS. 170 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK 8.2 CURRENT DEVELOPMENT COMMITMENTS Land for employment uses

Housing 8.2.3 Policy CP10A identifies the target level for employment development in the Thirsk Sub Area 8.2.1 The plan period for the LDF started on 1st April for the period 2005 – 2021 as 18 hectares. 2004. In order to establish the outstanding need to Currently 5 hectares has permission - therefore, allocate land for housing for the remainder of the a further requirement of around 13 hectares is plan period (to 2026), account needs to be taken of needed in the Sub Area. completions to date (the most recent information being available up to 1st April 2008), and 8.2.4 Core Strategy Policy CP11 (see para. 8.1.1) outstanding commitments (i.e. land with planning indicates that most development should be permission for housing). All these commitments encouraged to be located in Thirsk – but if land have been reviewed, in order to establish that they cannot be identified there, some development are consistent with LDF policies, and are likely to will also be supported at Dalton Airfield. The contribute towards meeting the housing land supply. proposals contained in section 8.4 identify The following table sets out the current position, and slightly in excess of the overall 13 hectares the resulting residual requirement that needs to be requirement for the Sub Area, and thus no identified in this DPD in the first phase, 2004 – 2016: further allocations are proposed at Dalton Airfield. In accordance with Policy CP11, support 8.2.2 The analysis in the rest of this Section advances will nonetheless be given in principle (subject to proposals which will meet the former RSS* and the resolution of all other LDF policies) to Core Policies CP5A and CP6 requirements for the continued development at Dalton Airfield that Sub Area – the first phase taking account of meets the needs of existing businesses. completions and commitments as indicated in this table.

Settlement Completions Outstanding Totals Residual to meet former RSS* & as at 01/04/08 Commitments as at 01/04/08 Core Strategy requirements for Phase 1 (2004 – 2016) (=954 for Sub as at 01/04/08 Area, =min. 829 for Service Centre) Thirsk (with Sowerby) 313 246 559 Principal Service Centre Total 313 246 559 minimum 270 Carlton Miniott 336 Topcliffe 31013 Service Villages Total 6 13 19 maximum -1 Borrowby 314 Dalton 29 7 36 Knayton 011 Pickhill 224 Sessay 213 South Kilvington 202 South Otterington 011 Sutton under Whitestonecliffe 639 Secondary Villages Total 44 16 60 0 Others 20 27 47 0 Total 383 302 685 269

* Please see Paragraph 1.2 for the current position regarding the former RSS. 171 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK 8.3 THIRSK SUB AREA: be funded by Network Rail and developer STRATEGIC INFRASTRUCTURE contributions where appropriate. Other improvements including extending the 8.3.1 There are a number of key infrastructure projects platforms to permit more trains to stop will be and requirements that are necessary for the funded by Network Rail and rail operators delivery of the allocations for the Thirsk Sub Transpennine Express and East Coast. Area. The main elements are set out here, and further details are provided in the supporting text Sub Area Wide for each allocation or proposal. Annex 4 draws these elements together to illustrate the • Improvements to the Sewerage and anticipated Strategic Infrastructure Plan for the Drainage Network and Transport Systems: District. However it only gives a snapshot of the Developers will be required to provide, where requirements as known at the time of the appropriate, necessary infrastructure preparation of this DPD and based on evidence improvements. These will include from 2008-2009. At the time of development improvements to the sewer, drainage, utilities coming forward all specific infrastructure and transport networks and may include requirements will need to be considered in the significant improvements benefiting a wider light of identified needs at that time and the tests area than the development site. Where of Government Circular 05/2005 (Planning relevant, these improvements are identified in Obligations) and the statutory tests in the supporting text for each allocation or Community Infrastructure Levy (CIL) Regulation proposal. 122 in relation to the reasonable and necessary requirements to enable development to proceed. • School Places: Additional school places will be required in Major infrastructure certain areas of the Thirsk Sub Area. Financial contributions will be required • A1 (T) Upgrading to Motorway: towards the provision of the additional school Approximately 3 km of the A1 (T) north of the places resultant from the development. Dishforth interchange forms part of the Thirsk Developers will be required to liaise with the Sub Area boundary near Pickhill, 10 km from education authority (NYCC Children and Thirsk town itself. The A1 (T) is a route of Young People’s Service) to ascertain the national importance linking the south of existing capacity within the local schools and England to the North East and Scotland. The any predicted shortfall resultant from the upgrading scheme is due to start in Autumn proposed development that needs to be 2008 for completion in 2011. It is a major addressed. capital project for the improvement of the Strategic Road Network through North South West Thirsk Yorkshire, and as such is funded by the Highways Agency. • A168 Junction with B1448 Topcliffe Road: The A168/A19(T) is also part of the Strategic • Improvements at Thirsk Station: Road Network. It is recognised that the Thirsk Station is a popular ‘park and ride’ existing junction of the B1448 and A168 is facility for residents of Thirsk working in York inadequate. This proposal will enable traffic to to the south and Teesside to the north. join and/or leave the A168 in both a northerly Further improvements to the parking and and southerly direction and as such is an circulation at the station are required and will integral part of the South West Thirsk Area

172 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK scheme (see Proposal TM2) to which it will accepts that existing businesses should be provide the main access. This highway allowed to expand at the Dalton Industrial improvement is supported by both the Park, and access improvements will require Highways Agency and North Yorkshire consideration if significant expansion is to County Council. The entire cost will be funded take place. Consequently expansion projects by the developers of the South West Thirsk may be required to contribute to the funding Area. As well as providing the main access of the improvements to the road connection route to South West Thirsk Area itself from through to the A168 in line with Development the Strategic Road Network, it is anticipated Policy DP16. that the new junction will have the added benefit of relieving some pressure in Thirsk Minor infrastructure Market Place by providing a more attractive route to the A168, A19 and A1. The new 8.3.2 In addition to these major infrastructure issues, junction is therefore a major benefit of the smaller infrastructure works and schemes will be comprehensive development proposal that required across the Thirsk Sub Area. Details of the South West Thirsk Area represents and these are included with the site specific its provision will be secured by a Section 106 proposals. The smaller works will include projects Agreement to that effect. identified through the work of the Council’s Community Planning Team. Implementation will • New Primary School: be achieved through developer contributions The South West Thirsk Area (see Proposal arising from the development of smaller sites TM2) will generate significant demands for allocated within the Thirsk Sub Area. extra school places, and the two existing primary schools would be unable to cope. It is therefore proposed to provide an additional new school with seven classrooms as part of the South West Thirsk Area. The school will be funded by both NYCC and by developer contributions based on pupil yield from South West Thirsk. The school is another benefit of this large-scale and integrated residential and employment scheme. NYCC does not as yet have a location confirmed for the school and needs to undertake consultation and further investigations but the site allocated in this document would be suitable if that were chosen.

Dalton

• Access improvements at Dalton Airfield: The existing access to Dalton Airfield Industrial Park is very substandard in that the access road is liable to flooding. The junction between Eldmire Lane and the A168 is also inadequate. Core Strategy Policy CP11

173 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK 8.4 THIRSK (WITH SOWERBY) TOWN industrial site at Dalton, 8 km to the south west; Strategic overview • main environmental constraints: 8.4.1 Thirsk/Sowerby is identified as a Principal A large green corridor extends north/south Service Centre within the Settlement Hierarchy through the town, comprising the Holmes and set out in Policy CP4 of the Hambleton Core Sowerby Flatts alongside Cod Beck. It is Strategy. The town has a wide range of considered that this is an area to which businesses, retail uses, schools, employment Development Policy DP10 applies. It is also and medical services. partially designated as a Site of Importance for Nature Conservation (SINC) and largely 8.4.2 Thirsk is located directly to the west of the A19, falls within the town’s Conservation Area. In to which there is good vehicular access. There is addition there are two Scheduled Ancient also good access along the A168 to the A1 and a Monuments: a moated site located to the east train station 1 km to the west on the East Coast of St Mary’s Church and Thirsk Castle to the Main Line. The Thirsk Service Centre consists of west of the Market Place; two areas: Thirsk and Sowerby, which adjoin. For the purpose of the LDF, the two are • accessibility and infrastructure issues: considered as one settlement. From the town there is good access to both the A19 and A1(M). There are also good 8.4.3 Key characteristics of Thirsk include: connections to the nearest town, Northallerton, via the A168. By contrast, • location of main facilities: there are traffic congestion and circulation These are generally in or close to the Market issues in and around Thirsk Town Centre, Place, or along the streets that extend from particularly Station Road and the Market the Market Place. Just out of the centre on Place. The train station at Carlton Miniott Station Road is a Tesco superstore, which is provides regular Transpennine Express close to the largest leisure facility, the services along the north/south main line but racecourse, which generates a significant public transport links between the Station and number of visitors to the town. There are the town could be improved; three primary schools within the town, one to the north and two within Sowerby. There is • significant areas of brownfield land: also a secondary school in Sowerby. The Although there are a number of potentially main sports facilities are located at the available brownfield sites within the existing racecourse off Newsham Road, and there is a Development Limits, they are inadequate in leisure centre/swimming pool to the south of both size and number to satisfy the the Market Place. In addition there is a large anticipated housing requirement for the all weather playing surface which forms part settlement. of the secondary school in Sowerby adjacent to Gravel Hole Lane; Strategic approach to the development of Thirsk (with Sowerby) • location of main employment areas: In addition to the range of employment 8.4.4. The strategic approach to development in Thirsk opportunities in the town centre commercial (with Sowerby) reflects firstly the priority to use area, there are two clusters of employment, the scattered sites within the built up area; and one to the south east of the town off York secondly, a major mixed use scheme is Road, close to the A19 and one to the west proposed on the south western edge of Sowerby along Station Road. There is also a large – described as the South West Thirsk Area.

174 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK 8.4.5 The overarching justification for the south west • to the north west, development would have a sector is as follows: significant adverse impact on the character • this sector is capable of accommodating a and appearance of the landscape, and lead variety of uses including housing, employment, to greater traffic impacts; and recreation; • the areas to be developed are close to or abut • to the south east, development would extend existing built up parts of Thirsk with Sowerby, the urban area beyond the containment of the and development of these areas would respect bypass into the open countryside which the existing form of the settlement; would have a significant adverse impact on • there is potential for phasing the release of the the visual character of the area. There would areas for housing and other developments; also be access difficulties associated with • the areas are within reasonable development here. walking/cycling distance of the Town Centre, primary schools and the town’s secondary 8.4.8 During the preceding Preferred Options school; consultation, the preferred area for housing and • the land is available for development over the employment development within the south plan period to meet the need for phased western sector was adjacent to Station Road, housing supply up to 2026. rather than the area further south around Topcliffe Road which is now subject of the South 8.4.6 In addition to the general advantages arising from West Thirsk Area proposal. This change in choosing the south west sector option, there are approach has resulted from further consideration specific benefits associated with the South West of the merits of the two areas, and in particular Thirsk Area proposal, particularly a new the responses received during consultation. neighbourhood centre for Sowerby (which will Concerns about development in the Station include shops, health and social facilities); a new Road area include the extent of existing primary school; open space; and a much congestion on Station Road, and the probability improved junction with the A168, which not only that development in this location would lead to would give good access to the new development an unacceptable increase in road traffic; the but which would also provide a better route to the conclusion that Station Road itself is not fit for A168 /A19 than driving through Market Place. extra traffic; and the likely greater environmental impact of development in this area compared 8.4.7 In comparison with the south western sector, with the South West Thirsk Area now proposed. alternatives considered in developing the approach to the development of Thirsk were Allocations found to be less sustainable, because: 8.4.9 This section lists the sites allocated for •to thenorth east of the town, development development in Thirsk (with Sowerby) Town. would impact on the character of the open Summary Table T1 provides a full listing of all the countryside surrounding the town. This area sites, and Map T1 illustrates the location of these of the town is also affected by the flooding of sites in the town. However, the Proposals Map the Whitelass Beck as reflected in its must be consulted as the definitive source of the designation under the Environment Agency’s boundaries. The policies allocating the sites and Flood Zones 2 and 3. In addition it is some setting out the details of their development distance from the only secondary school in follow. Thirsk at Topcliffe Road and would lead to more car borne trips as a result;

175 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK Summary Table T1: Thirsk (with Sowerby) Allocations Land is allocated for development on the following sites:

HOUSING TH1 Cherry Garth Care Home, Thirsk (0.6ha) TH2 Depots, Station Road, Thirsk (2.84ha) TH3 Rybeck Farm, Thirsk (1.5ha)

MIXED USES TM1 Newsham Road, Thirsk (1.0ha) TM2 South West Thirsk Area (52.6ha) A Westbourne Farm (23.6ha) B Cocked Hat Farm (13.0ha) C West of Topcliffe Road (4.9ha) D East of Topcliffe Road (3.3ha) E Gravel Hole Lane (7.8ha)

EMPLOYMENT TE1 Thircon, Thirsk (0.5ha)

COMMUNITY AND OTHER USES TC2 Transport Interchange, Thirsk (1.2ha)

Detailed guidance on each allocation is set out in the following section.

176 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK Map T1

177 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK HOUSING Development Requirements and Explanation 3 The need for this kind of elderly persons’ TH1 CHERRY GARTH CARE HOME, THIRSK accommodation has been identified by NYCC (0.6ha) Adult and Community Services (Strategic Development – Extra Care) as part of their This site is allocated for housing, for Strategy for Older People. This Strategy development in Phase 1 (up to 2016), recognises the ageing population of Hambleton subject to: (as does the Hambleton Community Plan 2006- 2011) and the necessity to ensure the provision i. development being at a density of of dwelling types appropriate to the specific approximately 80 dwellings per requirements of the elderly. In view of its central hectare, resulting in a capacity of location, this site is particularly suitable for the around 50 dwellings (of which a target provision of housing for elderly people (both of 40% should be affordable); mobile and less mobile), being easily accessible for residents and visitors and very close to the ii. type of housing being elderly persons shopping and other facilities of the Town Centre. extra care accommodation; 4 The high development density (80 dwellings per iii. temporary re-housing of the existing hectare) reflects the need for small dwellings residents during development; required by 1 and 2 person elderly households. The proportion of affordable dwellings required iv. necessary infrastructure reflects Core Policy CP9 requirements and will improvements including footpath links be subject to negotiation and, if necessary, the to the Town Centre, better drainage outcome of economic viability assessment at the facilities and enhancements of the time of making a planning application. Town Centre CCTV being funded by developer contributions; and 5 Existing access onto Chapel Street is acceptable but visibility to the west when leaving the site is v. access arrangements meeting NYCC poor. The opportunity should be taken to improve requirements, including improvements access, if possible to meet NYCC standards for to the Chapel Street/Westgate junction. visibility splays as part of the proposed redevelopment of this site and the adjoining Hall’s Engineering works site. Improvements to Context the Chapel Street/Westgate junction are also 1 This site is currently in use as a residential care required and would benefit both schemes. home under the control of NYCC. A health centre Planning permission was granted in June 2008 is located to the west, offices and swimming pool for 7 dwellings on the Hall’s site and there is to the east, retail and a housing redevelopment clearly an opportunity to ensure redevelopment site to the north and a bowling green/open space of the two sites is properly integrated, including (the Flatts) to the south. access and junction improvements.

Proposed Development 6 Infrastructure improvements will be secured by 2 The site will be developed for self-contained developer contributions, including improvements homes for the elderly, with community facilities to the footpath links to the town centre, and care/support, to be accessed off Chapel improvements to drainage facilities and extensions Street. to the existing town centre CCTV system.

178 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK 7 The design of the scheme will need to address Justification the relationship between this site and the Flatts, 11 This Site is allocated because: which is an attractive area of fields and • it is a brownfield site, sustainably located hedgerows and a Site of Importance for Nature within close walking distance of the town Conservation (SINC). Views both from the new centre, with good access to public transport dwellings looking out over the Flatts and from the services; public footpaths which cross them should be • its accessible central location means that it is taken into account in designing the development. particularly suitable for the proposed use; • it provides an attractive location for elderly 8 Development will need to take account of the residents overlooking the Flatts open spaces allocation’s location within Thirsk Conservation and nature conservation area. Area and ensure that its character or appearance is preserved or enhanced.

9 As this site is brownfield, the possibility of TH2 DEPOTS, STATION ROAD, THIRSK contamination needs to be addressed by a (2.84ha) ground condition survey. This site is allocated for housing, for development in Phase 1 (up to 2016), Implementation subject to: 10 The site is available for development during i. ddevelopment being at a density of Phase 1, but closure and replacement of the approximately 10 dwellings per existing home for the elderly needs to be hectare, resulting in a capacity of handled sensitively, including temporary re- around 30 dwellings (of which a target housing of the existing residents. It will be of 40% should be affordable); essential to liaise closely with the County Council Adult and Community Services ii. types and tenure of housing developed (Strategic Development – Extra Care) in order meeting the latest evidence on local for the development of this site to proceed needs; satisfactorily. iii. access to be taken from Racecourse Mews;

iv. provision of appropriate junction improvements with Station Road;

v. contributions from the developer towards necessary infrastructure improvements including footpath links to the Town Centre and better drainage facilities; and

vi. contributions from the developer towards the provision of additional school places and local health care facilities as necessary.

179 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK Context 5 Existing site accesses are unsuitable. However, 1 This development proposal comprises three an access can be formed from Racecourse linked adjacent sites, currently in B2/B8 Mews if all three component sites are developed manufacturing and storage uses. The together. A traffic assessment will determine the surrounding area is entirely developed, mainly precise form of improvements necessary. with housing. 6 An emergency link will be needed to serve up to Proposed Development 100 dwellings (both new and existing) from Racecourse Mews because it is a cul de sac. 2 This site will be developed for housing, with There are 48 existing dwellings accessed from primary access from Racecourse Mews. Racecourse Mews in addition to the 30 new Diagram TH2 illustrates how the site will be dwellings proposed on the Depots site so one developed. emergency link should suffice. However If the number of dwellings served from Racecourse Development Requirements and Explanation Mews were to exceed 100, and this will depend 3 Because the site is an unusual shape, and on the detailed scheme, a second full road link to positioning of access roads restricts the number the highway network would be needed. of dwellings that could be built, the realistic capacity of the site has been reduced by 7 Developer contributions will be required to applying a10 dwellings per hectare density to the supply necessary infrastructure, in particular the site overall, thus yielding around 30 units provision of and improvements to footpaths and (compared with a density of 40 dph, which would cycleways to the Town Centre and Superstore, otherwise have been appropriate given the and drainage facilities. The developer will be central location of the site, and which would have required to make financial contributions towards yielded 100 or more units). The proportion of the provision of additional school places and affordable houses required reflects Core Policy health care facilities in the local catchment area CP9 requirements and will be subject to if evidence from the education and health negotiation and, if necessary, the outcome of authorities at the time of the proposed economic viability assessment at the time of development demonstrates that the development making a planning application. will result in a deficiency. Contributions will be administered by the education and health 4 The Housing Needs Study 2004, updated by the authorities respectively. Housing Market Demand Study 2008, indicated that there was a demand for various types of 8 As this is a brownfield site, the possibility of housing in the Thirsk Sub Area. In Thirsk with contamination needs to be addressed by a Sowerby, there remained a desire for 2 and 3 ground condition survey. bedroom houses. As the Depots site is within 5 minutes walk of the Town Centre, the location is Implementation likely to be attractive to both older and young 9 The site is proposed for development within person households wishing to have access on Phase 1 (up to 2016) as it is brownfield, in a foot or cycle to the many services and facilities of central location within Thirsk. However, the site the Town Centre. It is expected that the site will is complex, comprising land in three ownerships, deliver a mix of 2 – 3 bedroom flats and houses. and has a very irregular shape. Although However, the latest information at the time of assembly of the land is expected to be achieved development should be used to inform the type in the near future, these site complexities mean and tenure of housing development to meet local the Depots site is likely to be developed towards needs in accordance with Policy DP13. the end of Phase 1.

180 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK 10 The Depots site was originally identified for Justification development in the Local Plan but little progress 12 This site is allocated because: towards implementation has been made. • it is a brownfield site and can be developed Because there are three component parts to the without prejudicing the form or character of site, their shape is irregular, and access issues the settlement, as it is directly adjacent to need to be resolved, it will be essential for the existing development on three sides; owners and their agents to work collaboratively • the site is within walking distance (400m) of in order to bring forward this land for local services and facilities (primary school, development. supermarkets etc); • redevelopment for housing should improve 11 A comprehensive development scheme covering the amenity of the nearby residents as well as all the component parts of this site will be contributing to improvement of the character required, including a traffic impact assessment and appearance of the town. for the area covering cumulative impacts, and the establishment of arrangements for funding the necessary infrastructure improvements.

Diagram TH2

181 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK Development Requirements and Explanation TH3 RYBECK FARM, THIRSK (1.5ha) 3 A density of 30 dwellings per hectare is required This site is allocated for housing, for reflecting the location of this site at the urban development in Phase 2 (2016 – 2021), fringe of Thirsk. The proportion of affordable subject to: houses required is fully in line with Core Policy CP9 requirements and will be subject to i. development being at a density of negotiation and, if necessary, the outcome of approximately 30 dwellings per economic viability assessment at the time of hectare, resulting in a capacity of making a planning application. around 45 dwellings (of which a target of 40% should be affordable); 4 The Housing Needs Study 2004, updated by the Housing Market Demand Study 2008, indicated ii. types and tenure of housing developed that there was a demand for various types of meeting the latest evidence on local needs; housing in the Thirsk Sub Area. In Thirsk with Sowerby, there remained a desire for 2 and 3 iii. provision of an improved access from bedroom houses. Therefore, it is expected that Stoneybrough Lane; this development will deliver mostly 3 bedroom houses and some 2 bedroom dwellings as well. iv. contributions from the developer However, the latest information at the time of towards open space provision in the development should be used to inform the type locality, and towards other necessary and tenure of housing development to meet local infrastructure improvements including needs in accordance with Policy DP13. better drainage facilities and cycle and footpath connections; 5 The existing access from the A61 Stockton Road and along Stoneybrough Lane is currently v. contributions from the developer unsuitable, but will be improved to an acceptable towards the provision of additional standard. school places and local health care facilities as necessary; and 6 Infrastructure improvements, to be funded by the developer, will be necessary in particular to vi. provision of landscaping along the resolve drainage issues and water supply. The northern boundary. developer will be required to make financial contributions towards the provision of additional school places and health care facilities in the Context local catchment area if evidence from the 1 This site is currently occupied by a farmhouse education and health authorities at the time of and associated disused farm buildings. Housing the proposed development demonstrates that lies to the south and south west, and agricultural the development will result in a deficiency. uses to all other sides. Contributions will be administered by the education and health authorities respectively. Proposed Development 2 This site will be developed for housing, with 7 The location of Rybeck Farm requires that a access from Stoneybrough Lane. landscape scheme be implemented which softens the effect of its development when approaching Thirsk from the north.

182 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK Implementation MIXED USES 8 This site is available for development, subject to access and the other infrastructure issues TM1 NEWSHAM ROAD, THIRSK (1.0ha) including drainage being resolved and funded by This site is allocated for the developer. Although brownfield, it is included retail/leisure/office uses, subject to: in Phase 2 as it is at a greater distance from the Town Centre than the Depots and Cherry Garth i. access being taken from Newsham sites and is accordingly less sustainable than Road; they are; Rybeck Farm is therefore included in ii. highway improvements to the Station Phase 2 (2016 -2021). Road/ Newsham Road junction; Justification iii. improvement of pedestrian links to the 9 This site is allocated because: Market Place via Castle Garth and • its development would form a logical extension alongside Newsham Road; of the residential built up area in a part of Thirsk which is already largely developed; iv. contributions from the developer • although on the periphery of Thirsk, access to providing other necessary the town’s facilities is possible by foot, public infrastructure improvements including transport and bicycle; better drainage facilities; and • it relates well to the modern housing estate to the south; v. high quality design and layout. • it is a brownfield site and its development removes unattractive, unused and prominent farm buildings; Context 1 This site is in two halves, west and east of Newsham Road at its junction with Station Road and opposite the Tesco Superstore. The western half adjoins the Thirsk Racecourse, is brownfield and is very overgrown, and is part occupied by a number of derelict workshops and sheds. The eastern half is now occupied by the former Royal Mail Sorting Office, Fire Station, Ambulance Station, various business premises and a Chapel of Rest. Owners and agents for these properties have approached the Council about a comprehensive scheme for redeveloping the site, following internal reviews of their operational requirements. Several of the occupiers will need relocating as part of the scheme – in particular, GSM Graphic Arts, whose premises are on the eastern side of the site overlooking Castle Garth, would need to be relocated before their land could be made available. The Newsham Road site is located at the western edge of the Town Centre.

183 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK Proposed Development Implementation 2 The site will be developed for office, leisure 9 The part of this site west of Newsham Road is and/or retail uses. available for immediate development; indeed the Lidl discount supermarket chain received Development Requirements and Explanation planning permission for a new outlet here in 3 The Hambleton Town Centres Study identified September 2008. The eastern part requires this site as having potential for a discount food further work on assembly, but there is interest store/non food retail/ commercial leisure or office from both developers promoting comparison development. It occupies a prominent position, at goods retail development and from the owners of the edge of, but within the Town Centre the sites. boundary for Thirsk as defined under Development Policy DP20. Justification 10 This site is allocated because: 4 Relocation of the present businesses/activities, • it is a sustainable location on the edge of the which wish to continue in operation will be Town Centre and close to the Market Place; necessary if this development is to go ahead. • development of this site could improve the The extent to which they can be found character and appearance of this part of accommodation in the locality will of course town, both on entering the Town Centre from depend on their particular requirements and the the west but also on leaving the Town Centre availability of sites and buildings, however no in the direction of the Racecourse; problems are foreseen at this time. • it has good commercial potential, lying directly opposite Tesco and having good 5 Access both for customers’ cars and service visibility from Station Road (A61) from both vehicles must be from Newsham Road. directions; Assuming the present alignment of Newsham • it is within easy walking distance from the Road remains (subject to junction Primary Retail Area and the Market Place via improvements), both halves of the site could be Castle Garth; developed in a two storey block with the building • it meets an identified requirement for additional at the front of the site and parking to the rear. retail/office/commercial development as set out in the Town Centres Study. 6 Development proposals for this area will be required to ensure that the adjacent scheduled monument Thirsk Castle and its setting will not be adversely affected.

7 Infrastructure improvements will also be secured by developer contributions, including improvements to footpaths along Newsham Road and links to the town centre via Castle Garth and extensions to the Town Centre CCTV system.

8 The site is in a very prominent location when approached either from the west along Station Road or from the east where Station Road bends sharply to the north. The Council therefore looks for a high quality design solution.

184 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK TM2 SOUTH WEST THIRSK AREA (52.6ha) iii. improved foot and cycle access to the This area is identified as a strategic site Town Centre / Topcliffe Road and to for mixed development, comprising the retail facilities on Station Road and the following uses: Thirsk Railway Station; iv. improved public transport links along Site A: Westbourne Farm (23.0ha) Topcliffe Road to serve the Allocated for housing development at a development; density of approximately 40 dwellings per hectare, resulting in a capacity of around v. provision of a new primary school; 920 dwellings (of which a target of 40% should be affordable); for development in vi. provision of a community park and Phase 1 (up to 2016), Phase 2 (2016-2021) allotments; and Phase 3 (2021-2026); vii. provision of structural landscaping and Site B: Cocked Hat Farm (13.0ha) high quality design and layout; Allocated for employment (Use Classes viii.drainage to be achieved through a B1 business, B2 general industrial and B8 Sustainable Urban Drainage Scheme storage and distribution); (SUDS) including on-site storage; and

Site C: Neighbourhood Centre (4.9ha) ix. contributions from the developer Allocated for neighbourhood centre, towards the provision of additional comprising retail, leisure and associated school places and local health care uses such as a health centre; facilities as necessary.

Site D: East of Topcliffe Road (3.3ha) Allocated for primary school use; Context 1 The South West Thirsk Area is open greenfield Site E: Gravel Hole Lane (7.8ha) land on the south western edge of Sowerby, Allocated for community uses, including prominent on the approach towards the town recreation/community park and from the A168. It is in arable use, containing allotments. 2 farmhouses with farm buildings. The area is bounded by residential areas to the east; Green Development will be subject to the Lane to the north; the East Coast Main Line following requirements, to be achieved railway to the west and Topcliffe Road (B1448) to where necessary through developer the south, with further arable land beyond. contributions: 2 The individual site components of this scheme i. type and tenure of housing to meet the (see Diagram TM2) are identified as follows: latest evidence on local needs; 3 TM2A Westbourne Farm ii. formation of an improved junction of This greenfield site, currently in agricultural use, the B1448 and A168, permitting north- is located to the south of Green Lane, to the south movements; south-west of the Saxty Way and Cocked Hat Park areas, and north of Topcliffe Road (B1448);

185 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK 4 TM2B Cocked Hat Farm Development Requirements and Explanation This greenfield site, currently in agricultural use, 9 This is the main allocation proposed for the is located to the south of Green Lane and Thirsk Sub Area. A scheme of this size inevitably adjoins the East Coast Main Line which forms generates a number of development the western boundary of the site. To the south is requirements that are described here, and arable land running down to Topcliffe Road; illustrated on Diagram TM2. The developer will be required to make financial contributions 5 TM2C Neighbourhood Centre towards the provision of additional school places This greenfield site, currently in agricultural use, and health care facilities in the local catchment is located to the south-west of Sowerby and area if evidence from the education and health north of Topcliffe Road (B1448); authorities at the time of the proposed development demonstrates that the development 6 TM2D East of Topcliffe Road will result in a deficiency. Contributions will be This greenfield site lies south west of Sowerby, administered by the education and health with its western boundary formed by Topcliffe authorities respectively. Road (B1448). To the north is the Gravel Hole Lane site and to the south is farm land stretching 10 TM2A Westbourne Farm down to the A168; Housing (Site TM2A) is proposed to be at a density of at least 40 dwellings per hectare, 7 TM2E Gravel Hole Lane which is appropriate to the South West Thirsk This greenfield area is located south west of Area location, on the edge of the town. Sowerby. Its western boundary is formed by However, it is likely that residential densities will Topcliffe Road (B1448); to the north lies Thirsk vary across the site, and particularly around the Secondary School and all-weather pitch; to the proposed Neighbourhood Centre densities south west is the remaining portion of the South should be more than 40 dwellings per hectare. West Thirsk Area, East of Topcliffe Road. Part of The proportion of affordable houses required TM2E is a former gravel working as the name reflects Core Policy CP9 requirements and will suggests; later the working was tipped and be subject to negotiation and, if necessary, the restored to agriculture. outcome of economic viability assessment at the time of making a planning application. Proposed Development 8 The South West Thirsk Area TM2 will be 11 The Housing Needs Study 2004, updated by the developed through a substantial comprehensive Housing Market Demand Study 2008, indicated mixed use scheme, including housing; that there was a demand for various types of employment; a neighbourhood centre comprising housing in the Thirsk Sub Area and particularly in retail, food establishments and social and health the Villages where there was pressure for facilities; a new primary school; and other local bungalows and flats. In Thirsk with Sowerby, amenities such as a community park including there remained a desire for 3 and 5 bedroomed allotments and structural landscaping. Diagram houses and bungalows. While there was TM2 below provides an indicative explanation of generally no shortage of small dwellings, agents how the area will be developed in terms of broad still report some appetite for town centre living, land uses. especially apartments.

186 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK 12 Therefore, it is expected that development will 15 TM2D East of Topcliffe Road deliver a range of 2, 3, 4 and 5 bedroom houses The South West Thirsk Area will generate a need and some flats in order to satisfy the diverse for more primary school places to the extent that requirements of the local community. However, a new seven classroom school will be required, the latest information at the time of development to which the developers will be required to make should be used to inform the type and tenure of a substantial financial contribution. NYCC do not housing development to meet local needs in as yet have a location confirmed for the school accordance with Policy DP13. and need to undertake consultation and further investigations. Site TM2D would be suitable if 13 TM2B Cocked Hat Farm that were chosen, but at this stage it is also Employment related development (13 hectares possible that a site north of Topcliffe Road in the in total) will be developed on Site TM2B. The major housing allocation TM2A may be selected employment development is anticipated to be instead. split between 8 hectares of industrial and storage/distribution uses (B2 and B8), and 5 16 TM2E Gravel Hole Lane hectares offices and commercial uses (B1). This The extra housing will necessitate additional split reflects the conclusions of the Economic open space provision. Provision will be made on Development Study which seeks to diversify the Site TM2E for community uses, including playing District’s economic base and provide a variety of fields, a recreation or community park and employment opportunities for its residents. allotments/community gardens. Should there be no need for B2 or B8, other suitable employment uses (excluding town 17 Vehicular access is available onto Topcliffe Road centre uses) may be acceptable. The close in two locations: adjacent to Cocked Hat Farm juxtaposition of employment (Site TM2B) and and near to the junction with Gravel Hole Lane. residential development (Site TM2A) is most There is also potential for a future road link sustainable, helping to cut down on car journeys through to Station Road if the need arises and to work. The emphasis will be on providing high this is shown indicatively on Plan TM2. The quality jobs to meet the priorities of Development Council expects the new road layout for South Policy DP16 for higher skilled and growth sector West Thirsk to allow for this possible link. Green jobs. The B2/B8 uses will be located alongside Lane East will provide improved pedestrian and the heavily planted edge of the East Coast Main cycle routes to the Town Centre and other retail Line and separated from the housing areas by development off Station Road. high quality landscaping and B1 office/ commercial development. 18 A full multi-directional intersection between Topcliffe Road (B1448) and the A168 to the 14 TM2C Neighbourhood Centre south of Thirsk will be provided, to be funded A new neighbourhood centre (Site TM2C) will be through developer contributions. This new developed, comprising retail, leisure and social access will assist traffic circulation in the town facilities, including possibly a health centre. by offering a much better link with the A168 to Pedestrian and cycle access will be included as the south, and thereby minimising the number of part of the overall layout for the South West vehicles travelling northwards through the Thirsk Area. There will be parking and servicing Market Place wishing to access the A19 part of facilities too, and a hard and soft landscaping the Thirsk Bypass. scheme to provide an attractive neighbourhood facility.

187 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK 19 Structural landscaping will be provided along the 24 An implementation plan is essential for a scheme northern, western and southern peripheries of of this size, and will address various issues not the development in order to soften its impact on just the phasing of housing but also such the landscape, particularly when viewed from fundamental matters as the phased installation outside the site looking in. A similar approach is of infrastructure (roads, sewers and so on), and required in order to reduce the visual impact for the direction of development. Particularly residents of properties in Gravel Hole Lane, important regarding major schemes is the active Cocked Hat Park and Saxty Way. Structural engagement of public utility providers from an landscaping together with high quality design early stage. The implementation plan is likely to and layout will make this development an be based on the conceptual diagram for the attractive and sustainable urban extension to South West Thirsk Area (see Diagram TM2 Thirsk. below). In this respect, the fact that the land is largely in one ownership will ease 20 Surface water drainage will be dealt with by a implementation. SUDS, such as balancing ponds as part of the open space system for the South West Thirsk Justification sites. 25 This area is appropriate for a comprehensive mixed use scheme because: 21 Suitable opportunities to maximize • it will improve access to and from the A168 sustainable/renewable energy generation should (strategic highway network); be taken as part of the South West Thirsk Area • Auto-Link has indicated that there would be proposal, which because of its size offers good significant benefits in terms of emergency opportunities in particular for Combined Heat access and highway safety as a result of and Power (CHP). improved access with the A168 in this location; 22 The site as a whole should be archaeologically • this area is capable of accommodating a evaluated prior to the submission of a planning variety of uses including housing, application as this area has been identified within employment, and recreation, forming a most the Historic Environment Record (HER) as sustainable development; having potential for prehistoric remains. • the land to be developed is close to or abuts existing built up parts of Sowerby, and Implementation respects the existing form of the settlement; 23 With regard to phasing, the development of the • there is potential for phasing the release of housing areas will need to be aligned with the the land for housing and other developments, phasing requirements of the LDF in general and to provide for short, medium and long term in particular the 3 housing phases (Phase1: up to development requirements; 2016; Phase 2: 2016 – 2021; and Phase 3: • the land is within reasonable walking/cycling 2021- 2026). The 3 phases of dwelling distance of the Town Centre and primary and completions (190; 350; 385) are likely to be secondary schools, and development would controlled by planning conditions attached to any improve these routes and provide for public planning permission granted and will enable transport access; housing need as it arises during the plan period • there are specific community benefits, to 2026 to be matched by housing provision. including a proposed neighbourhood centre for Sowerby, education, health and social facilities.

188 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK Diagram TM2

189 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK EMPLOYMENT upgraded as necessary, is likely to be the most suitable. TE1 THIRCON, YORK ROAD, THIRSK (0.5ha) 4 A high quality building and landscaping scheme This site is allocated for employment uses will be required to maximise the potential of this (B1, B2 or B8), subject to: prominent gateway site, on the main approach to Thirsk from the A19/A168. A SUDS is required i. a suitable access being constructed with on site storage to regulate the flow. from York Road (A170);

ii. provision of landscaping; and Implementation 5 The site is expected to be developed by Thircon iii. high quality design. in compliance with the above requirements, but could equally be developed by another business. Context Justification 1 This vacant site lies to the south of Thircon Engineering Works, adjacent to the roundabout 6 This site is allocated because: junction with the A19 and A168. • it is located adjacent to existing employment development and could provide for the Proposed Development expansion of that industrial/business activity; • development of this site would present an 2 The site will be developed for offices, warehousing opportunity for a high quality scheme on a or another production unit for Thircon (metal fabricators). Should there be no need for B2 or B8, very prominent site at an important gateway other suitable employment uses (excluding town to the town; centre uses) may be acceptable. • the site is located within walking and cycling distance of the Town Centre and is accessible Development Requirements and Explanation by public transport; • development would not adversely impact 3 Because the site abuts a roundabout on the upon the existing highway network and it A19/A168, access must be at a minimum safe enjoys very good access to the strategic distance along York Road and away from the highway network (A19/A168). roundabout. The existing Thircon access,

190 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK information centre and passenger facilities TC2 TRANSPORT INTERCHANGE, THIRSK including refreshments and toilets. (1.2ha.) This site is allocated for a public transport Development Requirements and Explanation interchange, comprising pedestrian, 3 Improved bus access to the station (and including cycle, bus, taxi, and short and long stay bus shelters) will be required in liaison with NYCC car parking facilities as well as a pick up Highways and bus operators to make the and set down area, an improved ticket and transition between bus and rail more convenient information centre and passenger and therefore more attractive to users. facilities, including refreshments and toilets, subject to: 4 Higher quality, secure and covered cycle parking facilities close to station entrances will also be i. improvements to pedestrian and required, to provide priority access to the most vehicular access being agreed with sustainable forms of transport. NYCC Highways;

ii. priority access being given to the most 5 A dedicated taxi rank at the Station will be sustainable modes of transport; and provided with covered waiting areas, clearly separate from the car parking provision to iii. high quality design and landscaping minimise the level of traffic congestion at the being incorporated into any station entrances and exits. development proposal to enhance the appearance of development on site. 6 A ”PickUp/SetDown” zone for cars, with limited stop times to minimise disruption to traffic flows Context in the area, will also be provided. 1 This site is located to the west of Thirsk Railway 7 An increase in car parking spaces will be Station and lies to the east of Carlton Miniott. provided for both short and long term parking as The East Coast Main Line bisects the existing rail usage increases. Thirsk Railway Station. Currently there is car parking on both sides of the East Coast Main 8 Improvements will be made to existing Line although it is very limited on the western passenger information and ticket office facilities. side and is unofficial. There are visibility issues in These facilities will display connection particular regarding the access to the car park on information, bus and rail times and signposting the eastern side of the station at the junction with facilities (eg. Taxi rank, cycle parking, bus stops, Station Road. There is an area of unused land to and car parks). the west of the East Coast Main Line which has the potential to be used for additional car parking. 9 Improvements to catering, waiting and toilet facilities will also be provided in a covered Proposed Development environment. 2 The site will be developed for transport interchange facilities as part of a package of 10 Access to all parts of the Interchange facilities improvements for the station as a whole. These must be suitable for wheelchair users and in will provide cycle parking, bus stops, a taxi rank, addition are to comply with ‘Secured by Design’ a pick up and set down area, short and long stay standards. Suitable lighting and safety measures parking, an improved public transport ticket and will be required.

191 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK Implementation 13 Management of the facility will be through a 11 Vehicular access to the site will need to meet the partnership between Network Rail and bus and requirements of NYCC Highways both in terms rail operators who use the Interchange facilities. of cars, buses and pedestrians. The Council will work closely with NYCC, Network Rail and bus Justification and train operators, Sustrans, Coast to Coast 14 This site is allocated because; (C2C) and disability action groups to provide • as an existing facility, it is an excellent facilities which meet the needs of passengers. location to provide improved public transport connections within Thirsk and Sowerby and 12 Funding for these developments will be sought the surrounding area; from organisations such as Network Rail, East • further development of the site will not Coast, TransPennine Express, NYCC and adversely affect the form and character of the Sustrans. There may also be other sources of settlements; funding available at a regional level as the • the development of Interchange facilities will development and improvement of public encourage the use of more sustainable transport is strongly encouraged in the former modes of transport and help to reduce the Regional Spatial Strategy*. level of road traffic congestion.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 192 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK 8.5 THIRSK SUB AREA SERVICE VILLAGES 8.5.5 Key characteristics of Carlton Miniott include:

8.5.1 The Core Strategy defines Carlton Miniott and • location of main facilities: Topcliffe as the Service Villages in this Sub Area. Carlton Miniott has a number of local These villages are promoted as the main services, including a post office and location of services to supplement those convenience store, 2 public houses, non food provided in Thirsk (with Sowerby). Policy CP6 retail outlets, playgroup, primary school, states that new housing will be supported in the public hall, 2 churches, youth club and a designated Service Villages at a level sports ground. A Tesco superstore is located appropriate to the needs of the local within easy reach of the village on the communities and within development limits. outskirts of Thirsk, which is accessible by foot, cycle or by bus; 8.5.2 The general strategic approach to development in the two Service Villages in the Thirsk Sub Area • location of main employment areas: has been to: Employment areas are located to the east of • give priority to the use of brownfield sites and the village alongside the railway line. Further sites that are within the built up area located employment sites are located a few hundred close to the existing services within the metres toward Thirsk (over the railway), and village; within Thirsk itself; • use sites which, where on the periphery, have the least significant impact on the form and • main environmental constraints: character of the settlement; There are no significant environmental constraints in Carlton Miniott. However, there 8.5.3 This general approach has the benefits of: is one area of land with drainage problems, • being more sustainable in terms of access to but there are no threats of flooding from local and support for existing services and facilities water sources. There is a large area of open within the settlement; agricultural land in the middle of the village • providing affordable housing in identified that is considered important as a green areas of local need. wedge separating the two sections of the village and which includes wildlife ponds to 1. CARLTON MINIOTT the north;

Strategic overview • accessibility and infrastructure issues: Carlton Miniott is located along the A61, 8.5.4 Carlton Miniott at its nearest point is located which links with the A1 to the west and the approximately 1.8 km west of Thirsk and there is A19 (through Thirsk) to the east. The village a cycleway link to Thirsk along Station Road. is also served by a frequent train service from The village is served by a regular bus service to the station located at its eastern end; the Market Town and has a train station that provides links to York to the south and • significant areas of brownfield land: Northallerton, Darlington and Middlesbrough to There are no significant areas of brownfield the north and beyond. land available within Carlton Miniott.

193 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK The approach to development in Carlton • development within Carlton Miniott will Miniott provide local affordable housing in an area where the need for such housing will continue 8.5.6 The strategic approach to development in during the LDF period and will also support Carlton Miniott reflects the adopted Core existing local services and facilities. Strategy CP6 which states that only limited development to meet local needs is appropriate 8.5.7 By comparison, alternatives considered in in Service Villages (such as Carlton Miniott). developing this approach were less sustainable. Within the village itself, the priority is to use sites A number of sites put forward for development in within the built up area, located close to existing Carlton Miniott were either poorly located in services and facilities. In this way, the limited terms of access and sustainability, were subject amount of new building proposed will keep the to a number of constraints relating to developability character of Carlton Miniott and integrate better and deliverability, or would have adversely affected with existing development. This approach will the form and character of the village, for example, have the following main benefits: by encroaching more on the green wedge separating the two halves of Carlton Miniott. • the impact of development within Carlton Miniott will be less significant on the form and Allocation character of the settlement; • providing development on allocated sites 8.5.8 One site is allocated for housing development in within Carlton Miniott will achieve Carlton Miniott, illustrated on the following Map sustainability in terms of access to the T2. However, the Proposals Map must be existing services and facilities and public consulted as the definitive source of the transport within the settlement; boundaries. The policy allocating the site and setting out the details of its development follows:

Map T2

194 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK HOUSING Development Requirements and Explanation 3 The density of 30 dwellings per hectare is TH5 RIPON WAY, CARLTON MINIOTT (1.2ha) appropriate for this site which is on the edge of This site is allocated for housing for Carlton Miniott and also allows for access and development in two phases: the northern parking requirements to be met. The proportion part of the site (24 dwellings) in Phase 2 of affordable houses required reflects the provisions of Core Policy CP9 and will be subject (2016 - 2021), and the southern part of the to negotiation and, if necessary, the outcome of site (12 dwellings) in Phase 3 (2021 – economic viability assessment at the time of 2026), subject to: making a planning application.

i. development being at a density of 4 The Housing Needs Study 2004, updated by the approximately 30 dwellings per Housing Market Demand Study 2008, indicated hectare, resulting in a capacity of that there was a demand for various types of around 36 dwellings (of which a target housing in the Thirsk Sub Area and particularly in of 40% should be affordable); the Villages, where there was pressure for bungalows and flats. In Thirsk with Sowerby, ii. types and tenure of housing developed there remained a desire for 2 and 3 bedroom meeting the latest evidence on local houses. It is expected that development on this needs; site will deliver a range of 2, 3 and 4 bedroom houses and possibly bungalows. However, the latest information at the time of development iii. access being taken from Ripon Way; should be used to inform the type and tenure of housing development to meet local needs in iv. necessary infrastructure improvements accordance with Policy DP13. (drainage in particular) being funded by developer contributions; and 5 Access will be taken from Ripon Way, as Manfield Terrace is unadopted and very narrow v. contributions from the developer with little prospect of improvement and its towards the provision of additional junction with the A61 Station Road is also very school places and local health care substandard. facilities as necessary. 6 Tree cover is an attractive feature of this site and is to be retained as much as possible with felling restricted to providing access through the site. Context 1 Carlton Miniott is a linear settlement alongside 7 Developer contributions will be sought to provide the A61 and is divided into two distinct parts by a necessary improvements to the land drainage green wedge in the middle of the village. This system particularly on the northern part of the site lies on the eastern side of the wedge and to site and also to ensure appropriate recreation the south of a lake and woodland comprising provision on or off site. The developer will be Carlton Miniott lake and caravan park. To the required to make financial contributions towards east is a mainly modern residential development the provision of additional school places and north and south of Ripon Way, whilst immediately health care facilities in the local catchment area adjacent to the south and south east boundaries if evidence from the education and health is terraced housing including Manfield Terrace. authorities at the time of the proposed development demonstrates that the development Proposed Development will result in a deficiency. Contributions will be administered by the education and health 2 The site will be developed for housing, accessed authorities respectively. from Ripon Way.

195 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK Implementation Topcliffe lies within close proximity of 8 The housing units will be provided in two stages: Alanbrooke Barracks located 3 km to the 24 dwellings in Phase 1 and 12 in Phase 2 north; achieved through a planning condition to that effect in order to secure a supply of new • main environmental constraints: dwellings consistent with housing need as it There are no significant environmental arises during the LDF period. constraints in Topcliffe but the village is largely within a Conservation Area; Justification • accessibility and infrastructure issues: 9 This site is allocated because: Topcliffe is located within easy access of both • development would not have a significant the A1 (M) and A19. Regular bus services link adverse impact on the form and character of the village with the larger towns of Thirsk and Carlton Miniott; Ripon; • it represents a logical extension of the settlement; • development would have little impact on the • significant areas of brownfield land: green wedge which separates and defines the There are no significant areas of brownfield two parts of the village. land available within Topcliffe. 2. TOPCLIFFE The approach to development in Topcliffe Strategic overview 8.5.11 Although locations for development within 8.5.9 Topcliffe is located approximately 8 km to the Topcliffe were considered (and proposed) during south of Thirsk, with excellent access onto the the development of the plan, further information A168 leading to the A1 (M) to the west and A19 indicated that the land is not likely to be available to the east. The large Dalton Airfield Industrial for development at any time during the plan Estate is located 2 km to the south east of period. No other suitable sites have been Topcliffe. identified. Limited development may be expected to take place on infill or redevelopment sites 8.5.10 Key characteristics of Topcliffe include: within Development Limits or on exception sites in the case of affordable housing. Given that • location of main facilities: there is no specific necessity to provide for an Topcliffe has a number of local services, allocation in Topcliffe, to meet housing including a post office and convenience store, requirements in terms of scale or distribution in 2 public houses, playgroup, primary school, the Thirsk Sub Area, no allocations are proposed public hall, 2 churches, youth club, sports in Topcliffe. ground and children’s play area;

• location of main employment areas: Dalton Airfield Industrial Estate is located 2 km to the south east. There is a bus service along this route. The centres of both Thirsk and Ripon are easily accessible by bus.

196 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK 8.6 THIRSK SUB AREA SECONDARY VILLAGES filling station, public hall, 2 churches, sports ground and play area; 8.6.1 Opportunities for development within the proposed boundaries in these settlements are • location of main employment areas: likely to be very limited with the exception of The large industrial estate located at the Dalton which is considered below. As Policy CP6 former Dalton Airfield is 3 km to the south- of the Core Strategy indicates, allocations for west. The centres of both Thirsk and Ripon housing will only be advanced in exceptional are easily accessible by bus; circumstances in the Secondary Villages. • main environmental constraints: DALTON There are no significant environmental constraints in Dalton, however Eldmire Strategic overview Bridge, on the approach to the village from the A168 to the west falls within flood zones 8.6.2 Dalton has been designated a Secondary Village 2 & 3; within the adopted Core Strategy. However, it is recognised that a large redundant brownfield site • accessibility and infrastructure issues: is a cause for concern with local residents as it Dalton is located within easy access of both has stood empty for several years, causes an the A1 (M) and A19. Regular bus services link adverse visual impact upon the character and the village with the larger towns of Thirsk to appearance of the village, and has little prospect the north and Ripon to the west; of re-use for employment. Policy CP6 recognises that in exceptional circumstances, such as at • significant areas of brownfield land: Dalton, housing land may be allocated within The former Turkey Factory is a significant Secondary Villages. In designating Dalton as a brownfield site totalling 4.2 hectares. Secondary Village, it is recognised that there is a lower level of service provision than in the The approach to development in Dalton Service Villages. However Dalton is within close proximity to Topcliffe, which is accessible via 8.6.5 As set out in para 8.6.2 above, Dalton is public transport and can provide all of those classified as a Secondary Village and in services that are not available within Dalton. compliance with the adopted Core Strategy the Council would not therefore seek to make 8.6.3 Dalton is located approximately 3.4 km to the allocations for development within Dalton. However, there are exceptional circumstances at east of Topcliffe with regular public transport to Dalton which justify some land being allocated Thirsk and Topcliffe. The large Dalton Industrial for housing at the former Turkey Factory site. Estate at the former Dalton Airfield is located 3 There are 2 primary reasons for arriving at this km to the south west. conclusion: firstly, to ensure the removal of these buildings and use and secure appropriate 8.6.4 Key characteristics of Dalton include: redevelopment as the redundant Turkey Factory blights the village; and secondly there is • location of main facilities: otherwise little prospect of the factory’s re- has a number of local services, including a occupation. post office (with store), 2 public houses, petrol

197 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK Allocation

8.6.6 The following site is therefore allocated for housing development in Dalton, illustrated on the following Map T3. However, the Proposals Map must be consulted as the definitive source of the boundaries. The policy allocating the site and setting out the details of its development follows:

Map T3

198 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK HOUSING provided to its south. The density of the housing required (at least 25 dwellings per hectare) is less TH4 FORMER TURKEY FACTORY, DALTON than the recommended Government Guidance (1.2 ha) minimum figure of 30, but reflects the need to ensure that the overall redevelopment scheme This site is allocated for housing in Phase for the whole of the Turkey Factory site is viable. 1 (up to 2016), subject to:

i. development being at a density of 4 The Housing Needs Study 2004, updated by the approximately 25 dwellings per Housing Market Demand Study 2008, indicated hectare, resulting in a capacity of that there was a demand for various types of around 30 dwellings (of which a target housing in the Thirsk Sub Area and particularly in of 40% should be affordable); the Villages where there was pressure for bungalows and flats. It is expected that ii. re-use of the remainder of the factory development on this site will deliver a range of 2, site for B1 office/commercial uses and 3 and 4 bedroom houses and possibly associated landscaping with the open bungalows. However, the latest information at space area to the south of the site the time of development should be used to designed to provide a central green inform the type and tenure of housing focal point to the village; development to meet local needs in accordance with Policy DP13. iii. a commuted sum for creation and maintenance of open space; and 5 The northern-most building of the Turkey Factory iv. contributions from the developer site will be re-used for employment purposes as towards the provision of additional it is smaller and easily refurbished. The central school places and local health care portion of the Turkey Factory site will be facilities as necessary. redeveloped for high quality business/commercial (B1) units with a landscaped buffer between it and the proposed housing and to the rear. Context Remaining areas of the Turkey Factory site 1 The former Turkey Factory site is located in a outside the Development Limits will be restored prominent position on the edge of the village to agricultural use. opposite the village hall along Willow Bridge Lane. The entire Turkey Factory site (of which 6 A separate access to the employment use at the TH4 is the southern portion) consists of several northern end of the site will be retained; the open large industrial buildings in a variety of space area will be accessed by footpath from the conditions, which are fenced off from the road for public safety and site security. new residential area as well as the footpath along the road side. Proposed Development 2 This site (TH4) will be developed for housing. 7 The 30 dwellings will be a mix of 4/5 bedroom housing for sale, together with 12 affordable Development Requirements and Explanation dwellings consisting of four 1 bed apartments, seven 2 bedroom houses and one 3 bedroom 3 The southern portion (TH4) of the former Turkey Factory site will be redeveloped for housing with house, based on an up to date housing needs public open space in the form of a village green survey for Dalton.

199 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK 8 A landscaping scheme will be required for the developed prior to alternative greenfield sites whole Turkey Factory site including both land on because of the exceptional circumstances of this its eastern boundary and the proposed village site in terms of land reclamation and the need to green to the south of the site. The developer will offset substantial ongoing costs with little prospect be required to make financial contributions of removing this substantial eyesore otherwise. towards the provision of additional school places and health care facilities in the local catchment 11 It is unlikely that the buildings will be brought area if evidence from the education and health back into use for employment purposes due to authorities at the time of the proposed their poor condition and the potential cost development demonstrates that the development implications of redevelopment to modern will result in a deficiency. Contributions will be standards. administered by the education and health authorities respectively. 12 This site is allocated for housing because: • it is a prominent problem site which requires Implementation clearance and redevelopment for housing; 9 Implementation of this scheme is likely to be • local residents have supported housing undertaken by the existing developer/owner; the development on the part of the Turkey new areas of open space will be laid out by the Factory site nearest the village; developer and be subject to a commuted sum for • additional benefits from the development will maintenance. be areas of landscaping and open space including one at the heart of the village and Justification also the provision of new local employment opportunities. 10 TH5 falls within Phase 1 as it is an unused derelict brownfield site, which should be

200 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK 8.7 SUMMARY OF ALLOCATIONS: THIRSK SUB the period April 2004 – March 2008, the AREA proposals advanced here would mean that 55% of all housing in the LDF area would be Housing land proposals located in the two towns of Northallerton and Thirsk (3591 out of a total of 6540 8.7.1 The overall implications of the preceding dwellings (2004-2026)). This therefore proposals on the Thirsk area in terms of housing accords with the Policy CP6 requirement; land supply are as follows: • these proposals utilise as much brownfield land for development as possible. • the Allocations will provide approximately Approximately 38% of total development in 1111 homes within the Thirsk Sub Area in the the Thirsk Sub Area (commitments, Service Centre and Service Village completions and allocations) will be on settlements. This, in addition to 685 brownfield land – which is below the District completed and committed dwellings already target of 55%. This is largely due to the need identified in the area for the period April 2004 for major strategic peripheral development in – March 2008, gives a total of 1796 dwellings Thirsk (with Sowerby) to meet housing provision during the plan period. This very requirements. Such development will slightly exceeds the former RSS* and Core inevitably be on greenfield sites; Strategy requirements set out in para. 8.1.1 • in terms of a phased release of housing land above; in line with PPS3, the required totals for each • out of the total of 1111 in the Thirsk Sub Area of the three phases for the Thirsk Sub Area (2004-2026), approximately 1045 new homes are set out in para. 8.1.1 above. In Thirsk, as are planned for Thirsk (with Sowerby) Town. the Service Centre, and in the Service In addition to existing completions and Villages, the proposed phasing of housing is commitments (559), this means that total set out below. This takes account of 685 provision in the Town for the plan period as a completions and commitments for the period whole is 1604. This scale of provision 1st April 2004 to 31st March 2008, which is represents 89% (1604 out of 1796) of all included within Phase 1. Given the existing housing in the area. This means firstly that level of commitments, this implied trajectory provision more than meets the Core Strategy can be seen to be very similar to the required Policy CP6 requirement that at least 2/3rd of three phases. the total housing requirement for the Thirsk Sub Area (2004-2026) should be in Thirsk (with Sowerby) Town. Secondly however this high proportion is necessary to meet the other requirement of Policy CP6, that at least 51% of all development in the whole LDF plan area should be concentrated in the two Principal Service Centres of Northallerton and Thirsk; • in that respect, together with proposals in Northallerton town (for approximately 1987 dwellings), taking into account (and including) completions and commitments for

* Please see Paragraph 1.2 for the current position regarding the former RSS. 201 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK 8.7.2 The Allocations sites are intended to be phased Housing Requirements (2004-2026) as follows:

2004 2016 2021 Settlement Site Yield Settlement Total -2016 -2021 -2026 Completed/committed 685 dwellings in Sub Area Thirsk/Sowerby (town) 829 395 380 1604 Thirsk (with Sowerby) TH1 50 Former RSS* & Core Phase 1 Strategy requirement 829 331 331 1492 Thirsk (with Sowerby) TH2 30 (2004-2016) (minimum) Thirsk (with Sowerby) TM2 190** Service Villages 19 24 12 55 Dalton TH4 30 Secondary Villages 90 0 0 90 Total 985 Other Villages 47 0 0 47

Total outside 156 24 12 192 Settlement Site Yield Thirsk/Sowerby (town)

Thirsk (with Sowerby) TH3 45 Core Strategy Phase 2 Thirsk (with Sowerby) TM2 350** requirement 125 75 75 275 (2016-2021) (maximum) Carlton Miniott TH5 24*** Sub Area Total 985 419 392 1796 Total 419 Former RSS* & Core 954 406 406 1766 Strategy requirement Settlement Site Yield

Phase 3 Thirsk (with Sowerby) TM2 380** Land proposed for employment purposes (2021-2026) Carlton Miniott TH5 12*** 8.7.4 Policy CP10A identifies the target level for Total 392 employment development in the Thirsk Sub Area for the period 2005 – 2021 as 18 hectares. Outstanding commitments total 5 hectares, Plan Period 2004 - 2026 Total 1796 therefore 13 hectares of additional land need to ** Site TM2 is split across Phases 1, 2 and 3 be allocated within the Thirsk Sub Area. *** Site TH5 is split across Phases 2 and 3 8.7.5 Allocations TM2B (13.0ha) and TE1 (0.5ha) provide for 13.5 hectares of land for employment 8.7.3 The following table shows how the proposals for uses and there is scope for employment uses on housing site allocations in the Thirsk Sub Area site TM1 (up to 1.0ha), which therefore achieves (incorporating housing completions and (and slightly exceeds) the Sub Area requirement. commitments in Phase 1) meet the overall For the reasons indicated in para. 8.2.4, given housing requirements established by former this adequacy of supply, and reflecting Core RSS* and the Core Strategy for period (2004- Policy CP11, no new allocations are proposed at 2026), as set out in para. 8.1.1: Dalton Airfield.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 202 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - THIRSK 9. Summary: Scale, Distribution and Timing of Allocations for the Whole Plan Area

9.1 FORMER RSS*, CORE STRATEGY AND DEVELOPMENT POLICIES DPD CONTEXT Phase 1 Phase 2 Phase 3 2004 2016 2021 Total 9.1.1 The role of the Allocations DPD within the LDF is to – 2016 – 2021 – 2026 allocate specific areas of land (and to define Bedale 553 217 217 987 Development Limits), to meet the development requirements of Hambleton for the period to 2026. Easingwold 553 160 160 873 A number of considerations need to be taken into Northallerton 1172 507 507 2186 account in determining what this means and how this should be achieved, including following both Stokesley 408 160 160 728 national and regional guidance. Section 2 (and Annex 3) describes the principles involved in site Thirsk 954 406 406 1766 allocation in detail. The most important amongst Sub Areas 3640 1450 1450 6540 these principles is to deliver the requirements of the Total former RSS* and the LDF Core Strategy. As para. 2.4 indicates, this Allocations DPD is designed to be in general conformity with the former RSS* (as 9.1.3 The distribution of development within each Sub revised in May 2008), and also in conformity with Area is also guided by the Core Strategy. Policy the Core Strategy (approved in April 2007). The CP4 establishes the sustainable settlement allocations made in the Allocations DPD must hierarchy, identifying Service Centres, Service therefore reflect the scale and distribution of Villages and Secondary Villages. Policy CP6 development required by both former RSS* and establishes that in each Sub-Area at least two Core Strategy. The Development Policies DPD is thirds of new housing will be concentrated in its also relevant in a number of respects, but in Service Centre, and that at least 51% of housing particular in terms of achieving housing on development should be in the Principal Service brownfield land, considered in paras. 9.2.5 – 7 Centres of Northallerton and Thirsk. Applying below, and in defining Development Limits. these principles to the scale of housing identified in para. 9.1.2 establishes target minimum levels Housing scale and distribution of development for each of the Service Centres as follows: 9.1.2 The overall scale of housing required in Hambleton, taking account of the context Phase 1 Phase 2 Phase 3 provided by the revised former RSS* is explained 2004 2016 2021 Total in Section 2, paras. 2.4 – 9. The distribution of – 2016 – 2021 – 2026 this total to each Sub Area is guided by Core Bedale 368 145 145 658 Policy CP5A. Taking account of the adjustments necessary to accord with former RSS* (May Easingwold 368 107 107 582 2008), para. 2.10 explains how the Sub Area Northallerton 1027 409 409 1845 apportionments are achieved. For each Sub Area and each Phase, and utilising the defined targets Stokesley 272 107 107 486 from RSS and the Core Strategy, and the proportions established by the Core Policy, the Thirsk 829 331 331 1491 precise requirements are as follows (expressed Service in numbers of dwellings for which land needs to 2864 1099 1099 5062 Centres Total be provided, for each of the time periods):

* Please see Paragraph 1.2 for the current position regarding the former RSS. 203 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - SUMMARY In the case of Northallerton and Thirsk, these targets would achieve both requirements (ie. two thirds of all their Sub Area totals, but also 51% together of all the District development) – a working principle is used here which assumes that their respective shares (of the 51%) are proportionate to the overall scale of development in each of their Sub Areas.

Employment development scale and distribution

9.1.4 Core Policy CP10A identifies the overall scale of development required in each Sub Area – as a sub-division of the District total established in Core Policy CP10. In hectares, this establishes the following requirements for each Sub Area:

Bedale 20 Easingwold 8 Northallerton 20 Stokesley 9 Thirsk 18

Hambleton Total 75

9.1.5 The distribution of employment development within the Sub Area is also guided by the Core Strategy: although less specific in terms of proportions of development than for housing, the Core Strategy through Policy CP11 requires that most new employment development should be concentrated in the Service Centre, and that in the Service Villages opportunities for small-scale development to meet local needs will be supported.

204 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - SUMMARY 9.2 SCALE AND DISTRIBUTION OF in each case exceeds the 66% requirement set by ALLOCATIONS: COMPARISON WITH RSS, Core Policy CP6. The proportion of development CORE STRATEGY AND DEVELOPMENT proposed in Northallerton and Thirsk towns POLICIES DPD REQUIREMENTS (indicated in Table 6) at 54.3% is in excess of the 51% requirement also set by Policy CP6. 9.2.1 Within each Sub Area Section, a summary is presented of the proposals for housing and 9.2.3 In these terms, it is clear that the Allocations employment, in relation to former RSS* and Core reflect very closely the targets set by the Strategy requirements. This Section draws this former RSS* and Core Strategy, and thus analysis together – Tables 1 to 5 following should help to secure the level and identify the scale of housing allocated, in distribution of housing sought by the former comparison with former RSS* and Core Strategy RSS* and Core Strategy. Section 10: requirements set out in paras. 9.1.2 – 3 above, Managing Delivery sets out how the Council for each of the Sub Areas of Bedale, Easingwold, will monitor and manage the delivery of the Northallerton, Stokesley and Thirsk. Table 6 allocations to ensure former RSS* and Core combines this information for Hambleton District Strategy targets are met. (LDF Plan area) as a whole. 9.2.4 It should be noted that the scale of development 9.2.2 It can be seen that in each case the scale and proposed in the Allocations DPD relates solely to distribution of the Allocations achieve a very land proposed to be allocated (or development close relationship to the overall total targets which has already been completed since 2004, established for each Sub Area, and for the or is a commitment): it does not make any District, in each phase. In terms of the allowance for “windfall” development (ie. distribution of development within each Sub proposals accepted on land which is not Area, the percentage of the proposals within the allocated). This reasoning and implications of Service Centre is shown within the Table – and this approach is explained in para. 2.17 above.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 205 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - SUMMARY Table 1: Bedale Sub Area

Phases Total 1 2 3 (2004-2016) (2016-2021) (2021-2026) Settlement Existing All sites New Total commits New sites New sites sites sites & comps Bedale (town) 140 271 411 172 180 763 Former RSS* & Core Strategy - - 368 145 145 658 requirement (minimum) Service Villages 67 40 107 85 15 207 Secondary Villages 28 0 28 0 0 28 Other Villages 18 0 18 0 0 18 Total outside Bedale 113 40 153 85 15 253 Former RSS* & Core Strategy - - 185 72 72 329 requirement (Maximum) Sub Area Total 253 311 564 257 195 1016 Former RSS* & CS total requirement - - 553 217 217 987 Percentage in Service Centre = 75.1 Table 2: Easingwold Sub Area

Phases Total 1 2 3 (2004-2016) (2016-2021) (2021-2026) Settlement Existing All sites New Total commits New sites New sites sites sites & comps Easingwold (town) 261 90 351 130 105 586 Former RSS* & Core Strategy - - 368 107 107 582 requirement (minimum) Service Villages 76 0 76 30 45 151 Secondary Villages 89 0 89 0 0 89 Other Villages 41 0 41 0 0 41 Total outside Easingwold 206 0 206 30 45 281 Former RSS* & Core Strategy - - 185 53 53 291 requirement (Maximum) Sub Area Total 467 90 557 160 150 867 Former RSS* & CS total requirement - - 553 160 160 873

Percentage in Service Centre = 67.6 * Please see Paragraph 1.2 for the current position regarding the former RSS. 206 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - SUMMARY Table 3: Northallerton Sub Area

Phases Total 1 2 3 (2004-2016) (2016-2021) (2021-2026) Settlement Existing All sites New Total commits New sites New sites sites sites & comps Northallerton (town) 640 382 1022 500 465 1987 Former RSS* & Core Strategy - - 1027 409 409 1845 requirement (minimum) Service Villages 31 68 99 0 42 141 Secondary Villages 22 0 22 0 0 22 Other Villages 44 0 44 0 0 44 Total outside Northallerton 97 68 165 0 42 207 Former RSS* & Core Strategy - - 145 98 98 341 requirement (Maximum) Sub Area Total 737 450 1187 500 507 2194 Former RSS* & CS total requirement - - 1172 507 507 2186 Percentage in Service Centre = 90.6 Table 4: Stokesley Sub Area

Phases Total 1 2 3 (2004-2016) (2016-2021) (2021-2026) Settlement Existing All sites New Total commits New sites New sites sites sites & comps Stokesley (town) 194 100 294 113 101 508 Former RSS* & Core Strategy - - 272 107 107 486 requirement (minimum) Service Villages 86 20 106 90 0 196 Secondary Villages 15 0 15 0 0 15 Other Villages 20 0 20 0 0 20 Total outside Stokesley 121 20 141 90 0 231 Former RSS* & Core Strategy - - 136 53 53 242 requirement (Maximum) Sub Area Total 315 120 435 203 101 739 Former RSS* & CS total requirement - - 408 160 160 728

Percentage in Service Centre = 68.7 * Please see Paragraph 1.2 for the current position regarding the former RSS. 207 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - SUMMARY Table 5: Thirsk Sub Area

Phases Total 1 2 3 (2004-2016) (2016-2021) (2021-2026) Settlement Existing All sites New Total commits New sites New sites sites sites & comps Thirsk (town) 559 270 829 395 380 1604 Former RSS* & Core Strategy - - 829 331 331 1491 requirement (minimum) Service Villages 19 0 19 24 12 55 Secondary Villages 60 30 90 0 0 90 Other Villages 47 0 47 0 0 47 Total outside Thirsk 126 30 156 24 12 192 Former RSS* & Core Strategy - - 125 75 75 275 requirement (Maximum) Sub Area Total 685 300 985 419 392 1796 Former RSS* & CS total requirement - - 954 406 406 1766 Percentage in Service Centre = 89.3 Table 6: Hambleton District

Phases Total 1 2 3 (2004-2016) (2016-2021) (2021-2026) Existing All sites New Total commits New sites New sites sites sites & comps Service Centres 1794 1113 2907 1310 1231 5448 Former RSS* & Core Strategy - - 2864 1099 1099 5062 requirement (minimum) Service Villages 279 128 407 229 114 750 Secondary Villages 214 30 244 0 0 244 Other Villages 170 0 170 0 0 170 Total outside Service Centres 663 158 821 229 114 1164 Former RSS* & Core Strategy - - 774 351 351 1478 requirement (Maximum) District Total 2457 1271 3728 1539 1345 6612 Former RSS* & CS total requirement - - 3640 1450 1450 6540

Percentage in Service Centres = 82.4 * Please see Paragraph 1.2 for the current position Percentage in Northallerton and Thirsk = 54.3 regarding the former RSS. 208 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - SUMMARY Achievement of the brownfield land target for forward (as they always have), and many are housing likely to be judged acceptable against the relevant LDF Policies. This would apply, for 9.2.5 Another important consideration in determining example, to all development proposals which land should be developed for housing is beneath the threshold size of 0.3ha (or less the need, reflecting Government guidance than 10 dwellings) that has been set for contained in PPS3 (Housing), to use brownfield practical purposes in developing the land (previously developed sites) before never- Allocations DPD. It is considerably more developed greenfield sites, wherever possible. probable than not that the future windfall Reflecting this principle, Development Policy developments which are found to be DP12 establishes a target for the District that acceptable will be on brownfield rather than 55% of all development should be on brownfield greenfield land. For comparison, over the land. This target was based on work originally recent past (2000/1 – 2006/7), 65% of all undertaken by the Council (the Urban Potential windfall housing completions have been on Study), and incorporated in the Regional brownfield land. Moreover, this has been a Assembly’s submitted former RSS* for Public rising trend, with the most recent data for Examination. The approved former RSS* (May 2006/7 showing 81% of all windfall 2008) does not contain local targets, but developments being on brownfield land provides a regional target of 65%, and advises (Source: AMR 2007). LDF policies direct that in accordance with PPS3, LPAs should set development to “urban” locations within local targets themselves. Development Limits, and seek to protect open land with amenity benefits. Windfall 9.2.6 Against this context, Table 7 shows for each Sub developments often result from the ceasing of Area and for the District as a whole the particular uses (eg. employment sites), which proportions of housing on the Allocations made by definition would constitute brownfield sites. in this DPD, together with existing completions Thus in practice, the proportion of and commitments – which would be on development on brownfield land which brownfield or greenfield land. actually transpires is likely to exceed the proportion of brownfield land contained in the 9.2.7 It can be seen that development of the Allocations. This proportion will be monitored Allocations, taken on their own, would be likely to and the results published in the Annual result in a District-wide proportion of Monitoring Report; development on brownfield land that is 45.5% – ie. some way below the target of 55% which is 2. Perhaps of greater importance, in terms of included in the Development Policies DPD. the approach taken in formulating the Allocations DPD, which is to identify the most Two observations must be made about this appropriate land to be allocated for situation: development, there are no significant areas of brownfield land consistent with the Core 1. as discussed in para. 2.17, the Allocations Strategy (over the Plan’s working threshold), made in this DPD do not include any which have not been advanced for allowance for windfall developments, development. This was fully demonstrated in reflecting Government guidance. the details of all sites considered but rejected, Nonetheless, windfall proposals will come during the preparation of the Allocations DPD.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 209 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - SUMMARY Table 7: Brownfield/Greenfield Proportions Achievement of the Core Strategy employment land requirements Existing New Site commitments Total 9.2.8 Table 8 demonstrates that the Allocations identify Allocations & completions a level of land for employment purposes that equals or exceeds the requirements set for each BEDALE Sub Area by the Core Strategy. Brown 194 (77%) 380 (50%) 574 (56%) Table 8: Employment Land Proposals (hectares) Green 59 (23%) 383 (50%) 442 (44%)

Total 253 763 1016

EASINGWOLD

Brown 381 (82%) 60 (15%) 441 (51%)

Green 86 (18%) 340 (85%) 426 (49%) Core StrategyRequirement Existing commitmentsNew Allocations Total proposed Total 467 400 867 Bedale 17.0 5.0 22.0 20.0

NORTHALLERTON Easingwold 2.0 6.0 8.0 8.0

Brown 577 (78%) 382 (26%) 959 (44%) Northallerton 6.0 14.4 20.4 20.0

Green 160 (22%) 1075 (74%) 1235 (56%) Stokesley 3.0 6.0 9.0 9.0 Total 737 1457 2194 Thirsk 5.0 13.5 18.5 18.0 STOKESLEY Hambleton 33.0 44.9 77.9 75.0 Brown 288 (91%) 10 (2%) 298 (40%)

Green 27 (9%) 414 (98%) 441 (60%)

Total 315 424 739

THIRSK

Brown 595 (87%) 155 (14%) 750 (42%)

Green 90 (13%) 956 (86%) 1046 (58%)

Total 685 1111 1796

HAMBLETON

Brown 2035 (83%) 987 (24%) 3022 (46%)

Green 422 (17%) 3168 (76%) 3590 (54%)

Total 2457 4155 6612

210 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - SUMMARY 10. Managing Delivery

10.1 The main agents for the delivery of the 10.5 The number of sites brought forward will depend allocations in this DPD will be developers upon the number of allocated dwellings (advancing specific proposals for planning completed and the actual amount and type of permission) and the District Council as Local development achieved on each site. It will also Planning Authority in consultation with local be influenced by the amount of windfall communities, particularly the Town and Parish development achieved during the year (which Councils and the Local Strategic Partnership contributes to the overall supply) and by any (LSP) Area Groups. significant problems in the delivery of the current 5 year phase sites, likely to adversely affect the 10.2 In addition to responding to planning assumptions and aims of the DPD. applications, the Local Planning Authority needs to take proactive action in the management of 10.6 The additional sites, drawn down from the delivery to ensure that throughout the life time of subsequent phase, will be selected by Sub Area the DPD the delivery of land to meet its key in accordance with the criteria set out in this policy objectives remains on track. DPD for selecting and prioritising sites, informed by the responses from the developers to the 10.3 The Council provides quarterly updates on annual housing site developer questionnaire. development to its Performance Clinics which are summarised in an Annual Monitoring Report 10.7 This DPD allocates sites for 16 years, from the (AMR) on all development and the Council date of adoption, therefore, the Council does not maintains a Strategic Housing Land Availability envisage that it will be necessary to identify Assessment which is annually updated. The additional reserve or alternative sites as a Council also periodically undertakes a local contingency for any shortfall. However, in the Employment Land Review. In addition the unlikely event that the above methodology is Council will undertake an annual land unable to resolve an identified housing site owner/developer survey of all allocated sites to shortage the Council would then consider if a review progress on development of their sites. selective review of the LDF was necessary to The information received will be assessed identify new sites. annually and will form the basis of an annual update in the AMR. 10.8 In the event of economic recovery and house building rates returning to the peaks seen in Housing recent years then it is possible that the supply from windfall development in any given year 10.4 The managed release of housing through a would mean that the Council may not need to planning policy is set out within Policy DP11 of draw down additional sites to ensure a rolling 5 the Development Policies DPD and the year supply. It is highly unlikely, but nevertheless allocations must be delivered in accordance with possible, that a return to boom house building this policy. In order to ensure a continuous 5 rates would mean supply started to exceed the year supply of developable land in accordance planned requirements. In this case the Council with PPS3, every year the Council will draw would look to implement an interim housing down from the subsequent phase additional management policy to throttle back supply and allocated sites into the current phase providing a manage delivery by Sub Area in accordance with continuous up-to-date rolling programme of a the key Spatial Principles of the Core Strategy. deliverable 5 year land supply.

211 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - MANAGING DELIVERY Employment 10.13 However, in the unlikely event of an unexpected significant deliverability problem occurring with 10.9 In the case of employment land the former RSS* either site which would prevent the delivery and is far less directive. This DPD allocates sufficient phasing of the development anticipated in this employment land to provide long term provision DPD, then the Council will look to draw forward of employment land over the whole period of the later phases of the other strategic development plan. Employment land is allocated at the scale site. Hence, should significant problems arise of land proposed in the Core Strategy and to with North Northallerton then the Council would ensure flexibility, choice and enable economic draw forward Phases 2 and 3 of South West development; employment sites are not phased. Thirsk as necessary to remedy the shortfall. If South West Thirsk should encounter significant 10.10 The Council will work with key economic problems then the Council would draw forward providers to proactively promote and monitor the Phases 2 and 3 of North Northallerton as development of the allocated sites for economic necessary to remedy the shortfall. Although development. these two sites are in different Sub Areas they are both within the Area of Opportunity and the 10.11 In the event that the Annual Monitoring Report or Council considers that the scale of strategic the updated local Employment Land Review objectives that these sites deliver justifies the indicating that there has been an over provision approach outlined and will ensure that of employment development with evidence of development continues to be concentrated on adverse effects upon the Key Spatial Principles the Principal Service Centres. of the Core Strategy or former RSS* policies for the economy, then the Council would introduce 10.14 Only in the event of both strategic sites failing an interim employment land management policy would the Council consider it necessary to look to throttle back the supply of employment land by for a review of the LDF and interim measures Sub Area in accordance with the key Spatial beyond the framework of this adopted DPD. Principles of the Core Strategy.

Strategic Sites Contingency

10.12 Within the Area of Opportunity in the Principal Service Centres of Northallerton and Thirsk strategic site allocations have been made to bring forward major mixed use developments and to address key infrastructure requirements. The Council has undertaken, with the developers of these sites, significant investigative work to ensure that these sites are achievable and deliverable and that all development constraints and issues are known and have been factored into the phasing and development programmes of the sites.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 212 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - MANAGING DELIVERY ANNEX 1 POLICIES IN THE HAMBLETON DISTRICT WIDE LOCAL PLAN REPLACED BY THE ALLOCATIONS DPD

Policy District Wide Local Plan Title L1 Development Limits

All the Hambleton District Wide Local Plan policies covering site allocations lapsed on 27 September 2007 and they are no longer part of the Development Plan. Policy L1 was saved by Government direction, together with 12 other policies, until superseded by the Development Policies DPD and the Allocations DPD. With the adoption of the Development Policies DPD on 26 February 2008 the only remaining Local Plan policy, being replaced by the Allocations DPD, is Policy L1.

213 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 1 214 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 1 ANNEX 2 COMMUNITY VIEWS

1. The current planning system requires that local 5. Consultation requirements have recently been planning authorities should involve the reviewed by government and two stages of community from an early stage in preparing consultation on each Development Plan Local Development Frameworks, in order to Document – at the Issues and Options stage and achieve local ownership of and legitimacy for the thereafter the Preferred Options stage – are no policies. This is known as ‘front loading’. Local longer required. However, local planning authorities should, thereafter, involve the authorities retain discretion about the number of community continuously using techniques stages at which to engage the public in the lead appropriate to various parts of the community. up to the submission of Development Plan How consultation is to be undertaken by Documents. Hambleton District is set out in the Statement of Community Involvement. 6. The change in regulations concerning community consultation occurred during June 2. The Council is committed to involving all of the 2008, by which time the Council had already District’s communities, including ‘hard to reach followed the original requirements for groups’, in preparing the new framework. consultation at both Issues and Options and Preferred Options stages. This Annex, therefore, 3. By ‘front loading’, it is hoped to achieve summarises the main responses to the consensus on essential issues early on in the Allocations Issues and Options and Preferred process. Where consensus is difficult to achieve, Options Consultations, both of which have front loading still allows participants to contributed very significantly to the Allocations Submission document. A brief outline is provided understand each other’s positions and to try and of the methods used in each round of negotiate agreed solutions. It is accepted consultation as well. A full report on the Issues though, that some issues may well have to be and Options consultation is available from the resolved through an independent examination. Council and may also be found on the Council’s website: www.hambleton.gov.uk/ldf 4. Extensive consultation has already been undertaken by the Council on several occasions ISSUES AND OPTIONS CONSULTATION - – the Key Issues (March-April 2003), the Core OCTOBER/NOVEMBER 2005 Strategy Issues and Options, (April-May 2005), the Core Strategy Preferred Options (July- 7. Copies of the Allocations Issues and Options August 2005), and the Statement of Community Report were circulated upon request to Involvement (December 2004, April 2005 and approximately 230 individuals and organisations July 2005). Thereafter, consultation took place recorded in the Hambleton Local Development on the Development Policies Issues and Options Framework List of Consultees. The list includes in September-October 2005 and in January- “specific consultation bodies” such as the February 2006 on the Development Policies Yorkshire and Humber Regional Assembly and Preferred Options. All these earlier consultations Government agencies like the Highways Agency. provided very useful inputs into the subsequent In addition, a large number of “general stages of preparing the Local Development consultation bodies” were consulted representing Framework for Hambleton. Regarding this voluntary groups, ethnic minorities, religious Allocations Development Plan Document, 2 groups, disabled people and business rounds of consultation have taken place, at the community representatives. Forty nine of the Issues and Options stage (October-November consultees replied and in addition a further 839 2005) and the Preferred Options stage (October- responses were received from individuals November 2007). (mostly) and organisations not included within the original list of consultees.

215 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 8. A feature covering the Allocations Issues and BEDALE SUB AREA Options consultation was included in the 10. Altogether 124 questionnaires were returned for Council’s free newspaper, Hambleton News, the Bedale Sub Area; 33 for Bedale with Aiskew; which is distributed to more than 38,000 30 for the Service Villages; 45 for Secondary addresses in the District. Over 700 people Villages and 16 for Other Settlements. attended either a mobile exhibition as it toured the Service Villages or day exhibitions in the Bedale with Aiskew Market Towns and about 170 people took part in 11. Regarding the need for new homes and evening meetings also held in the Market Towns. employment land, nearly every respondent Finally, the consultation documents and favoured less than 500 dwellings up to 2021 and questionnaires were made available on the less than 9 hectares of land for employment Council’s web site. purposes. The most popular housing sites were in Aiskew, generally backing on to the CONSULTATION RESPONES – MAIN ISSUES Wensleydale Railway, while sites in the centre of 9. The results of this consultation had clear Bedale were usually less so. However, one of implications for the selection of the Allocations the proposed housing sites, 004/01 Wilberts Preferred Options and the rejection of others. A Farm, attracted significant opposition as well as summary of the main issues raised is presented support from respondents. The Abattoir site at here and a fuller report is set out in the Aiskew (004/05) was the most favoured for Allocations Consultation Statement. The employment purposes whereas sites at south summary is structured around the Allocations Bedale off Masham Road (011/03a-d) were Issues and Options Reports prepared for each of particularly unpopular. The Bridge Street site the 5 Market Town Sub Areas. For the most part, (011/09) was rated most preferred for business the responses to the consultation were inevitably and also for shopping. The south Bedale sites site specific as the whole purpose of the were considered the most appropriate for Allocations Issues and Options Report was to recreation use. In answer to the question about seek comments about option sites that were put any other possible sites for allocation, several forward from a variety of sources such as land were put forward for residential development. owners, agents, consultants, Parish Councils The same south Bedale sites were thought to be and also some sites put forward by Hambleton unavailable as was land at the Bedale Golf Council itself. The questionnaires used for this Course entrance. Asked if they had any other consultation also raised more general issues comments, 23 respondents replied about a wide about the numbers of dwellings required, the range of sites but particularly the very unpopular amount of employment land needed, whether south Bedale sites. existing development limits should be amended and so on, for each of the Sub Areas. The plan 12. Development Limits were felt strongly not to period was changed by Government after the need amendment. Issues and Options consultation from “up to 2021” to “up to 2026” for housing purposes. As a result of the extension of the plan period, more dwellings will be required and that must be borne in mind when considering responses in relation to housing requirements.

216 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 Bedale Service Villages Gatenby Parish Council suggested 25 to 30 13. Crakehall and Leeming Bar accounted for over dwellings. Regarding sites for new housing, two-thirds of the responses (22 out of 30). Fencote replies identified one in particular at Regarding housing needs, Crakehall residents Kirkby Fleetham Lane but opposed 2 others at thought up to 50 new dwellings should be The Hatchery and Churchyard. Opinions provided as compared with Leeming Bar amongst Fencote respondents were narrowly respondents who favoured no new housing at all. divided about amending Development Limits. Strong opposition was expressed about a Only Fencote respondents replied about other housing site outside the village boundaries on uses – a burial ground and another public house the northern edge of Crakehall. In Snape, were suggested. opinions were divided about new housing sites, especially the Hares Works Site 135/02. The EASINGWOLD SUB AREA limited replies from Tanfield were unanimous in 18. A total of 154 questionnaires were returned from supporting a site within the Development Limits the Easingwold Sub Area; 20 from Easingwold (Site 170/10 Station Yard) and resisting one itself; 43 from Service Villages; 89 from outside (The Cliffe, Site 170/01). Secondary Villages; and 2 from the Other Settlements. 14. Development Limits in general were considered not in need of amendment except for Crakehall Easingwold where opinions were more varied. There was 19. The estimated need for additional housing in little enthusiasm for allocating sites for any other Easingwold varied from less than 250 to more uses in any of the Service Villages. than 1,000 with the majority favouring less than 250. Employment land requirements were put at Bedale Secondary Villages 20 hectares or more by nearly half the 15. Only Kirkby Fleetham (27) and Scruton (14) respondents, while the others supported less returned significant numbers of questionnaires than 9 hectares, again quite a variation. When (41 out of 44); most of the Kirkby Fleetham asked about sites for new housing, there was no respondents favoured less than 10 new strong preference but sites 041/20 West of dwellings but no opinion was expressed about Easingwold and 041/23 West of Hagg Lane were the numbers of new dwellings in Scruton. both proposed and opposed. Employment sites Affordable Housing attracted little interest; Kirkby in general did not attract strong interest either for Fleetham replies did, however, identify 3 sites as or against. Respondents supported sites for unsuitable for such housing. Amendments to recreation and leisure in the south east of Development Limits were not very popular Easingwold (Sites 041/02; 041/06 and 041/43 amongst Kirkby Fleetham residents, whereas Stillington/York Road, 041/15 Ward Trailers, and Scruton respondents were more evenly balanced 041/24 North of Stillington Road) but not strongly in their opinions. so. In addition to the option sites, respondents were asked to suggest any other sites that they 16. Sites for other uses attracted interest in Kirkby wanted to be considered. Of the few who Fleetham, particularly for playing facilities. answered, most suggested additional housing sites. Regarding sites thought by respondents Bedale Other Villages not to be available, Sites 041/29 and 041/30 17. Great and Little Fencote produced over half the land to the west of Hagg Lane and 041/07 North 16 responses with 1 each from a further 6 of Easingwold were considered to be unavailable villages. Most Fencote respondents were in for housing purposes, particularly because of favour of 10 dwellings or less; by contrast poor access.

217 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 20. Development Limits were not seen by the There was much objection to 7 specific sites majority of respondents to need amendment. being used for affordable housing in Tollerton, When asked to comment generally on the option mainly for access reasons. Huby was similar in sites, a number expressed concern about that there was strong feeling against the Site retaining the character of Easingwold by not 070/06 South of Gracious Street. Both Tollerton allowing much more development. and Huby respondents were alike in being very opposed to amending Development Limits with Easingwold Service Villages only Alne and Linton on Ouse in favour. Which 21. Most of the responses from the Service Villages new sites to allocate for other uses clearly about the need for new homes were in favour of interested a number of Tollerton respondents some development during the plan period who put forward ideas for recreation uses and a although there were significant variations in GP’s surgery amongst other things. numbers of dwellings. The question about the choice of new housing sites produced answers Easingwold Other Villages which were often very critical of some sites 24. Two responses were received from Myton on (particularly Site 141/03 South of South Back Swale and Newton on Ouse. Both respondents Lane in Stillington) whereas support for sites was wished to see very little new housing and no more muted. In Stillington, nearly half of the 23 sites were preferred for housing either. As for respondents thought there were better sites than Development Limits, the Myton reply was in those they were consulted on by the Council. In agreement with amending the limits, whereas the Brafferton/Helperby, Sites 063/03 and 063/04 Newton on Ouse response was to object. East and West of Back Lane were objected to as were some of the sites at Husthwaite. NORTHALLERTON SUB AREA 25. There were 185 questionnaires returned from the 22. There were significant variations between the Northallerton Sub Area, the majority of them from Service Villages regarding Development Limits; Service, Secondary and other villages. Stillington replies favoured amendment as compared with Brafferton/Helperby and Northallerton Husthwaite replies which wanted to retain them 26. The very small response from Northallerton itself unamended. Sites for other uses sparked some was disappointing (10) and surprising as it is interest in Brafferton/Helperby but not in the much the largest settlement in Hambleton. other three Service Villages. Replies about the numbers of new homes needed varied between less than 250 dwellings Easingwold Secondary Villages and more than 1,000. 23. Tollerton generated a surprising number of responses – 64 as compared with 20 from 27. Only two people answered the question about Easingwold itself, a much larger settlement – employment land, one in favour of 5 ha. and the and the majority of them favoured less than 15 other who supported 20 ha. When asked to dwellings although one respondent wanted 75 evaluate site preferences for housing, dwellings. Replies from the other Secondary employment and other uses, few sites were villages were generally very restrictive except for mentioned and indeed, none stood out as Linton on Ouse whose Parish Council proposed popular or unpopular. 100 dwellings. Three sites in Tollerton, including 162/02b North east of Kyle Close and 162/04 28. Alternative sites attracted little support from North west of Back Lane, were considered respondents; on the other hand, flooding issues suitable for affordable housing and attracted were considered to make some sites quite substantial support although a significant unsuitable. minority opposed any affordable housing at all.

218 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 29. Amendments to Development Limits were on recreational facilities of one kind or another; in balance not considered necessary, other than to Morton-on-Swale and East Cowton there were accommodate any new allocations. When asked various ideas for other uses, including school for any other comments, respondents raised parking provision, Affordable Housing for young housing matters, traffic and parking problems, people and small business units. and the need for community facilities. Northallerton Secondary Villages Northallerton Service Villages 34. Nearly all the 64 responses from Secondary 30. Much greater interest was generated in the Villages came from Appleton Wiske. Two thirds 3 Service Villages, particularly East Cowton, of the Appleton Wiske replies wanted less than which contributed 60 of the 88 replies from the 10 dwellings although one person proposed as villages, with 17 from Morton-on-Swale and many as 40. All 5 Great Smeaton responses 11 from Brompton. preferred less than 10 dwellings.

31. Suggestions about how many new homes were 35. There was keen interest in Appleton Wiske in required varied quite widely in all 3 villages (from affordable housing and over half the replies (36) 0 to 100 or more in both East Cowton and favoured Site 008/02 South of Hornby Road. Morton-on-Swale) although the majority favoured However, the same site and 008/03 East and low numbers. As to which sites were supported South of Appleton Wiske School attracted over or opposed, Site 042/02 Bungalow Farm in East 30 objections because of flooding and the effect Cowton was very unpopular with many on the character of the village. As for Great respondents (as was Site 042/01 Vineyard Smeaton, Site 016/01 East of East Farm Terrace) because of flooding in particular and attracted opposition from 4 of the 5 respondents traffic issues to a lesser extent. Despite that, who thought it unsuitable for affordable housing. there was also some support for the Bungalow Farm site. Several Morton-on-Swale replies 36. Development Limits changes were unpopular in objected to the Sites 102/03 North of A684 and Appleton Wiske with two thirds of the replies 102/05 East of Dales School, principally on objecting to them; they were even more access grounds, preferring instead Site 102/02 unpopular in Great Smeaton. Land to the rear of the Swaledale Arms. In Brompton, no site attracted great support but 37. There was some interest from Appleton Wiske in 2 were objected to, namely Sites 020/01 The other uses for new sites, two of them in favour of Close and 020/05 Northallerton RUFC ground, recreational facilities for both old and young. largely on environmental grounds. The Parish Council strongly opposed the erosion of the Northallerton Other Villages ‘Brompton Gap’. 38. Low Worsall generated three quarters of the replies from Other Villages; it also produced 32. Amendments to Development Limits attracted widely varying responses to the need for new significant attention in all 3 villages with a small homes with nearly everyone favouring less than majority in favour of amendment in East Cowton, 15 dwellings whereas 2 replies supported 100 a dead-heat in Morton-on-Swale and a majority or more. of 1 opposed to amendment in Brompton. 39. Sites for affordable housing attracted some 33. Suggestions regarding new sites for uses interest in Low Worsall, particularly Site 098/02 attracted some support from all three villages: East of Worsall Hall. in East Cowton, there was much interest in

219 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 40. Amending Development Limits was not Stokesley Service Villages supported by most replies from Low Worsall. 47. There were nearly 100 answers from Great Sites for new uses were mentioned by several Ayton to the question about the need for new Low Worsall respondents, particularly regarding dwellings, of which 75% advocated less than 50 children’s play. dwellings as compared with one person who proposed 700 dwellings. Hutton Rudby replies STOKESLEY SUB AREA varied considerably too, from 0 to 100 dwellings 41. There were nearly 340 replies from the although 80% supported less than 50 dwellings. Stokesley Sub Area, of which 146 were from Great Broughton responses favoured less than Great Ayton and 73 from Hutton Rudby. 60 dwellings. The choice of new housing sites in Great Ayton was focussed on 3 sites – 058/16 Stokesley East of Ayton Hall; 058/02 Grounds of Cleveland 42. There were 43 replies from Stokesley itself. Few Lodge; and 058/06 Slaughterhouse, Linden people expressed an opinion about the number Avenue. Large swathes of land south-west of dwellings needed; once again, the range of (058/01a-b and 058/04) and south-east (058/07) responses was very varied with a cluster in of Great Ayton were very unpopular for flooding, favour of less than 250 dwellings and the traffic and environmental reasons. In Hutton remainder up to 500 and more. As regards Rudby, 2 sites were chosen, 073/04 North of employment land, all the replies favoured less Garbutts Lane and 073/06 Deepdale whereas than 9 hectares. 073/01 South of Garbutts Lane and 073/05 South East of Enterpen were objected to 43. Most comments about preferred sites related to strongly. housing, not surprisingly, with a cluster of replies choosing Site 142/06a and b Tanton Estates and 48. Existing Development Limits were supported by rejecting Site 142/14 White House Farm. Similar two-thirds of Great Ayton respondents; in Hutton opposition was expressed towards both Rudby, 80% of respondents wanted no change, recreation uses and employment development at like the 63% in Great Broughton. White House Farm. By contrast, extensions to Sites 142/25 and 142/26 Stokesley Business 49. There was a lot of interest in sites for other uses Park attracted significant support. in Great Ayton, particularly recreation and community facilities but in addition employment 44. There was very little interest expressed in and transport facilities. Hutton Rudby replies alternative sites with only 142/02 Land at Union included housing for the elderly and the young Mill and 142/07 Land at Levenside getting a alike. mention. Stokesley Secondary Villages 45. Sites considered to be unavailable for 50. There were just 7 responses from 3 of the development were generally on the south side Secondary Villages, Seamer, Ingleby Arncliffe of Stokesley on the grounds of flooding and and Kirkby in Cleveland. Regarding the number drainage. of new homes required, almost every reply favoured single figures. 46. Development Limit changes were unanimously opposed. Other comments made by respondents 51. Sites suitable for Affordable Housing were few largely repeated their previous concerns about and far between; indeed only one attracted any and opposition towards development south of support at all and that was in Seamer where Stokesley around Malvern Close and also White respondents also considered 8 sites to be House Farm. unsuitable for Affordable Housing.

220 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 52. Most replies opposed changing the Development 61. In terms of recreation and community uses, there Limits. was opposition to development of the York Road sites for these purposes also. 53. Regarding sites for other uses, just 1 in Seamer was put forward – again, for recreational 62. With respect to alternative employment sites, purposes. there were several responses proposing Dalton Airfield, Thirsk Industrial Park and Long Street. Stokesley Other Villages Sites regarded as definitely not available for 54. Potto accounted for most of the replies, 53 out of development featured predominantly the York 58, and almost all of them proposed less than 10 Road/Sowerby Flatts area which was highly dwellings. valued as agricultural land, playing fields and a green wedge. 55. There was little support for Affordable Housing on any site in Potto but some in Rudby. 63. Amending Development Limits was not supported by the majority of the Thirsk 56. Amending Development Limits was likewise very respondents. unpopular in Potto; Rudby was split on this issue. 64. In answer to the request for any other comments, yet again the York Road/Sowerby 57. There was some interest in sites for new uses: Flatts area came up strongly as being unsuitable in Potto, recreational uses were suggested; in for development, but very valuable as Picton, a village hall/playground; and a car amenity/agricultural land. Other comments park/church yard extension in Rudby. referred to flooding issues, traffic congestion and the scale of residential development which was THIRSK SUB AREA considered excessive. 58. A total of 89 responses came from the Thirsk Sub-Area, 45 from Thirsk/Sowerby. Thirsk Service Villages 65. Carlton Miniott (16) and Topcliffe together Thirsk with Sowerby produced 21 responses. 59. The number of new dwellings suggested for Thirsk/Sowerby varied considerably from less 66. The question about the number of new dwellings than 250 dwellings to more than 500; indeed, required elicited responses for Carlton Miniott most responses proposed the higher figure. varying from 0 – 50 and for Topcliffe, 0 – 25. Employment land needs varied too, with over half the respondents supporting less than 9 67. Two sites for new housing were supported at hectares although 1 person did suggest 20 Carlton Miniott, namely 025/02 Carlton Miniott or more. Park and 025/03 Manfield Terrace. However, both these sites also attracted opposition. At 60. As for new sites, there were clusters of support Topcliffe, site 163/03 Winn Lane Farm was for 139/04 Admirals Court, 152/03 Rybeck Farm supported rather than 163/01 Peter Fields where and 152/04 Stoneybrough Farm but opposition there were held to be infrastructure issues. With for 139/06 York Road and 139/09 and 09a regard to new sites for other uses, 5 of the 9 Cocked Hat Farm. Regarding employment uses Carlton Miniott replies said there was no (including shopping), there was opposition to the requirement although others suggested a need York Road, Cocked Hat Farm and Admirals for allotments, industry and play. Court sites with support for 139/03 Old Redhouse and 139/10 south of Austin Reed and 152/06 Austin Reed.

221 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 68. Amending Development Limits divided both 76. Development Limit changes were considered communities equally. unnecessary by Sandhutton Parish Council and opinion was divided in Catton. As for Thirkleby, 69. Concerning new sites for other uses, the Carlton such changes, it was argued, would only be Miniott replies were almost equally split between necessary to accommodate site 149/02 Manor there being no need and there being some need. Farm Cottage for housing. Possible uses included allotments and children’s play. With regard to Topcliffe, 1 suggestion was CONCLUSION to put further housing development at Dalton, 77. The consultation on the Allocations DPD Issues over 3 miles away. and Options Report produced nearly 890 responses, rather more than the previous Thirsk Secondary Villages consultations on the other Development Plan 70. There were limited responses from the Documents. This was hardly surprising really Secondary Villages, 14 in total. Answers as to since the selection of individual sites for possible how many new homes were needed ranged from development is always a sensitive matter, 5 to 150 in Dalton, up to 20 in Pickhill and up to whether from the point of view of local residents; 30 in South Otterington. developers, land owners and their agents; Parish and Town Councils; stakeholders such as the 71. No sites were strongly preferred for affordable County Council, Government Departments and housing in the Secondary Villages and indeed, Agencies, Public Utilities; amenity and interest sites in Dalton, Pickhill and South Kilvington groups and so on. It was also apparent that the were objected to on access and environmental response from communities varied according to grounds. whether or not there were live planning issues already such as a current planning application or 72. Development Limit changes were supported by existing infrastructure problems; burning issues Dalton and South Otterington replies. As for sites from say the District Wide Local Plan were also for other uses, a site for workshop uses was put likely to be controversial again. forward in Pickhill. 78. All the responses to the Allocations Issues and Thirsk Other Villages Options consultation were considered in 73. There were 8 responses from Other Villages, preparing the Preferred Options. A balanced 6 of them from Catton. approach was adopted which sought to reflect the views expressed and reconcile conflicts as 74. Regarding the number of new homes, replies far as it was possible to do so. The full from Catton varied from 0 to 15. Thirkleby Parish Allocations Consultation Statement sets out in Council thought between 6 and 14. detail who was consulted and how the various comments have been addressed as required 75. As to which sites would be best for housing, Site under the Local Development Regulations. 027/03 The Old Orchard was put forward in Catton. Another site in Catton was strongly opposed for housing. In Sandhutton, sewerage problems were said to affect the option sites. The Thirkleby respondent preferred Site 149/02 Manor Farm Cottage for housing.

222 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 79. The Council, as far as possible, chose Options 82. In total, 927 responses were made by the 783 consistent with the Issues and Options individuals and organisations who replied to the Responses as the full Report on the Consultation consultation. Most of the respondents used only explains. Where the Council was unable to do the Council’s questionnaire to reply; others so, the reasons included the need for submitted detailed and lengthy written compliance with the adopted Core Strategy, representations either instead of or as well as national and regional government guidance, the questionnaire. adverse visual impact, localised flooding issues, and transportation considerations. For example, 83. As in the previous consultations on the Local 291 sites were not subjected to detailed analysis Development Framework, the Council was keen and evaluation as they were in locations not to find out respondents’ views about the supported by the adopted Core Strategy. Due to Preferred Options but, in addition, to seek a minimum size threshold of 0.3 ha., it was also comments about the alternatives which the the case that 58 sites within the Service Centres Council had rejected. Equally, the Council and Service Villages were automatically wanted to know if there were any other options discounted when the selection of the Preferred which respondents wished to be considered. Options was undertaken. 84. A Schedule of Representations was compiled PREFERRED OPTIONS CONSULTATION – listing each representation in reply to the various OCTOBER/NOVEMBER 2007 questions in the questionnaires. Often the 80. In accordance with Regulation 26 of the Local representation was simply to agree or disagree with little or no indication as to the reasons. In Development Regulations 2004, consultation on these cases it was mostly considered the Allocations Preferred Options took place unnecessary for the Council to comment and it during October/November 2007. The methods would have been difficult to do so anyway. used were a combination of prepared documents Where written representations were made, these (Allocations Preferred Options Report and have been summarised by the Council in the questionnaires; letters to statutory bodies Schedule. The Schedule therefore, includes a including Parish Councils and other brief comment on the representations and organisations; press notices; exhibitions and indicates the action that the Council has taken, public meetings). The Preferred Options or proposes to take in response. Consultation was also publicised in Hambleton News, which is circulated to all 38,000 or so 85. The following paragraphs are a summary analysis addresses in the District. Finally the Report and of the representations received. The analysis questionnaires were also made available on the follows the pattern of the Preferred Options Hambleton Council Website. Consultation Report which was divided into five volumes, one for each Market Town Sub area. 81. Over 1,600 organisations and individuals were notified by letter about the Preferred Options Consultation and the availability of the Preferred Options Reports. Subsequently 282 copies of the report were sent to specific and general consultation bodies and, in addition, to individuals who had asked for a copy. The questionnaires were also made available at the public exhibitions held in the five Market Towns.

223 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 BEDALE SUB AREA Snape 86. There were altogether 85 responses from the 90. In Snape, the Hares of Snape Site 135/02 Bedale Sub Area. generated 10 replies, 6 of whom, including the owner of the business, fully supported the Bedale/Aiskew allocation of the site for residential purposes. 87. In Bedale with Aiskew, one of the Preferred One respondent objected on the grounds that Options, Site 011/05, Rear of Masham Road, developing the Hares site would mean a loss of generated most interest (13 replies) with 3 employment opportunities in the village. respondents in favour of it and 7 against. Even the ones in favour of the site were not entirely West Tanfield happy with the access proposed. 9 other 91. Regarding West Tanfield, the Preferred Options Preferred Option sites were supported for Sites 170/05 Rear of Meadowfields and 170/10 development by at least one respondent, Station Road were supported by 6 respondents. sometimes for mixed use rather than exclusively However, there was 1 objection to the excessive housing, such as Site 004/18, North east of the amount of employment on the Station Road site Pig Farm. The other favoured sites were land which is mixed use, not just housing. South of St. Mary’s and St. Josephs 004/03 Land at Garden House; 004/25; 004/04 Pig Farm; Bedale Secondary and Other Villages 004/05 The Abbatoir; 004/17 Renaissance Park; 004/18 Land North of Aiskew Pig Farm; 011/08 92. The Secondary Villages replies, including 3 and 011/09 Auction Mart Car Park and 011/10 Parish Councils, were generally critical of the lack Gateway Car Park. Mostly the Preferred Option of housing allocations in their villages (Burneston, sites and some others were also objected to, Hackforth, Scruton, Kirkby Fleetham, Well, often by developers and agents who considered Thornton Watlass and Carthorpe). their own sites to be a better choice. These sites were 004/25 South of St. Mary’s and St. EASINGWOLD SUB AREA Joseph’s; 004/01i and /01ii, Wilbert’s Farm; Easingwold 011/10 Car Park rear of St. Gregory’s; 004/02, 93. Of the 85 responses from the Easingwold sub the Hatchery; 004/03 Garden House; 011/06 area, 37 came from Easingwold itself. The mixed Land off South End Avenue; and 011/08 use Preferred Option sites at Stillington Between Car Park and Market Place. Road/York Road (041/02; 041/06; 041/43) were the subject of 13 objections ranging from there Bedale Service Villages being no need for more employment land at all to 88. Of the 41 responses from the 4 Service Villages, the contention that all the land was needed for (Crakehall, Leeming Bar, Snape and West employment purposes. Other objectors felt Tanfield), 21 were from Leeming Bar. The main employment uses would create noise and traffic issue was Site 004/21 Motel Leeming which nuisance for the proposed residential attracted strong support from the owners and development alongside. One objector thought employees of the motel. the residential element of sites should be developed in phase 1, (2004-2016) rather than Crakehall phase 2 (2016-2021). The Preferred Options 89. In Crakehall, the Preferred Option Site 032/03i Sites East of Oxenby Place and Kelbalk Lane East of Hackforth Road, attracted 5 responses, (041/11; 041/19; 041/33; 041/36; and 041/37) 3 of them in favour. Two sites at Back Lane were opposed by some respondents, partly 032/05 and 06 were suggested instead. because they were Greenfield and partly because roads and drainage were considered inadequate (however the same sites were strongly supported by developers with an interest in them). The same respondents thought sites on

224 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 the western and north western approaches to to be a phase 1 site (rather than phase 2) as Easingwold would be much better because the they are Brownfield. Owners and agents, not infrastructure was thought to be superior. The surprisingly, thought their sites, 131/01 Church Preferred Option Ward Trailers Site (041/15) was Farm and 131/02 Manor Farm, should be both supported as a residential site and opposed allocated as well. because it should be used instead for a sports hall. Stillington 94. Two Preferred Option sites 041/06 Rear of York 99. In Stillington, there was objection raised to the Road and 041/39 South of Stillington Road were Preferred Option 141/03 South of South Back considered too small to be allocated on their own Lane on the grounds that it was too big (30 and should be joined with adjacent land. houses) and would have harmful traffic and visual impacts as a result. Alternative sites on 95. General comments were made by a number of the west of the village, 141/02; 141/07 and respondents, several of them concerned about 141/06, were considered by one respondent to infrastructure and its capacity to cope with extra be less intrusive. The Parish Council in particular development. One reply made a plea for objected to the Preferred Option and supported implementation of a play area proposal of long smaller sites on the western and eastern standing at Highland Court. approaches to the village.

Easingwold Service Villages Easingwold Secondary Villages Brafferton Helperby Alne 96. The Brafferton Helperby Preferred Option Sites 100. By contrast, Alne Parish Council was much in 063/03 and 063/04 East and West of Back Lane, favour of the Preferred Option, that is, no attracted some support, qualified by concern allocations and a minor adjustment to the about the road access. One objector, however, Development Limits. pointed out that West of Back Lane (063/04) was a greenfield site and accordingly ought not to be Huby developed. 101. In Huby, developers and agents supported two schemes: one South of the Huby sports ground Husthwaite 070/02 and the other 070/06 South of Gracious 97. In Husthwaite, the Preferred Options Site South Street. of Prospect Cottage 071/01i was given some support, particularly if the adjacent Site 071/01ii Sutton-on-the-Forest was developed as well. There was also 102. The four Sutton-on-the-Forest respondents agreement with the rejected Sites 071/02, wanted the Development Limits relaxing to 071/05 to 071/09 south east of the village centre. include their own or their client’s land. The Parish One objector thought the 20 houses proposed on Council, on the other hand, supported Sites the Preferred Options site were far too many and 144/01 and 144/08 South of Sutton and Huby so would generate more traffic and commuting as to avoid an increase in traffic if development while at the same time spoiling the area’s were encouraged in Stillington, the adjacent character. service village. Shipton 98. The Shipton Preferred Options 131/03 and 131/07 West of Main Street were supported but also objected to because they were considered

225 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 NORTHALLERTON SUB AREA difficulties. Three of the 15 objections were from 103. There were 177 respondents who commented developers who considered the density proposed on the Preferred Options for the Northallerton was too low although they supported the site in Sub Area, over half of them replying about principle. The adjoining site, York Trailers, Northallerton and Romanby. 110/11, attracted more limited opposition on traffic grounds and also because the same Northallerton/Romanby developers objected that the housing density was too low, while strongly supporting housing 104. The North Northallerton Development Option, development in principle. the key Preferred Option for Northallerton, was the subject of most people’s attention, much of it very critical. Indeed, over 60 replies objected to 106. Some smaller sites such as 110/29 Kwik Fit the Northallerton scheme with only 8 in favour. Tyres and 110/30 rear of High Street had been In addition to the objectors who used the rejected by the Council but respondents thought questionnaires and/or letters to reply, a petition they should not have been. Similarly, the agent against the North Northallerton Development and owners of Castle Hills Farm Site 123/09 Option was signed by 275 signatories. The opposed their land being rejected, emphasising objections covered a variety of issues including its availability; deliverability; accessibility; lack of the excessive number of houses involved in the environmental constraints; and proximity to scheme; loss of agricultural land; loss of services. Greenfield land; drainage problems; impact on schools; road safety; the proposed new bypass Northallerton Service Villages will not work and relieve the Low Gate level Brompton crossing problem; nuisance from the new football ground; visual impact of the new road bridge; 107. There were 32 responses from Brompton, of and impact of such a large scheme on the which 21 objected to the North Northallerton setting of Northallerton. Several thought the Development Option due to its impact on the Sites 123/08 and 123/08a East and West of Brompton Gap; on infrastructure; on road safety; Thirsk Road at Low Thornborough Farm to the on the risk of flooding and on Greenfield land. south of Northallerton were a better location. Another 4 respondents opposed the rejection of The supporters of the North Northallerton sites at 69 Northallerton Road, 020/08, and the Development Option thought the scheme would adjacent 020/01, 58 Northallerton Road, which it produce a more compact town as it would was felt, although a Listed Building, was capable consolidate Northallerton and was therefore a of a sensitive conversion to flats with supporting more sustainable solution; it would be an residential development. There were 2 effective and deliverable way of meeting objections from the owner of 020/11, 89a employment and housing needs; and it would be Northallerton Road, on the grounds that, contrary supportable if it meant the retention of the to the Council’s Preferred Option Report, it would Brompton Gap. One respondent favoured the not constitute ribbon development nor would it scheme but had concerns about its viability and reduce the green wedge between Brompton and offered its own land as a back up if necessary. Northallerton. There was also opposition to 105. The Castle Hills Site 110/12 (also a Preferred rejecting Site 020/09, Old Factory and Coal Yard, Option) received 15 objections, often because in order to retain local employment in Brompton. the archaeological interest of the site would be The objector argued its loss would not be prejudiced but also because of a loss of green significant and, furthermore, any drainage space; traffic impact; risk of flooding; and access problems could be alleviated.

226 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 East Cowton STOKESLEY SUB AREA 108. The Preferred Option, Bungalow Farm, Site 113. There was a total of 134 responses about the 042/02, attracted 5 objections principally on the Stokesley Sub Area. grounds of flooding; one objection was to the phasing of the site but the principle was fully Stokesley accepted. There were 3 replies in support of 114. Forty one of the 134 were about Stokesley itself, Bungalow Farm as well. the majority of them objections although 6 were in support. White House Farm Site 142/14 Morton-on-Swale attracted 11 objections for a variety of reasons: the Skate Board Park proposals were mentioned 109. There were 8 objections to the preferred Site specifically as a nuisance by 5 objectors; others 102/03 North of A684, mostly on access grounds objected to the business premises included in from St. Helen’s Close. Other sites such as the mixed use part of this site which objectors 102/04 Garden and Butcher’s Yard were felt should be residential, including possibly a suggested as preferable and, therefore, should Care Home. One objector was particularly not have been rejected, according to some concerned about visual impact; poor access from respondents. Both the Parish Council and the Hebron Road; distance from schools; likely NYCC supported the Preferred Option. increase in traffic generation; and the risk of further growth westwards as a result. There were several statements of support about White House Farm, including the employment uses. Northallerton Secondary Villages The Stokesley Parish Council in particular was Ainderby Steeple supportive of the Preferred Options for both 110. Two replies from Ainderby Steeple supported the housing and employment although it did have idea of including some land within the concerns about traffic congestion and traffic Development Limits to enable development to flows to and from the site. take place. Another reply was equally opposed to any such extension of the Development 115. Alternatives which objectors preferred to the Limits. White House Farm/Hebron Road sites included Site 142/06a and b Tanton Estates; land at Appleton Wiske Strikes Garden Centre Sites 142/22 and 142/35 North of B1365; and finally Sites 142/21 and 111. In Appleton Wiske there was one reply only and 142/18 Land North of the Stripe. The Tanton that was in favour of extending Development Estates site in particular was considered to have Limits to allow some development to take place less impact on settlement character, was closer and thereby maintain the village’s viability. to schools and had better access to the A172. Land north of the Stripe (Sites 142/18 and Great Smeaton 142/21) was also thought to be closer to facilities 112. The two replies from Great Smeaton took up and to have less impact on settlement character opposing positions regarding the Development too. An adjacent site lying to the rear of the Limits. rectory was felt to have lesser problems regarding flood risk, access and design issues. In addition to improving access, supermarket provision in Stokesley was of concern to some respondents although support for the idea was countered by Stokesley Parish Council.

227 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 Stokesley Service Villages Site 073/15b Land at Bellbrough Lane and Site Great Ayton 073/13 Land North East of Linden Crescent, were all considered suitable for development as they 116. Thirty one responses came from Great Ayton; 15 are close to facilities, link well with the existing of them were strongly in support of proposals for development and are not prone to flooding. It was very sheltered housing at Cleveland Lodge, Site accepted by another respondent that Site 073/10 058/02, a Preferred Option. The other Preferred North of the Green was too large in its entirety Option, the Slaughterhouse site at Linden but could obviously be partially developed. Avenue Site 058/06 was opposed by 7 Hutton Rudby Parish Council supported the respondents including the Great Ayton Parish Preferred Options (the 073/04 Site North of Council because of access difficulties. Four sites Garbutts Lane). were suggested instead, Site 058/01 a-d, South West of Great Ayton, Site 058/04 Land at Easby, Stokesley Secondary and Other Villages Site 058/16 Land East of Ayton Hall and Site 058/18 Land West of Skottowe Crescent. The 119. Four villages were the subject of representations; Ayton Hall and Skottowe Crescent sites were in Seamer and Rudby there was opposition to the considered to have better access and the houses rejection of Sites 128/03 Land at Hilton Road and could be screened from the church and the Hall. 125/02a&b land at Blue Barn Lane Nurseries, on Developing the sites would have included the grounds that sites were not allocated in retention of the Great Ayton football and cricket Secondary Villages and Other Villages as defined pitches and the building of a new road link in in the adopted Core Strategy. The Development exchange for allocating land south west of Great Limits in Rudby were also objected to as they Ayton but were considered by the Council to be would need extending to accommodate the sites far too large and prominent. at Blue Barn Lane Nursery. Potto Parish Council supported the Preferred Options i.e. did not wish Great Broughton to see land allocated for development. The North York Moors National Park Authority supported the 117. There were 23 replies from Great Broughton. existing Development Limits of Hambleton The Preferred Option Site 057/09i Grange Farm villages which are within the National Park as the generated 14 objections and 2 statements of Authority also wished to see only limited building support, the objections because of poor access there. and drainage and the size of the site which was simply too large for the village. On the other hand, Site 057/03 North of Hallgarth was THIRSK SUB AREA supported because it could be amended to 120. The Thirsk Sub Area generated by far the largest reduce its impact and could include a landscape response, 425 out of the 927 for the District as a buffer. Objections were made to the proposals to whole. amend the Development Limits. Thirsk/Sowerby Hutton Rudby 121. The majority of the Thirsk Sub Area responses 118. Of the 29 replies about Hutton Rudby, 23 were to came from Thirsk with Sowerby and were mostly do with Site 073/04 North of Garbutts Lane, to about 139/10 Station Road and 139/03 Old Red which 17 respondents objected. The reasons for House/South of Austin Reed. These 2 sites objection included likely traffic congestion; accounted for over 340 of the objections. 26 flooding risk; sewage treatment capacity issues; individual objections, using the questionnaires impact on the character of the village; a previous residential refusal; better alternative sites; and and/or personal letters, were made to developing being located outside Development Limits. The Sites 139/10 Station Road and 139/03 Old Red rejection of 3 sites by the Council was opposed; House/South of Austin Reed, both of them Site 073/05 Land South East of Enterpen Farm; Preferred Options for strategic employment.

228 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 Various reasons were cited for objecting by the Council. A similar objection to Cocked Hat including increased HGV flows along Station Farm not being allocated for development was Road and through Carlton Miniott; impact of made by the developer promoting a extra traffic on existing residential development comprehensive scheme on the land. There were on Station Road and in Carlton Miniott; road also several other statements in support of safety issues; increased traffic noise from developing Cocked Hat Farm. additional vehicles; and risks to children and parents at school opening and closing times. 125. Sites 137/01 and 02 Stockton Road were In addition 319 standard objection letters were considered by the owners and agent to be submitted by respondents strongly opposed to suitable for development in terms of easy access the same 2 sites on “highways and safety and availability, despite being adversely affected grounds.” At the same time, there was some by flooding. support albeit limited for Sites 139/10 Station Road and 139/03 Old Red House/South of 126. A number of other sites attracted limited Austin Reed as there was for 152/02 Station opposition: Preferred Option Site 139/02 Depot Road and 139/23 South of Station Road. Site, Station Road was objected to because of poor access; Site 139/18 Long Acre was 122. Other sites in Thirsk with Sowerby attracted opposed because of poor access but, in addition, rather less attention than the Station Road ones. its development was considered to cause a loss Sites 152/03 Rybeck Farm and 152/04 of wildlife. Other sites were not allocated and Stoneybrough Farm (both of them Preferred several respondents thought that was wrong; Options) were objected to by a total of 9 Site 139/06 West of York Road; Sites 009/03 and developers and their agents and also individuals /03a East of A19 were not selected as a for a number of reasons: Stoneybrough Farm, in Preferred Option and the view was held they particular, was not available for development; should have been. both sites were subject to flood risk; and they were too remote from services, including Thirsk 127. Yet other sites drew very limited opposition and Town Centre and the Town’s Secondary School. support in equal measure: Sites 139/22 East of York Road and 139/21 East of A168 should 123. Admirals Court Site 139/04 (also a Preferred have been allocated for employment said a Option) received 4 objections, mostly to do with respondent while another supported the access matters including road safety. One Council’s rejection of them. The Thircon Site supporter was a developer with an interest in the 009/02 was supported by two respondents site. Development Limits were an issue for 25 (including Thircon Ltd.) and rejected by residents who objected to the Council’s another. proposed amendments which they contended were not needed. Thirsk Service Villages 128. There were 8 responses from the two Service 124. There were 8 objections to Sites 139/09 Cocked Villages, 6 from Carlton Miniott and 2 from Hat Farm and 139/23 Station Road not being Topcliffe. allocated as they were considered to have better access to the town’s facilities than the Preferred Options. A combination of Site 139/09a Cocked Hat Farm(East) and Site 139/19 Back Lane was also considered to have been wrongly rejected

229 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 Carlton Miniott insufficient of the Turkey Factory site was being 129. Sites 025/02 Carlton Miniott Park, 025/03 allocated. Regarding the nearby Dalton Airfield, Manfield Terrace and 025/05 Ordnance Survey one objector thought that a site there (DA037/02 Field Number 253 were chosen by the District Dalton Transport) should have been allocated Council as the Preferred Options. One too. Two other sites, 037/02 Long Acres, Back respondent objected to the Preferred Options on Lane and 037/03 Holly Bank, were objected to the grounds that the roads were not wide enough on the grounds that they should have been to accommodate extra traffic. There were, allocated for development. The Holly Bank however, 3 statements of support for the objection was accompanied by a proposal to Preferred Options, including the representation amend the Development Limits to include the of the Carlton Miniott Parish Council. The Parish Holly Bank site. Council qualified its support though, by stressing the need to improve infrastructure before Knayton undertaking any further development in the 132. Nor had the Council made an allocation in village. Another supporter emphasised the need Knayton, which is also a Secondary Village. to develop the Carlton Miniott Park site first in Two objections thought the former playing order to provide an acceptable access to the fields/cricket pitch/transport café should have Manfield Terrace one. NYCC’s response been allocated and objected because it was not. focussed on the requirement for adequate primary school places to serve any future Pickhill population. 133. In Pickhill 3 objections arose; one was made about the failure to allocate the Pickhill Topcliffe Engineering Site 118/01, and objections were 130. The Preferred Option for Topcliffe, site 163/03 also raised against the failure to allocate the Winn Lane Farm, was supported by NYCC who Chapel Farm Poultry Sheds Site 118/03. Finally also had no objection to the proposed there was one objection about Site 118/05 Low amendment to the Development Limits to include Fields Lane which the owner thought should be an area of land adjacent to Green Acres. There allocated. In accordance with the Core Strategy was one objection to the existing Development though, the Council had not made any allocation Limits which, it was considered, should include in Pickhill because it is a Secondary Village. the west side of School Lane. Sessay Thirsk Secondary Villages 134. Neither of the two Issues and Options sites in Dalton Sessay had been allocated and one objector 131. There were 6 responses about Dalton including thought that one of them, Site 129/02, ought to the Airfield. The Preferred Options Site 037/06 have been, as it is a long narrow site, Turkey Factory was put forward by the District complementary to this very linear village. Council only as an exception on environmental grounds to the Core Strategy Policy that there Skipton on Swale would normally be no allocations as such in 135. Skipton on Swale Parish Council objected that Secondary Villages. Although supported by the none of the three Issues and Options Dalton Parish Council, there were 2 sites(133/01a and 133/01b Skipton on Swale representations to the Turkey Factory allocation; Airfield; and 133/02 land east and west of one thought their client’s land was a better site Eastholme) had been allocated for development than the Turkey Factory and the other that and they should have been.

230 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 South Otterington 139. In preparing the Allocations DPD Submission 136. There was one objection in South Otterington Document, the Council has to demonstrate that and that was to the classification of Crosby not only has it undertaken appropriate Lodge Site 139/01 as part Brownfield (80%) and consultation with the community in its widest part Greenfield (20%). This compared with the sense, but that it has considered representations adjacent Site 138/02 Woodstock which the and taken them into account. The Allocations Council had classified as 100% Brownfield (in Consultation Statement will provide details of this case garden and orchard). how that has been done and the action taken by the Council in response as required under the Sutton under Whitestonecliffe Local Development Regulations. 137. Sites 139/03 and 139/10 attracted 5 objections; the respondents objected to industrial development on these sites because of highway and safety concerns.

CONCLUSION 138. The results of the consultation on the Allocations Preferred Options are in line with those received at the previous Issues and Options stage; in other words, the Preferred Options were generally supported by the majority of respondents. There were, however, notable exceptions of which the largest was the North Northallerton Development Option which attracted a large number of objections as did the major Thirsk Preferred Option, the Station Road sites. At the same time there were clearly some conflicting views between the different respondents reflecting their particular interests and responsibilities; for instance, there were a number of cases where agents and landowners wished to see sites developed and local residents patently did not. This divergence of view was clearly reflected in the responses about Development Limits; over 270 representations were almost equally divided between supporting amending Development Limits and rejecting any such amendments. It is very much in the nature of the Local Development Framework process that such conflicts are identified and attempts are then made by the local planning authority and the interested parties to reconcile their differences.

231 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 232 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 2 ANNEX 3 DETAILED SITE SELECTION CRITERIA AND THE PROCESS UNDERTAKEN TO SELECT SITES

1. DETAILED SITE SELECTION CRITERIA biodiversity; and Policy DP35 – protecting water resources; 1.1 In addition to taking account of the strategic • capable of meeting the identified aspirations direction on scale, timing, distribution and the for design quality (see Policy DP32); sequential approach, there is a wide range of other important considerations that need to be accessibility addressed in considering the suitability of • in the optimum location in relation to facilities individual sites or areas for housing or or journeys to work and shop, and to employment development. At the level of individual employment and employment proposals; site acceptability and the sustainability of • capable of making best use of transport development, the following criteria, under the four infrastructure and capacity; headings of settlement character, accessibility, • located close to an existing public transport local issues and feasibility, have also been taken corridor or in a location with good public into account in forming a view on the development transport accessibility; sites in this Allocations DPD. These criteria • in a location which provides maximum embrace the considerations that need to be taken accessibility by non-car modes; into account, and balanced, in determining appropriate areas for development – and the local issues likelihood that development can be achieved in • capable of meeting particular local needs terms of market conditions and availability of (eg. for affordable housing); infrastructure. The factors are consistent with the • supported by local views, as expressed approach required by PPS3 and former RSS* through consultation (including on the (approved May 2008), and with the approach and Community Plan), as to how individual results of the Strategic Housing Land Availability settlements should or should not develop; Assessment (SHLAA – November 2008) prepared • capable of making a contribution towards by the Council. These criteria are considered in achieving a sustainable community, including turn for housing and for employment proposals. delivering wider community benefits, for example those identified through the Housing site acceptability and sustainability Community Plan;

settlement character feasibility • compatible and not discordant with the • capable of development, in particular by character and setting of the settlement (and being within the capacity of existing or have the least impact on the environment proposed infrastructure (and with any timing compared with alternatives); implications of infrastructure investment taken • consistent with the definition of Development into account in the potential phasing of Limits (as indicated by Policy DP8) development); • consistent with Policy DP10 requirements: • likely to be available: having a strong having no unacceptable impact on the role of probability that the land can be brought forward land in achieving the principles of green for development during the plan period; wedges and spaces of townscape importance • capable of development without risk of defined under that Policy in the Development flooding (or without exacerbating existing Policies DPD; flooding implications elsewhere), in • in accordance with the objectives of Policy accordance with the objectives of Policy DP31 – seeking to protect and conserve DP43 – minimising the risk of flooding.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 233 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 3 Employment site acceptability and • capable of making a contribution towards sustainability achieving a sustainable community, including delivering wider community benefits; settlement character • compatible and not discordant with the feasibility character and setting of the settlement (and • capable of development, in particular by have the least impact on the environment being within the capacity of existing or compared with alternatives); proposed infrastructure (and with any timing • consistent with definition of Development implications of infrastructure investment Limits (as indicated by Policy DP8) taken into account in the potential phasing of • consistent with Policy DP10 requirements in development); having no unacceptable impact on the role of • likely to be available: having a strong land in achieving the principles of green probability that the land can be brought forward wedges and spaces of townscape importance for development during the plan period; defined under that Policy in the Development • capable of development without risk of Policies DPD; flooding (or without exacerbating existing • in accordance with the objectives of Policy flooding implications elsewhere), in DP31 – seeking to protect and conserve accordance with the objectives of Policy biodiversity; Policy DP35 – protecting water DP43 – minimising the risk of flooding. resources; and Policy DP43 – minimising the risk of flooding; • capable of meeting the identified aspirations for quality (see Policy DP32); accessibility • in the optimum location in relation to the main housing areas and new housing proposals; • capable of making best use of transport infrastructure and capacity; • located close to an existing public transport corridor or in a location with good public transport accessibility; • in a location which provides maximum accessibility by non-car modes; local issues • capable of meeting particular local needs and circumstances, particularly the priorities for economic development expressed in Core Policy CP12 and Development Policy DP16; • supported by local views, as expressed in consultation and through the work of the Hambleton Sustainable Community Plan, as to how individual settlements should or should not develop;

234 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 3 2. THE SITE SELECTION PROCESS accompanying Sustainability Appraisal both UNDERTAKEN validated the suitability of this approach in the Hambleton context, and provided a commentary 2.1 The description of the principles and factors to on the conclusions reached. take into account set out above and in Section 2 reveals that the selection of sites for 2.3 Putting the various considerations together, development is inevitably a complex process – the overall approach adopted (for all land use even more so because of the extremely large categories) within each Sub Area at the number of individual sites (nearly 800 District- Preferred Options stage was therefore as wide) that were identified either by the Council or follows: by others during consultation. Whilst this has been a daunting prospect in terms of analysis, 1 undertake a strategic analysis of the this scale of proposals has been a clear Service Centre and Service Villages, indication that engagement has been successful. considering the development constraints and The process of selection involved reconciling the opportunities for each, drawing together requirements at three levels: quantity and information on all the issues identified above, distribution; site acceptability and sustainability; using the background evidence collected to and timing. How in practice was this complicated support the LDF, including for example flood exercise undertaken? This commentary risk assessments, the Strategic Housing Land describes the approach taken to identifying the Availability Assessment (and the preceding preferred package on which views were Urban Potential Study) and nature subsequently canvassed at the Preferred conservation designations. The key elements Options stage. A number of approaches might of this analysis are presented in relation to have been adopted, ranging from detailed each settlement in the Sub Area Sections quantified comparison of all sites based on 4 - 8; measurement of all variables (weighted to reflect their significance), through to comparison 2 discard all sites clearly contrary to the between sites using more straightforward strategy contained in the Core Strategy: principles of selection or rejection. sieve all the sites suggested through consultation, and reject those clearly 2.2 Whilst detailed quantification approaches may strategically unacceptable, because of appear to give an objective assessment, location in relation to a settlement in a level of ultimately their conclusions depend on the the hierarchy not designated for development difficult task of measurement and comparison (or potentially where other constraints between inevitably disparate variables – and unequivocally render the site unacceptable). thus on subjective measures and weighting. Only sites relating to the Service Centre and The approach adopted in formulating the Allocations DPD focused firstly on the Service Villages are considered in the Sub acceptability and sustainability merits of Area Sections 4 - 8 of the DPD – all other individual sites – designed to reflect sites (ie. those contrary in locational terms to commonsense principles in a simple step-by- the Core Strategy) were discounted at this step process, by categorising sites and focusing stage. It should be noted also that only sites on the main strategic choices and preferences. put forward greater than the adopted Secondly the process was cyclical, in order to threshold (see para. 2.30) of 0.30 hectares deal with the other necessary ingredients, of (or 10 dwellings or more) were considered quantity and distribution, and timing. The further;

235 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 3 3 identify through the sequential search proposed for public comment. Their definition, process those scattered sites clearly following Policy DP8, reflected the intentions within the Service Centre (and the Service of defining the hierarchy of settlements in Villages) which are sustainable and Policy CP4 to guide the appropriate developable: this selection was made from distribution of development – thus the remaining sites, and involved at this step opportunities for development within the provisionally identifying those scattered sites proposed boundaries in these settlements where development is clearly acceptable, were likely to be very limited. As Policy CP6 such as developable brownfield sites located indicates, allocations for housing will only be within the main settlements. The selection advanced in exceptional circumstances in the here followed directly the first stages in the Secondary Villages. Exceptionally therefore sequential approach, described in paras. 2.15 allocations were suggested for consideration, and 2.25 above. Where sites within the in particular where it could enable major Service Centre were not considered environmental improvements that cannot be sustainable and developable, the logic for the achieved in any other way, or would similarly rejection was documented, and support for represent the only solution to overcome this rejection canvassed through the serious infrastructure problems; Preferred Options consultation; 6 measure the total quantities, distribution 4 identify and evaluate packages of and timing of availability of sites identified alternatives from within the remaining through Steps 3, 4 and 5 for housing and sites: having formed an initial view which employment – and compare with the sieved out those sites clearly unacceptable requirements of the Core Strategy (in terms and acceptable, those sites that remained of quantity, distribution and timing); were proposed to be main focus of analysis and public discussion. Based on the broad 7 revisit as necessary Steps 3, 4 and 5 to strategic analysis in Step 1, a number of establish an overall preferred package discrete geographical directions of growth meeting Core Strategy requirements: were provisionally identified for each Service adjusting the selection process (taking or Centre (and where appropriate the Service rejecting marginally acceptable sites) to Villages), in some cases constituting ensure that the end result – in the form of the packages of sites best considered together Preferred Options package for consultation – for development, in a co-ordinated and matched the requirements of the Core phased manner. This related in particular to Strategy (and other guidance) in terms of housing proposals, but options for the other quantity, distribution and timing. land use categories, especially employment were also considered. In the case of housing, 2.4 As Annex 2 explains, the package of sites, and provisional phases of land release were also the alternatives rejected, were then subject of identified. The suggested Development consultation at the Preferred Options stage. Limits, taking account of the preferred Subject to further refinement, in the light of alternatives, were also defined at this point consultation responses at that stage, and for these settlements. The logic for the informed and refined by the details of the SHLAA rejection of alternative sites at this step was (November 2008), the resultant package of documented and views canvassed through proposals constitutes the Allocations made in the Preferred Options consultation; this DPD. Section 9 of this report explains how this package continues to meet the overall 5 for Secondary Villages, review the requirements of the Core Strategy in terms of Development Limits and consider any scale, distribution and timing. exceptional justification for allocations. Development Limits in these Villages were

236 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 3 ANNEX 4 STRATEGIC INFRASTRUCTURE PLAN

1. INTRODUCTION intended methods of achieving the necessary funding, and where appropriate the financial 1.1 The introduction to this DPD (paras. 1.18 – 19) procedures that will be employed to calculate the stresses that one of the key functions of the LDF scale and timing of contributions. It will, for is to ensure that sufficient infrastructure is example, indicate the mechanism of determining available to support the spatial development of appropriate scales of contribution from different the District. PPS12 (Local Spatial Planning) developments, where some or all of the funding emphasises this crucial concern, and defines the will be derived from developer contributions. The role that the LDF needs to play. SPD will also allow for the consideration of an up-to-date viability assessment in the calculation 1.2 Throughout this document, the key strategic of contributions to be derived from the developer infrastructure requirements have been identified towards infrastructure at the time of a proposal – for each Sub Area in the introduction to each coming forward. This SPD, together with the Section, and in relation to the particular infrastructure context established in this Annex, implications of each allocation. This Annex draws will help provide the means of implementing the these ingredients together. It provides an overall Community Infrastructure Levy (CIL) that has review of the infrastructure capacity and needs been introduced by the Government should the of the District, and thus constitutes the Strategic Council decide to use this system and, if not, a Infrastructure Plan that underpins the delivery of basis for determining developer contributions the LDF strategy. It identifies where new through the continued use of Section 106 infrastructure is likely to be required but it only agreements. gives a snapshot of the requirements as known at the time of the preparation of this DPD and 1.4 This Annex considers in Section 2 the scale of based on evidence from 2008-2009. At the time change that needs to be accommodated over the of development coming forward all infrastructure plan period, the main features of the distribution requirements will need to be considered in the of that change, and the main specific proposals light of the needs at the time and the tests of which have been made in this DPD to achieve Government Circular 05/2005 (Planning that change. This sets the context, in terms of Obligations) and the statutory tests in the general scale of the task, for the review of Community Infrastructure Levy (CIL) Regulation infrastructure needs and capacity in Sections 3 122. In particular that they are relevant to and 4. planning; necessary to make the proposed development acceptable in planning terms; 1.5 Section 3 addresses infrastructure requirements directly related to the proposed development; by infrastructure category, which offers the fairly and reasonably related in scale and kind to opportunity to consider the adequacy of existing the proposed development; and reasonable in all provision, future provision required to other respects. accommodate change, and the requirements likely to be made of individual infrastructure 1.3 A Supplementary Planning Document (SPD) providers – and their capability to respond. concerning Infrastructure Delivery will be Section 4 takes an alternative view of prepared which will supplement this analysis. It infrastructure requirements, organising the will provide further details of the types of analysis by location, and in particular considers infrastructure required and specific needs, and the particular combined infrastructure needs of practical details of how it is intended to secure the settlements and major development each infrastructure element. This will include the proposals defined in this DPD.

237 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 2. SCALE OF CHANGE UP TO 2026 • provision within all 5 Service Centres will amount to 5,412 homes – ie. 82.3%; Overall changes plan-area wide • within these centres, the two Principal 2.1 From a total population of 84,123 in 2001 (2001 Service Centres of Northallerton (1,987 Census), and an estimated population of 85,100 homes) and Thirsk (1,604 homes) will provide in 2004 (NYCC Mid-Year Estimates, 2005) at the 3,591 homes – ie. 54.6% of the plan area start of the plan period, the population of the total; Hambleton plan area is expected to rise to 99,100 by 2026 (2006-based Sub National Population • within the major development areas defined Projections), ie. a rise of 17.8% from 2004. in this DPD: North Northallerton, South West Thirsk, Aiskew South and East, Stokesley 2.2 In terms of numbers of households, from 34,688 North West, Easingwold South East and in 2001 (2001 Census), and an estimated 36,000 East, a total of 2,956 homes will be provided in 2004 (NYCC Mid Year Estimates, 2005) at the out of the plan area total – ie. 45%; start of the plan period, the total number of households in the Hambleton plan area is • of these major development areas, North expected to rise to 45,000 by 2026 (NYCC Sub Northallerton (965 homes) and South West Regional Household Projections, 2004 - Thirsk (920 homes), will together provide Revised), ie. a rise of 25% from 2004. 28.7% of the plan area total.

2.3 Similarly, growth is expected in the number of 2.6 Sections 3 and 4 following consider the jobs located within the plan area: from 48,000 in infrastructure requirements of development of 2001, and an estimated 49,000 in 2004, to this scale and in these locations. 56,300 by 2026 (ONS Crown Copyright Reserved (from Nomis on 12 November 2008)).

Location and nature of major changes

2.4 This growth will of course not be equally spread throughout the District. One of the particular roles of the LDF is to provide a spatial strategy for change, and to direct growth into the most sustainable locations. The Core Strategy defines a sustainable hierarchy of settlements, where most growth and change will be located, with the greatest amounts within the highest tier – the Principal Service Centres (Northallerton and Thirsk towns), followed by the Service Centres of Bedale, Easingwold and Stokesley.

2.5 The relative proportions of housing development proposed for the period 2004 – 2026 in each of these settlements, in relation to the total plan area provision (6,540 homes) is as follows, reflecting the proposals made in this DPD:

238 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 3. INFRASTRUCTURE REQUIREMENTS BY CATEGORY TABLE A4.1: INFRASTRUCTURE CATEGORIES 3.1 Infrastructure – the facilities and resources 1. PHYSICAL INFRASTRUCTURE needed to support communities – takes many Transport forms. PPS12 encourages the widest view of • * Public transport infrastructure, in order to embrace not just the • * Highways traditionally associated elements of physical • * Parking infrastructure (such as transport facilities, utilities • * Footpaths & cycleways and waste disposal), but also environmental (or • * Facilities at railway stations “green”) infrastructure, which includes open spaces, provision for biodiversity, and flooding Utilities & Waste prevention; and social infrastructure, including • * Water education, health, culture and leisure facilities. • * Sewerage & sewage disposal A full listing of the categories considered in this • * Electricity Annex is set out in Table A4.1. •Gas •Waste 3.2 This section reviews and provides a commentary • * Renewable energy on infrastructure needs and capacities for all • Telecoms these types of infrastructure. 2. ENVIRONMENTAL & GREEN 3.3 An initial distinction is made between the key INFRASTRUCTURE strategic infrastructure requirements that are • * Flood prevention identified in the Sub Area sections of this DPD – • * Open spaces shown asterisked in Table A4.1, and the other • Biodiversity categories of infrastructure. Details of each of the key requirements are considered in detail by 3. SOCIAL INFRASTRUCTURE location in the following Section 4. However, an overview by infrastructure category is provided of Social and community services the location of the key strategic requirements in • * Education Table A4.2. • * Health • Emergency services (police, fire, ambulance) • * Community facilities • Rural service facilities (eg. post offices, pubs, shops)

Leisure and culture • Libraries • Cultural facilities • Historic buildings • Religious facilities • * Playing pitches • * Play areas

* specific requirements for these key Strategic Infrastructure categories are set out in each Sub Area Section.

239 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 Dalton Airfield Airfield Dalton

• •

Area Thirsk South West West South Thirsk

• • • •

Thirsk wide Area Sub Thirsk Town / / Town Thirsk

• • • •

Stokesley Town Town Stokesley

•

Sub Area wide wide Area Sub

• • • •

Stokesley

East Cowton Cowton East

• • •

Northallerton Town Town Northallerton

• • • • • • •

Area Area

North Northallerton Northallerton North • • • • Northallerton wide Area Sub

•

• • Easingwold Town Town Easingwold

Sub Area wide wide Area Sub • • • Easingwold

West Tanfield Tanfield West

•

Town Town

Bedale / Aiskew Aiskew / Bedale • • •

Leeming Bar Bar Leeming

Bedale Bedale / Aiskew / / Aiskew / Bedale • • • •

Sub Area wide wide Area Sub

• •

Sub Areas Location 1. Physical Infrastructure Public transport Highways Parking Footpaths & cycleways Facilities at railway stations supply Water Sewerage & sewage disposal Electricity 2. Environmental & Green Flood prevention Open spaces 3. Social Infrastructure Education facilities Community Playing pitches Table A4.2: Illustrative Guide to Key Strategic Infrastructure Requirements’ Table Correct at the time of preparation this DPD and based on evidence from 2008 – 2009.

240 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 3.4 The following commentaries provide an overview measures proposed include the upgrading of A1 of the infrastructure position relating to each to motorway standard through Hambleton category, in terms, where known, of the existing District, the A684 Bedale/Aiskew/Leeming Bar capacity and capability to support the scale and (BALB) Relief Road, the North Northallerton Link location of development being advanced in the Road as part of the North Northallerton LDF. Where possible this refers to the ongoing development proposals, an improved junction on dialogue with the identified infrastructure the A168 south of Sowerby as part of the South agencies and partners. It also refers to the West Thirsk development proposals, and relevant policy approach of the LDF towards the improvements to the access road across the support for the retention of existing River Swale at Dalton Industrial Estate. infrastructure, and the provision of additional facilities. However it only gives a snapshot of the Funding for these proposals will be provided by requirements as known at the time of the Central Government for the A1 upgrade, the preparation of this DPD and based on evidence Regional Transport Board for the A684 BALB from 2008-2009. At the time of development Relief Road and financial contributions from the coming forward all infrastructure requirements developers of local development sites in will need to be considered in the light of the Northallerton and Thirsk for the North needs at the time and the tests of Government Northallerton Link Road and A168 junction Circular 05/2005 (Planning Obligations) and the improvements at Sowerby respectively. statutory tests in Community Infrastructure Levy (CIL) Regulation 122. Improvements to the access road between Topcliffe and Dalton may be required and funded 1. PHYSICAL INFRASTRUCTURE by local businesses located at Dalton industrial Estate should they seek to expand their premises. Transport The views of the Highways Agency will continue Public transport to be sought on capacity issues relating to new The Council is in ongoing discussions with North development proposals on the Strategic Road Yorkshire County Council (NYCC) in relation to Network. The Council is in regular liaison with proposals within the context of the Local the Highways Agency in relation to traffic Transport Plan (LTP) and also the development modelling work being undertaken which of the County’s Service Centre Plans. assesses the impact of proposed development on the Strategic Road Network. The results of The Council is also in liaison with NYCC, this modelling work will inform the Council and Network Rail, bus and rail operators to discuss Highways Agency about any likely requirements improvements to public transport within for further improvements to the Strategic Road Hambleton, specifically in relation to transport Network within or impacting upon Hambleton interchange proposals at Northallerton and District. Thirsk Rail Stations. Parking All involved parties have expressed strong A key proposal for car parking exists in Bedale support for the development of these proposals. (BC1 – Gateway Car and Coach Park). This proposal is likely to be incorporated with, though Highways is not reliant upon, Proposal BC2 (the A684 Highway proposals identified in the Allocations BALB Relief Road). DPD are supported by Policy DP16 in the Development Policies DPD. The main specific

241 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 The Council continues to be in discussions with Funding will be sought from the train operating North Yorkshire County Council Highways about companies (East Coast, TransPennine Express, this proposal and funding arrangements are Grand Central Trains) and from North Yorkshire being explored. It is envisaged that the County Council (NYCC) through its Local development of this Car and Coach Park will tie Transport Plan and Project Prioritisation Scheme in with the land acquisition and construction of and also from other regional funding allocations. the A684 BALB Relief Road. This should be possible, in the case of Northallerton, as the proposal is identified The intention is to ensure that once the BALB specifically in Policy T3 of the former Regional Relief Road is in place, levels of traffic Spatial Strategy*. congestion in Bedale Town Centre will decrease whilst facilities will be provided to encourage Proposals will need to contribute towards people travelling along the A684 to visit Bedale sustainability criteria used by NYCC to prioritise Town Centre. projects for funding. Proposals will also need to conform with Network Rail’s ‘Rail Utilisation Footpaths & cycleways Strategy’. A number of key footpath and cycleway linkages have been identified across the District. They As mentioned under Public transport above, the have been designed to achieve more sustainable Council has been, and continues to be, in settlements, by promoting sustainable (and discussions with the key stakeholders (NYCC, healthy) alternatives to car-based travel. Network Rail, train operating companies) to identify how these proposals will be realised. All These key proposals have been identified for parties strongly support the principles of Bedale, Easingwold and Stokesley and its Proposals NC2 and TC2. villages. Developers of related development sites in these respective areas will be required to Utilities & Waste make financial contributions towards the provision of the footpaths and cycleways. Water The Council has held discussions with Yorkshire The Council will also be in liaison with Water and Northumbrian Water regarding site organisations such as Sustrans and CTC to gain proposals and broader strategic infrastructure their input and possible funding towards issues relating to water supply (see below). Both delivering these proposals. companies have submitted comments which are incorporated into the policies and proposals Facilities at railway stations within the Allocations DPD. Improvements to facilities are sought through the transport interchange proposals at Northallerton Yorkshire Water: and Thirsk Rail Stations (NC2 and TC2). The public water supply network may have to be upgraded in order to serve new development Facility enhancements proposed include within the District. covered, secure cycle parking; better bus/rail interchange arrangements; improvements to Northumbrian Water: passenger information systems; waiting areas; Specific issue of existing low mains pressure in toilet / baby changing facilities and refreshments Stokesley and Great Broughton and off-site as well as increased parking capacity and taxi mains reinforcement will be required prior to facilities. development.

* Please see Paragraph 1.2 for the current position regarding the former RSS. 242 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 The Council will continue to liaise with both water The Council will continue to liaise with both water companies on strategic water supply companies on strategic sewerage, sewage infrastructure issues across the District as well disposal and drainage infrastructure issues as on a site-by-site basis. They offer broad, ‘in across the District as well as on a site-by-site principle’ support to the proposals set out in the basis. They offer broad, ‘in principle’ support to Allocations DPD and remain keen to be involved the proposals set out in the Allocations DPD and as the plan progresses. remain keen to be involved as the plan progresses. Sewerage & sewage disposal The Council has held discussions with Yorkshire Electricity Water and Northumbrian Water regarding site The Council will be working with the electricity proposals and broader strategic infrastructure companies and providers to ensure that a issues relating to sewerage, sewage disposal sufficient supply of energy is available to meet and drainage (see below). Both companies have the requirements of existing and new submitted comments that are incorporated into development across the District. the policies and proposals within the Allocations DPD. An issue of supply has been identified at Northallerton, where an increase in provision Yorkshire Water: may be necessary to meet the proposals at The public sewer network may have to be North Northallerton and the wider town. The upgraded in order to serve new development Council is discussing this with the energy within the District. companies and also Yorkshire Forward to ensure that this requirement is met. Developers of new developments in Leeming Bar may be required to contribute to the upgrading of a Waste Water Treatment Works Gas (WWTW) at Leeming Bar if the development is The Council will be working with the gas brought forward before its identified phased companies and providers to ensure that a release and prior to the water company’s sufficient supply of energy is available to meet planned improvements. This will be dependent, the requirements of existing and new in part, on future industrial users at the proposed development across the District. extension site at Leeming Bar Industrial Estate. Waste The sewerage and sewage disposal network is North Yorkshire County Council (NYCC) to be remedied at Bedale, Easingwold and East withdrew its Waste Core Strategy from Public Cowton as part of the development of the Examination in November 2008. Therefore, proposed allocated sites. further work on its Minerals Core Strategy, Site Allocations DPDs and a Minerals and Waste Significant works will also be undertaken relating to sewerage and sewage disposal infrastructure Safeguarding DPD, together with SPDs on at the key development areas of North Waste Minimisation and Mineral Site Northallerton and South West Thirsk. Reclamation has been halted.

Northumbrian Water: It is expected that a substantial review of the The sewage treatment works is to be remedied County Council’s Minerals and Waste at Great Broughton. Development Scheme will take place by early 2009.

243 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 The Council will continue to liaise with NYCC 2. ENVIRONMENTAL & GREEN and be involved in the Minerals and Waste LDF INFRASTRUCTURE process as a statutory consultee. The Council will incorporate any necessary amendments to Flooding prevention its LDF, relating to Minerals and Waste issues, Flood prevention proposals in the Allocations as and when they arise. DPD are supported by Policy DP43 in the Development Policies DPD. The proposals are The Proposals Map for the Hambleton LDF will also set within the context of PPS25. need to show any safeguarding areas and minerals and waste site allocations in its plan The main specific proposals for flood prevention area when the County Council adopts its will relate to North Northallerton (NM5). In Minerals and Waste DPDs. particular, these will relate to Proposals NM5A, NM5B and NM5D. Financial contributions will be Renewable energy required from the developers of those sites and Renewable energy proposals in the Allocations also the Environment Agency, who have an DPD are supported by Policy DP34 in the existing Flood Risk Management Scheme for Development Policies DPD. The main specific the area. measures proposed relate to development at North Northallerton (NM5) and South West The Environment Agency’s existing Flood Risk Thirsk (TM2). Management Scheme requires additional hydrological and hydraulic modelling to better Whilst no specific renewable energy schemes understand the scheme, the required storage are identified at this stage, suitable opportunities measures and the interaction of the nearby to maximise sustainable renewable energy becks in times of flood. The Environment Agency generation should be taken as part of the wider will commission this work, revise the design of development proposals. In the cases of North the scheme to reflect improved information, and Northallerton and South West Thirsk, good undertake the business and economic opportunities exist for Combined Heat and justification required to secure funding for the Power (CHP). However, other renewable scheme. sources will also be explored.

The Council will continue discussions with It is the intention of the Council to continue to renewable energy companies and developers to liaise with the Environment Agency and explore appropriate ways in which renewable developers and work together to provide suitable energy can be sourced, accommodated and flood alleviation measures to mitigate any funded as part of the new development proposed flooding issue in this key development area. in the Allocations DPD. Open spaces Telecommunications Open space proposals in the Allocations DPD The Council will be working with the are supported and set in the context of Policy telecommunication companies and providers to DP37 in the Development Policies DPD. ensure that a sufficient network is available to These proposals are specifically identified at meet the requirements of existing and new Northallerton (NC1), North East Thirsk (TC1) development across the District. and Bedale (BC4).

244 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 Financial contributions will be required from The requirement for additional primary school developers of allocated sites in Bedale, places as a result of development in North Northallerton and Thirsk to contribute towards Northallerton can be dealt with by schools across the provision of these open spaces (parkland). Northallerton. Targeting specific schools within It is also anticipated that funding will be sought catchments to meet this need will not be possible from organisations such as Sport England, as, in the case of Applegarth Primary School, English Heritage and the Big Lottery Fund, there is no further room for expansion. Where particularly in Bedale. additional facilities will be required, these will be funded through developer contributions and The Council will liaise with developers, town and located at schools where they can be parish councils to ensure the provision, accommodated physically. management and maintenance of these assets. The provision of a new primary school relating to Biodiversity the development at South West Thirsk is The policy context for biodiversity issues is identified and will be funded through developer provided by Policy DP31 of the Development contributions. Policies DPD. Policy DP31 seeks to protect existing resources – but also encourage new Additional capacity at identified primary schools provision. can be met and funded by developer contributions, as identified in Table A4.3 below. In addition to the recognised National Biodiversity Action Plan (BAP) targets and The impact on secondary school places by the objectives, the Hambleton BAP lists other allocations identified across the District will be pressing local objectives, targets and actions less severe, with surplus capacity at all of the relating to both habitat protection and habitat secondary schools in Hambleton. creation within the District. Where appropriate, the Council will seek to contribute towards these Funding for additional primary school place through liaison with other statutory organisations, stakeholders and developers when taking provision will be sought, for the most part, forward policies and proposals identified in the through financial contributions from developers Allocations DPD. of related development sites that have an impact on existing provision. The implementation of this 3. SOCIAL INFRASTRUCTURE extra provision will be undertaken by NYCC as the local education authority. Social and community services Health Education The Council continues to maintain a dialogue The Council has been, and continues to be in with NHS North Yorkshire and York Primary Care regular discussions with NYCC’s Children and and Hospital Trusts, GPs and other key Young People Service, as the local education healthcare commissioners and providers to authority. ensure that there is a collaborative relationship to respond to changing needs and demands for Substantial requirements have been identified for health care in Hambleton as a result of any new additional primary school provision as key development identified in the Allocations DPD. infrastructure for selected areas across the District, where large amounts of new development are proposed (eg. Northallerton and Thirsk).

245 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 NHS North Yorkshire and York has confirmed It is the intention of the Council to liaise closely that, in general terms, its commissioning plans with North Yorkshire Police on all aspects of will meet health care requirements in scale and development across the District where there may location over the plan period (up to 2026), and be resource and infrastructure implications and will be responsive to the identified need related crime and disorder related issues for the Police. to proposals in the Allocations DPD. It has also Where these are identified the Council will work stated its support for the sustainable hierarchy with the Police to seek appropriate measures approach to development set out in the Council’s and solutions. Core Strategy. Community facilities Emergency services The Council will be seeking to improve existing community facilities through the provision of new Yorkshire Ambulance Service: developments identified through the Allocations The Council has met and will continue to liaise DPD. with Yorkshire Ambulance Service as part of the identification of site proposals within the Community schemes and initiatives have been Allocations DPD. identified through the community planning process and, where possible, will be contributed The Ambulance Service has confirmed that it will to through policies, proposals and developer continue to work with the NHS North Yorkshire contributions identified in the Allocations DPD and York in making any arrangements that are (e.g. CCTV to improve safety in Northallerton required to meet any changes in demand due to town centre). the affects of new developments and proposals within Hambleton District expressed through the Rural service facilities (eg. post offices, pubs, Allocations DPD. shops) The retention of existing infrastructure in rural areas North Yorkshire Fire and Rescue Service: (eg. post offices, pubs and shops) and, indeed, The Council has met and will continue to liaise to seek to provide more is supported through with North Yorkshire Fire and Rescue Service as part of the identification of site proposals within Policy DP5 of the Development Policies DPD. the Allocations DPD. No infrastructure constraint issues in relation to this service have been In some cases, where development is proposed, identified at this stage. for example in Crakehall, developer contributions will be required to provide improvements to North Yorkshire Police: facilities at the existing local village hall. This The Council will continue to liaise with North opportunity was identified through the Yorkshire Police and its Rescue Service as part Community Planning process. of the identification of site proposals within the Allocations DPD. The Council will be regularly Leisure and culture consulting with Police Architectural Liaison Officers (PALOs) to apply ‘Secure By Design’ Libraries principles and also design out crime within the The Council will work with NYCC to ensure that context of Policy DP32 of the Development Policies DPD.The Council will also be the provision of library facilities meets the encouraging developers to consult with PALOs. requirements of existing and future needs relating to proposals within the Allocations DPD.

246 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 The sustainable hierarchy (set out in Policy CP4 Religious facilities of the Core Strategy) and proposals within the The policy context for the provision, loss or Allocations DPD will be used as a basis to target retention of places of worship is provided in service provision across the District, identify Policy CP3 of the Core Strategy and also Policy need and maximise accessibility. The Council will DP5 in the Development Policies DPD. continue to liaise with NYCC to achieve this. The Council will seek to work with the local Cultural facilities community as part of the Community Planning The Council will be seeking to provide process to identify need for places of worship contributions towards existing and new cultural with regard to new development, the retention facilities through the provision of new and protection of existing facilities where need is developments identified through the Allocations demonstrated and the prevention of a loss of DPD. facilities where need exists.

Cultural facilities and initiatives are to be Playing pitches The policy context for the provision of such identified through the community planning facilities can be found in Policy DP37 of the process and, where possible, be contributed to Development Policies DPD. through policies, proposals and developer contributions identified in the Allocations DPD. Sport and recreation facilities, including playing pitches, have been identified at the key Access to such cultural facilities is a key development proposals of North Northallerton consideration within Community Planning and (NM5G) and South West Thirsk (TM2E). These the LDF. Measures will be sought to ensure that facilities will be funded through developer suitable access to cultural facilities within the contributions and also from organisations such District, and also to neighbouring main centres as the Football Foundation, the Rugby Football outside the District, is available to the population Union, the Big Lottery Fund and Sport England. of Hambleton. The Council will continue to liaise with sports Historic buildings and leisure organisations to provide high quality The policy context for the protection of historic facilities, including sports pitches, across the buildings and archaeology can be found in District. Policies DP28 and DP29 of the Development Policies DPD. Play areas The policy context for the provision of such There are many historic buildings at risk of decay facilities can be found in Policy DP37 of the throughout the District and any relevant new Development Policies DPD. proposals will need to take account of this. Reference should therefore be made to the Play areas will be provided in locations where ‘Buildings At Risk’ register as well as there is a need (i.e. in some new housing Conservation Area Appraisals, which identify developments) and will be funded through buildings and areas for improvement. financial contributions from developers under the planning applications process and the provisions of Policy DP2 in the Development Policies DPD.

247 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 4. INFRASTRUCTURE REQUIREMENTS BY LOCATION

4.1 The following Table A4.3 provides more specific information about the nature, funding, implementation agency and timing of the key infrastructure elements associated with the development strategy defined in this DPD for different Sub Areas, settlements and specific major development proposals. It only gives a snapshot of the requirements as known at the time of the preparation of this DPD and based on evidence from 2008-2009. At the time of development coming forward all infrastructure requirements will need to be considered in the light of the needs at the time and the tests of Government Circular 05/2005 (Planning Obligations) and the statutory tests in Community Infrastructure Levy (CIL) Regulation 122.

248 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 Comments (risk, criticality) Scheme committed. committed. Scheme in given Approval March 2008. the to Critical of implementation the BALB Relief Road (Proposal BC2). See schemes under each settlement. See schemes under each settlement. d developers will heir development proposals. Timing Phase 1 starts 2009 in Spring Related to of timing development See schemes under each settlement. Related to of timing development See schemes under each settlement. Agency Highways Agency NYCC Children & Young People as local education authority May require funding from Yorkshire and/or Water developer contributions Requirements Requirements (and any gaps) (and any Cost: c.£362m Funding: Government Central Implementation: Highways Agency:- Phase 1: (2009-12: Dishforth to Leeming Bar); Phase 2: (post-2012: Leeming Bar Barton). ManagementMaintenance: & Agency Highways See schemes under each settlement. See schemes under each settlement. Purpose Increase safety highway improve and efficiency Meet educational of requirements existing and residents new To remedy and known forecast capacity issues Scheme Scheme A1 Dishforth to A1 Dishforth Barton Upgrade: Motorway upgrading See schemes under each settlement below. Improvements to the public sewer network Category Infrastructure PHYSICAL PHYSICAL Transport Highways SOCIAL and Social community services Education PHYSICAL Waste & Utilities Sewerage & sewage disposal Location Location Area Bedale Sub Bedale Sub Area Table A4.3: Illustrative Guide to Infrastructure by Location Table At the time of development coming forwar Correct at the time of preparation this DPD and based on evidence from 2008 – 2009. need to liaise with service and utility infrastructure providers establish the needs costs arising from t

249 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 Comments (risk, criticality) Scheme accepted Scheme accepted Regional the onto Transport Board Priority List in October 2008. expected now Funding in period available to be up to 2012/13 - subject slippage to possible depending on schemes competing and progress on RTB underspend. / Delivery will Implementation 2 (2016 Phase in occur – 2021) Critical. facilitate Necessary to of those development identified. sites Timing Linked to A1 Upgrade – improvement the particularly proposed A684/A1 Bar Leeming junction. Due to commence in 2012. Related to of timing – development - 2 (2016 Phase 2021) Prior to and concurrent with the of development contributing 2 – Phase sites (2016-2021) Agency NYCC NYCC Highways Regional Transport Board Highways Agency HDC Yorkshire Water Requirements Requirements (and any gaps) (and any Cost: c. £38m Funding: Regional Transport Board Priority List, Central Government Implementation: Agency Highways ManagementMaintenance: & Agency Highways Highways NYCC Cost: TBC (including Bedale Bridge) Funding: Developer contributions and other sources Sustrans) (eg. NYCC Implementation: Highways, HDC ManagementMaintenance: & Highways NYCC Cost: TBC Funding: Developer BH2, sites from contributions in and BM2 BH5 BH3, BH4, BM4. BH9, and Sites Aiskew Bar. Leeming in BC5 and BE1 from funding require May Yorkshire Water. Yorkshire Implementation: Water, developers ManagementMaintenance: & Yorkshire Water Purpose Improve traffic Improve traffic congestion and safety through settlements more Provide sustainable travel options promote and health To remedy and known forecast capacity issues Bar in Leeming Scheme Scheme Relief Road – Relief A684 diverting of Bedale, north Aiskew and Bar Leeming Improvements to chiefly – network comprising Proposal BC3 Improvements to Bar Leeming Waste Water Treatment Works and sewerage network Category Infrastructure PHYSICAL PHYSICAL Transport Highways PHYSICAL Transport & Footpaths cycleways PHYSICAL Waste & Utilities Sewerage & sewage disposal Location Location Bedale / AiskewBedale / Bar / Leeming

250 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 Comments (risk, criticality) Critical – two additional – additional two Critical classroomsmeet to theneed fornew 42 school places will be at Aiskew, provided CE Bar Leeming Primary School at appropriate time – during Phases 2 and 3 (2016-2026). on The impact secondary school by places the be less will allocations is severe. There surplus capacity at Bedale High School which NYCC meet will anticipates demand in the Bedale Area based on Sub current forecasts. Proposal may be BM1 not by BC1 affected being completed in of of provision terms parking spaces available in Bedale. Timing Related to of timing development 2 (Phases 3). and Linked to, though not dependent upon, the BALB Relief Road – (BC2) Proposal to occur (c. 2012) Agency NYCC Children & Young People as local education authority HDC NYCC, Requirements Requirements (and any gaps) (and any Cost: NYCC Children & Young People - £480,900 Funding: Developer contributions from new Sites BH2, at developments and BH6 BH5, BH3, BH4, and BH9 BM2 in Aiskew Sites, Bar in Leeming and BM4 NYCC Implementation: Children & Young People as authority local education ManagementMaintenance: & NYCC Children & Young People as local education authority Cost: TBC Funding: Partly funded from car of existing development parksNYCCHDC, in Bedale, Implementation: HDC, Highways Agency ManagementMaintenance: & HDC Highways, NYCC Purpose Meet educational of requirements existing and residents new Improved visitor facilities for and Bedale reduction of congestion in town centre Scheme Scheme Provision of Provision additional 42 primary school places (two additional classrooms at Aiskew, CE Bar Leeming Primary School) Car & Gateway Coach Park – Proposal BC1 Category Infrastructure SOCIAL SOCIAL and Social community services Education PHYSICAL Transport Parking Location Location AiskewBedale / Town

251 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 Comments (risk, criticality) Land ownerunwilling land at this to provide stage. CPO possibilities to to be the land acquire explored. – additional Critical school places will need to be supplied during 1 to meet Phase by caused requirement the development of scheduled Site BM3 for Phase(up 1 to 2016). on The impact secondary school by places the be less will allocations is severe. There surplus capacity at Bedale High School which NYCC meet will anticipates demand in the Bedale Area based on Sub current forecasts. Timing Subject to funding but provision timing to related of contributing development. Related to of timing development 1) (Phase Agency HDC, Yorkshire Forward, Parish Council NYCC Children & Young People as local education authority Requirements Requirements (and any gaps) (and any Cost: c. £471,200 Funding: Developer contributions, Yorkshire Forward, The Big Fund Lottery Implementation: TBC ManagementMaintenance: & Parish Council, HDC, NYCC Cost: NYCC Children & Young People - £103,050 Funding: Developer new from contribution at Site BM3 development NYCC Implementation: Children & Young People as authority local education ManagementMaintenance: & NYCC Children & Young People as local education authority Purpose Improved in environment centre the town comprising parkland, landscaping, and footpaths cycleways, primarily improving connectivity between Aiskew and Bedale Meet educational of requirements existing and residents new Scheme Scheme Renaissance Proposal Park – BC4 of Provision additional 9 primary school places at St CE Nicholas Primary School Category Infrastructure ENVIRON- MENTAL Open spaces SOCIAL and Social community services Education Location Location West Tanfield

252 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 Comments (risk, criticality) Critical – additional – additional Critical school places will need to be supplied during 3 1,2 and to Phases meet requirement caused by the of Sites development EM1, EH1, and EH2 Easingwold EH3 in Shipton at and EH4 Additional Phase 1 funding from outstanding (of commitments approx £490,965) will alsorequired. be See schemes under each settlement. Timing Related to of timing development Related to of timing development Agency NYCC Children & Young People as local education authority HDC Requirements Requirements (and any gaps) (and any Cost: 1 = £207,460 Phase 2 = £309,150 Phase 3 = £240,450 Phase Funding: Fully funded by contributions – from new developments in 1 = - (Phase Easingwold EM1, = 90 units) 207,460 130 = 2 - £286,250 (Phase EH2, and and EH1 units) (phase 3 - £240,450 = 105 and EH3. EH2 At units) (EH7) Brafferton (Phase 3 = £34,350) 2 = (Phase (EH4) Shipton £22,900). 3 = (Phase (EH6) Stillington £802,150). Implementation: NYCC Children & Young People as local education authority ManagementMaintenance: & NYCC Children & Young People as local education authority Cost: contributions Developer TBC (eg. sources other and Sustrans) NYCC Implementation: Highways, HDC ManagementMaintenance: & Highways NYCC Purpose Meet educational of requirements residents new more Provide sustainable travel options, health promote Scheme Scheme Provision of Provision additional primary school places at Helperby/ Brafferton Shipton, and Stillington Easingwold Improvements to network Category Infrastructure SOCIAL SOCIAL and Social community services Education PHYSICAL Transport & Footpaths cycleways Location Location Easingwold Sub Area Area Sub Easingwold Easingwold Sub Area

253 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 Comments (risk, criticality) See schemes under each settlement. See schemes under each settlement. of delivery Critical to Northallerton North Area development Timing Related to of timing development See schemes under each settlement. Related to of timing development See schemes under each settlement. Completion 2016 Agency May require May require funding from Yorkshire and/or Water developer contributions May require funding from Yorkshire and/or Water developer contributions NYCC, Highways Agency Requirements Requirements (and any gaps) (and any Cost: TBC Funding: from funding require May Yorkshire Water and/or contributions. developer Yorkshire Implementation: Water, developers ManagementMaintenance: & Yorkshire Water See schemes under each settlement. Cost: c. £13m Funding: development All Northallerton sites tocontribute trip to (proportionate generation), NYCC LTP / from Contribution developers, Implementation: NYCC, Highways Agency ManagementMaintenance: & Highways Highways, NYCC Agency development All Northallerton sites tocontribute trip to (proportionate generation), LTP/NYCC from Contribution Purpose To remedy To remedy and known forecast capacity issues To remedy and known forecast capacity issues major Facilitate development and reduce congestion Scheme Scheme Improvements to the public sewer network Improvements to the public sewer network Link Road – Proposal NM5F Category Infrastructure PHYSICAL PHYSICAL Waste & Utilities Sewerage & sewage disposal PHYSICAL Waste & Utilities Sewerage & sewage disposal PHYSICAL Transport Highways Location Location Area Sub Northallerton Northallerton Sub Area North Northallerton

254 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 Comments (risk, criticality) Critical to that part of part that to Critical Northallerton North east of Area Darlington Road and west of the – Northallerton Middlesbrough Railway A key element of the Northallerton North Area development package. – The Critical for requirement additional primary places as a school result of development Northallerton in North can be dealt with by schools across Northallerton. specific Targeting schools within catchments to meet this need will not be Timing Aligned with the Aligned with the of construction Road the Link (NM5F) – later 1 of part Phase (2011-16) Related to of timing in development North – Northallerton 2 (2016 Phase onwards) Related to of timing development Agency Developers, Environment Agency HDC NYCC Children & Young People – as local education authority Requirements Requirements (and any gaps) (and any Cost: Environment Agency Funding: Developer contributions from Proposal NM5, Environment Agency, other developers, Implementation: Environment Agency ManagementMaintenance: & Environment Agency Cost: HDC Funding: Developer contributions from other and NM5 Proposal sources such as Sport England, The Football Rugby Football Foundation, Fund Lottery The Big Union, HDC and Implementation: Developers, HDC ManagementMaintenance: & HDC Cost: NYCC Children & Young - £2,519,000 People Funding: Developer contributions from development on Sitesnew NH1, NH2, NH3, NH4, NM1, NM5B NM4, NM5A, NM2, NM5D and NM5C Implementation: NYCC Children & Young People - as local education authority Purpose To remedy To remedy and known forecast capacity issues North in the Northallerton Area (and also Brompton) Improved sporting and recreation facilities (and access to them) to meet the needs of existing and residents new Meet educational of requirements existing and residents new Scheme Scheme Flood Alleviation Works Sports Pitches and Recreation Uses of Provision additional primary school places in at Northallerton the following schools: Infants, Alverton Bullamoor Juniors, Applegarth Primary, Category Infrastructure ENVIRON- MENTAL Flood Prevention SOCIAL culture & Leisure Playing pitches SOCIAL and Social community services Education Location Location

255 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 Comments (risk, criticality) possible as, in the case the as, in possible of Applegarth Primary no School, there is room for further expansion. on The impact secondary school two at the places schools in Northallerton be less severe. will There is surplus capacity at Allertonshire School (11-14 years)and Northallerton College is which (14-18 years), the meet to anticipated placesdemand for by allocations. yielded of Key element package development (with in Northallerton Romanby) Management and maintenance arrangements to be agreed between HDC andCouncil. Town Support received from Network Rail, rail NYCC. and operators Timing Subject to funding but provision timing to related of contributing development. TBC Timing Agency HDC, Yorkshire Forward, Town Council NYCC, Network Rail, BusRail and Operators Requirements Requirements (and any gaps) (and any ManagementMaintenance: & NYCC Children & Young People - as local education authority Cost: c. £1,079,800 Funding: development Funded by contributions from all housing and allocations in mixed site Northallerton. Yorkshire Forward, The Big Fund Lottery Implementation: TBC ManagementMaintenance: & Town Council / HDC partnership Cost: TBC Funding: Developer contributions, Purpose Provide for for Provide recreational needsall of existing and residents new Increase accessibility to of use and public transport Scheme Scheme Brompton Brompton Community and Mill Primary Community Hill Primary. Town Park Public Transport Interchange: Improvements to Northallerton Category Infrastructure ENVIRON- MENTAL Open spaces PHYSICAL Transport Location Location Northallerton Town

256 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 Comments (risk, criticality) Partnership working to at facilities develop Northallerton and Thirsklinkages through to stakeholder strategies and plans. – The Critical for requirement additional primary places as a school result of development Northallerton in North can be dealt with by schools across Northallerton. specific Targeting schools within catchments to meet this need will not be case the as, in possible of Applegarth Primary no School, there is room for further expansion. on The impact secondary school two at the places schools in Northallerton be less severe. will There is surplus capacity at Allertonshire School (11-14 years)and Northallerton College is which (14-18 years), the meet to anticipated Timing Related to of timing development Agency NYCC Children & Young People – as local education authority Requirements Requirements (and any gaps) (and any Rail Operators, Regional LTP – NYCC, Allocation Funding Implementation: Network Rail, Rail Operators ManagementMaintenance: & Network Rail, Rail operators Cost: NYCC Children & Young - £2,519,000 People Funding: Developer contributions from development on Sitesnew NH1, NH2, NH3, NM1, NM2, NM5B NM5C NM5A, NM4, NM5D and Implementation: NYCC Children & Young People - as local education authority ManagementMaintenance: & NYCC Children & Young People - as local education authority Purpose and reduce reduce and congestion Meet educational of requirements existing and residents new Scheme Scheme Station: improving transport interchange, platform and passenger facilities of Provision additional primary school places in at Northallerton the following schools: Infants, Alverton Bullamoor Juniors, Applegarth Primary, Brompton Community and Mill Primary Community Hill Primary. Category Infrastructure Facilities at Facilities stations railway SOCIAL and Social community services Education Location Location

257 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 Comments (risk, criticality) demand for placesdemand for by allocations. yielded provision the Critical to of newdevelopment in Northallerton the to Critical proposal development to NH4 and at Site existing resolving drainage issuesin East Cowton providing to Critical necessary education as a result of provision the development of Site NH4. Timing TBC TBC occurLikely to to prior of development Site NH4 in to 1 (up Phase 2016) occurLikely to following of development Site NH4 in to 1 (up Phase 2016) Agency HDC, Yorkshire Forward Developer, Yorkshire Water, HDC NYCC Children & Young People – as local education authority Requirements Requirements (and any gaps) (and any Cost: HDC Funding: Yorkshire Forward Implementation: TBC ManagementMaintenance: & Council / Town District Cost: Developer, Yorkshire Water Funding: Fully funded from development NH4 of Site Implementation: Developer, Yorkshire Water ManagementMaintenance: & Council, Internal Town / Parish Drainage Board, Yorkshire Water Cost: NYCC Children & Young People - £148,850 Funding: Developer contributions from NH4 new development at Site Implementation: NYCC Children & Young People – as local education authority ManagementMaintenance: & NYCC Children & Young People – as local education authority Purpose To ensure that Northallerton has sufficient supply from the National Grid to new for cater development To remedy and known forecast capacity issues Cowton in East Meet educational of requirements existing and residents new Scheme Scheme Improvements to expansion and power of existing supply Improvements to and sewers station pumping centre in village of Provision additional 13 primary school places at East Cowton CE Primary School Category Infrastructure PHYSICAL PHYSICAL Waste & Utilities Electricity PHYSICAL Waste & Utilities Sewerage & sewage disposal SOCIAL and Social community services Education Location Location East Cowton

258 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 259 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 Comments (risk, criticality) Specific to at SH3 development Critical Critical Timing Related to of timing development. Related to of timing development Related to of timing development Agency HDC Northumbrian Ltd Water Northumbrian Ltd Water Requirements Requirements (and any gaps) (and any Fully funded by contributions – from new developments SH3. Implementation: TBC ManagementMaintenance: & TBC Cost: TBC Funding: Fully funded by contributions – SH1 from new developments SH2 and Implementation: TBC ManagementMaintenance: & TBC Cost: TBC Funding: Ltd, Water Northumbrian Developer Contributions depending on phasing of development. Implementation: TBC ManagementMaintenance: & TBC Cost: TBC Funding: Ltd, Water Northumbrian Developer Contributions depending on phasing of development. Implementation: Purpose new residents residents new Meet recreational needs ofnew residents Improvements to potablewater supply To remedy and known forecast capacity issues Scheme Scheme places at the at places the following school: Kirby and Great Broughton CE VC Primary School. of Provision recreation space including allotments and recreational facility for young people Reinforcement supply of mains network Improvements to the sewage works treatment Category Infrastructure community services Education SOCIAL culture & Leisure Play areas PHYSICAL Waste & Utilities Water PHYSICAL Waste & Utilities Sewerage & sewage disposal Location Location Stokesley Town Great Broughton

260 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 Comments (risk, criticality) See schemes under each settlement. Specific funding/ownership link to TH3 achievement to Critical West Thirsk of South Area proposal Timing Related to of timing development See schemes under each settlement. TBC Timing Related to of timing development Related to of timing development Agency May require May require funding from Yorkshire and/or Water developer contributions Network Rail, BusRail and Operators, NYCC HDC Highways Agency ed by developer ed by Requirements Requirements (and any gaps) (and any TBC TBC ManagementMaintenance: & TBC See schemes under each settlement. Cost: TBC Funding: Developer contributions Implementation: NetworkRail, Rail operators ManagementMaintenance: & Network Rail, Rail operators Cost: TBC Funding: Funded bydeveloper contributions Implementation: TBC ManagementMaintenance: & TBC Cost: £4.5m c. Funding: be fully fund To Thirsk SW from contributions Purpose To remedy To remedy and known forecast capacity issues Increase accessibility to of use and public transport reduce and congestion Remedy in deficiencies East North Thirsk. main Provide accessmajor to development area, relieve congestion in Market Thirsk Scheme Scheme Improvements to the public sewer network Public Transport Interchange: Improvements to Thirsk Station: improving transport interchange, platform and passenger facilities Recreation land A168/B1448 junction improvements Category Infrastructure PHYSICAL PHYSICAL Waste & Utilities Sewerage & sewage disposal PHYSICAL Transport at Facilities stations railway ENVIRON- MENTAL Open spaces PHYSICAL Transport Highways Location Location Thirsk Sub Area Area Sub Thirsk Area Sub Thirsk Town Thirsk (with Carlton Miniott) North East Thirsk South West Thirsk

261 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 Comments (risk, criticality) Critical. – Location of solutions Proposal TM2D. Critical Timing Related to of timing development Related to of timing development Agency NYCC Children & Young People - as local education authority NYCC Requirements Requirements (and any gaps) (and any development (TM2) (TM2) development TBC Implementation: ManagementMaintenance: & TBC Cost: c. £1.87m Funding: from contribution Funded by development on Site new TM2. Implementation: NYCC Children & Young as local education people – authority. ManagementMaintenance: & NYCC Children & Young People - as local education authority Cost: TBC Funding: TBC Implementation: TBC ManagementMaintenance: & TBC Purpose Place Meet educational of requirements residents new in TM2 Enable further of expansion Industrial Park Scheme Scheme New Primary School Access to improvements road connections to A19/A168 Category Infrastructure SOCIAL SOCIAL and Social community services Education PHYSICAL Transport Highways Location Location Dalton Industrial Dalton Industrial Estate

262 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 4 ANNEX 5 REVISED PROPOSALS MAP

- bound as a separate volume

263 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 5 264 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 5 ANNEX 6 MONITORING AND IMPLEMENTATION

Implementation Performance Indicators

1. Ensuring that the intentions of the LDF are 4. Progress towards any plan’s vision should be delivered and correctly implemented is of course measured against a number of “Performance a key concern, if the LDF’s vision and objectives Indicators”. The Government guidance on are to be secured. Table 1 which follows monitoring LDFs1 advises that a structured specifies the performance measures and targets approach to developing indicators is necessary, which will be adopted to secure the recognising their different types and purposes. implementation of the Core Strategy and the This reflects the recommended approach of supporting Development Policies and establishing objectives, defining policies, setting Allocations. targets and measuring indicators. Contextual indicators should be monitored to describe the Monitoring Arrangements social, environmental and economic background of the LDF, and provide a basis for checking the 2. Preparation of any plan should never be seen as continued relevance of the LDF and its a once and for all activity. It is essential to check approach. These will be included within the that the plan is being implemented correctly, Annual Monitoring Report. Output indicators assess the outcomes that result, and check if should be identified to measure the performance these still remain as intended, and as currently of policies, by measuring quantifiable physical desired. This requires a process of continual activities that are directly related to, and are a monitoring, and the potential to review the plan’s consequence of, the implementation of planning policies and proposals as and when necessary. policies. Their selection needs to be guided by the key spatial and sustainability objectives of 3. The new planning system places great the LDF. They are of three types: Core output importance on the process of continual plan indicators – which are identified by the review. The separation of the components of the Government, and must be collected, in order to LDF means that each part can be reviewed and provide a comprehensive regional and national amended individually – leading to a more rapid data set; local output indicators – which address and responsive planning system. A key matters not covered by the core indicators, but component of this process is the requirement to which are important locally; and significant produce an Annual Monitoring Report (AMR). effects indicators – which assess the significant Each year this will need to be submitted to the social, environmental and economic effects of Government by the end of December, and relate policies, and are linked to the sustainability to information up to the end of March of that appraisal of the LDF, and will be developed year. In addition to assessing the extent to which through that analysis (see Core Strategy Annex policies in local development documents are 1, paras. 13-14). being achieved, it will need to assess progress in preparing the plan documents themselves, in other words monitor the achievement of the Local Development Scheme (see Core Strategy 1 “Local Development Framework Monitoring: A Good Practice Guide”, ODPM, March 2005 Annex 1, para. 4).

265 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 6 5. As the Government’s guidance indicates, the development of a monitoring framework will be gradual and evolutionary, as the plan is put into place, and as the spatial approach to planning is developed. The set of indicators collected, with associated targets, should be kept short, to enable collection to be achieved, and to provide a simple but robust set of measures of the plan’s performance. A set of core output and local output indicators in relation to the Core Strategy, the Development Policies DPD and this Allocations DPD is shown in the following Table 1. The assistance of the implementation agents who will be involved in delivering the policies will be crucial in collecting and measuring performance. Targets to measure performance against the indicators are also defined.

6. The indicators shown in the table are intended to measure the key outcomes sought, and provide a brief guide to overall progress. Each Development Plan Document will be monitored individually, and the results brought together in the Annual Monitoring Report. The involvement of partner organisations will be sought wherever appropriate. A close relationship will be maintained with the monitoring process being undertaken at the regional level, since there will also be an annual monitor of the Regional Spatial Strategy, which will utilise the core output indicators in particular.

266 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 6 Table 1 – Local Development Framework Monitoring

Core Strategy Supporting Development Indicator and Type Targets Policies Policies Meeting local development needs sustainably DP1 – Protecting amenity No indicator required - CP1 – Sustainable development DP2 – Securing developer No indicator required - contributions

Note: Monitoring of CP1 also undertaken through DP12 Local Indicators CP2 – Access DP3 – Site accessibility No. of major developments that produce and implement a travel 100% of major plan development proposals producing and implementing a travel plan

Proportion of new residential development within 800m/13mins 75% walk from an hourly bus service DP4 – Access for all No indicator required - Local Indicators CP3 – Community DP5 – Community facilities assets No. of lost facilities or closures of community facilities 75% of threatened closures pa. averted No. of new community facilities or alternatives provided or existing facilities provided enhanced 25% of facilities to be new, enhanced or enlarged by 2021 DP6 – Utilities and infrastructure No indicator required -

Local Indicator

CP4 – Settlement 75% of main hierarchy Main service providers using LDF - service providers settlement hierarchy for the using hierarchy by provision of services and facilities 2011

DP8 – Development Limits No indicator required -

267 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 6 Core Strategy Supporting Development Indicator and Type Targets Policies Policies

CP4 cont. DP9 – Development Local Indicators outside Development Limits i) 0% of No. of dwellings or other inappropriate developments approved outside housing or other Development Limits when no development exceptional circumstances outside development limits

No. of approvals contrary to policy ii) 0% of within the HDC boundary of the inappropriate York Green Belt development in the York Green Belt.

DP10 – Form and character Local Indicator 0% Spaces of of settlements Townscape No. of development proposals Importance and approved in important areas such Green Wedges lost as Green Wedges and Spaces of through Townscape Importance inappropriate development Developing a balanced housing market

Core Indicator – H2

CP5 – The scale of Completions of housing Post-adoption - new housing development within the three housing trajectory to phasing periods to accord with be met Core Strategy requirements.

- CP5A – The scale of Local Indicator new housing by sub- area Net additional dwellings for Post-adoption current year by sub-area housing trajectory to be met

- CP6 – Distribution of Local Indicator Service Centres 82% new housing Service Villages 11% % of new dwellings completed Secondary Villages within each level of the settlement 4% hierarchy Other Villages/Countryside 3%

268 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 6 Core Strategy Supporting Development Indicator and Type Targets Policies Policies

See CP5 above - CP7 – Phasing of DP11 – Phasing of housing housing Core Indicator – H3 DP12 – Delivering housing 55% of housing on “brownfield” land % of new and converted completions on dwellings on previously “brownfield” pa. developed land

CP8 – Type, size and DP13 – Achieving and Local Indicator tenure of housing maintaining the right mix of 15% elderly persons housing Proportion and type of dwellings housing; approved pa. 50% family housing (3 bedrooms min) 20% flats

DP14 – Gypsies and No unmet need travellers’ sites Core Indicator – H4 within the District (at least 14 pitches – No. of existing and new pitches source “Gypsy and approved District Wide compared Traveller against need Accommodation Assessment”)

CP9 – Affordable DP15 – Promoting and Local Indicators 43% of new housing housing maintaining affordable completions p.a. to housing No. of affordable dwellings be affordable completed pa. 100% of sub-area Proportion of affordable housing targets met achieved by sub-area p.a.

Proportion of social rented and 50:50 social intermediate affordable housing rented:intermediate approved p.a. affordable housing

DP15 – Promoting and CP9A – Affordable maintaining affordable Local Indicator housing exceptions housing

Post-adoption target No. of affordable dwellings of 15 units completed through exception completed pa. schemes

269 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 6 Core Strategy Supporting Development Indicator and Type Targets Policies Policies Supporting prosperous communities

Core Indicator – BD1 CP10 – The scale and distribution of - Average of 4.5 ha Amount of land developed for new employment p.a. over the plan employment by type p.a. development period

2010-2021: Local Indicator CP10A – The scale Bedale 0.2 ha of new employment Easingwold 0.7 ha - Amount of land developed for development by sub- Northallerton 1.3 ha employment by sub-area pa. area Stokesley 0.7 ha

Thirsk 1.3 ha

Local Indicator 2010-2021: % of employment development Service Centres completed within each level of the 90% CP11 – Distribution of settlement hierarchy Service Villages 5% new employment - Secondary development Core Indicator –BD2 Villages/Elsewhere 5% proportion of economic development on brownfield land. 8%

CP12 – Priorities for DP16 – Specific measures to Local Indicators 2,500 jobs created employment assist the economy and or safeguarded development employment Jobs created or safeguarded to between 2006 and which the Council has made a 2010 significant contribution

Percentage of “High quality” jobs 33% of new jobs created created or safeguarded (to which the Council has made a significant contribution) to be of high quality DP17 – Retention of Local Indicator employment sites All losses meet the Losses of employment land requirements of (completed non-employment uses) Policy

270 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 6 Core Strategy Supporting Development Indicator and Type Targets Policies Policies

DP18 – Support for small Local Indicator businesses/working from Start-up of 900 home No. and type of new business SMEs 2005 – 2010 start-ups and 325 pa thereafter

CP13 – Market towns DP19 – Specific measures to Local Indicator regeneration assist market town regeneration No. of completed initiatives within 75% of (2006) listed the 5 Area Community Plans projects completed by 2021 DP20 – Approach to town No indicator required - CP14 – Retail and centre development town centre development DP21 – Support for town Core Indicator – BD4 centre shopping Minimum of 2,000 - Amount of completed retail, office 5,000 m sq (net) of and leisure development p.a. new convenience goods floorspace and 16,000 - 18,600 m sq (net) comparison goods floorspace within the District by 2012

Local Indicator Less than 25% in Northallerton and % of non-retail commercial uses Thirsk. Less than in Primary Shopping Frontages 33% in Bedale, Easingwold and Stokesley

DP22 – Other town centre No indicator required - uses

DP23 – Major out of centre shopping and leisure No indicator required - proposals

DP24 – Other retail (& non- retail commercial) issues No indicator required -

271 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 6 Core Strategy Supporting Development Indicator and Type Targets Policies Policies

CP15 – Rural DP25 – Rural employment Local Indicator 10% increase in regeneration rural regeneration No. of rural regeneration schemes approved schemes supported under policy between 2006 and initiative 2021

DP26 – Agricultural issues Local Indicator 10% increase in agricultural No. of rural agricultural diversification diversification schemes approved schemes approved between 2006 and 2021 Local Indicator 1% increase year on year in number of Increase in visitor numbers to the visitors achieved via District the Hambleton - Attractions Group. 4% increase year on year arising from the Councils Marketing effort.

Maintaining a quality environment

CP16 – Protecting DP28 – Conservation Local Indicators 17% of and enhancing Conservation Areas natural and man No. of Conservation Areas with with up-to-date made assets up-to-date character appraisal character appraisals by 2010

12% of Conservation Areas % of Conservation Areas with with published published management plans management plans by 2010

Listed Buildings at No. of all Listed Buildings “at risk” risk (within risk (Risk Grades 1 - 3) grades 1 -3) reduced to 1.5% by 2010

272 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 6 Core Strategy Supporting Development Indicator and Type Targets Policies Policies

DP29 – Archaeology Local Indicator

No. of approved proposals on, or 0% inappropriate affecting nationally important sites development on nationally important sites DP30 – Protecting the character and appearance of No indicator required - the countryside DP31 – Protecting natural Core Indicator E2 (NI 197) Meet 5% of targets resources: biodiversity/nature Change in areas and populations pa. in the conservation of biodiversity importance and % Hambleton of nationally important wildlife Biodiversity Action sites in favourable condition Plan DP32 – General design No indicator required - CP17 – Promoting DP33 – Landscaping No indicator required - high quality design

CP18 – Prudent use DP34 – Sustainable energy Core Indicator E3 Meet approved RSS of natural resources District potential for Renewable energy capacity installed renewable installed by type energy capacity (MW) to 2010 and to 2021. All developments over 1,000 m.sq in size or 10 or more dwellings to provide a least 10% of their energy requirements from on-site renewable energy CP18 cont. generation or delivered through savings.

DP36 – Waste Local Indicator 50% improvement in the recycling/ Improve the recycling/composting composting rate by rate 2010

273 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 6 Core Strategy Supporting Development Indicator and Type Targets Policies Policies Creating healthy and safe communities

CP19 – Recreational DP37 – Open space, sport facilities and amenity and recreation Local Indicator open space % of eligible open spaces 100% of Council managed to “Green Flag” sites brought into standard local sustainable

management, 50%

of which to be

maintained to

equivalent of “Green

Flag” standard

69% of residents

satisfied with Local Indicator quantity and quality

of open space % of residents satisfied with the quality of open space

DP38 – Major outdoor - recreation No indicator required DP39 – Recreational links No indicator required - CP20 – Design and Local Indicator 90% of all schemes the reduction of crime > 10 homes to - % of relevant schemes achieve “secured by incorporating “secured by design design” principles

CP21 – Safe DP42 – Hazardous and response to natural environmentally sensitive No indicator required - and other forces operations

DP43 – Flooding and Core Indicator E1 floodplains 0% of approvals p.a. No. of planning applications without Environment granted contrary to the advice of Agency support the Environment Agency

DP44 – Very noisy activities No indicator required -

274 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 6 ANNEX 7 GLOSSARY

List of acronyms and technical terms used in this report. Items in italics each have a definition.

- accessibility The ability of everybody to go conveniently where they want. - adoption The final confirmation of a Local Development Document as having statutory status by a Local Planning Authority. - affordable housing Housing which meets the present and future needs of households unable to secure adequate housing at prices determined by the market. - Allocations DPD The document within the Hambleton Local Development Framework that contains site specific allocations. It has the status of a Development Plan Document. AMR Annual Monitoring Annual report on the progress of preparing the Local Development Report Framework and the extent to which policies are being achieved. BAP Biodiversity Action Plan A strategy prepared for a local area aimed at conserving biological diversity. The Hambleton BAP was approved in 2002, and provides specific action plan guidance on 11 habitats and 2 species. - brownfield land brownfield land (also known as Previously Developed Land) is that which is or was occupied by a permanent structure (excluding agricultural or forestry buildings), and associated fixed surface infrastructure. The definition covers the curtilage of the development. Planning Policy Statement 3 “Housing” has a detailed definition. Opposite to greenfield land. - commitments Sites where planning permission has already been granted to construct new dwellings. CIL Community A charge which local authorities may levy on development to facilitate local Infrastructure Levy infrastructure improvements. - completions The number of dwellings (within the plan period) which have already been constructed. - Conservation Area Areas of special architectural or historic interest, the character, appearance or setting of which it is desirable to preserve or enhance. - Core Strategy The Local Development Framework document which sets out the long-term spatial vision for the Local Planning authority area, and the spatial objectives and strategic policies to deliver that vision. The Core Strategy has the status of a Development Plan Document. - Community Plan The long term vision and action plan for Hambleton and North Yorkshire articulating the aspirations, needs and priorities of the local community – prepared by the Local Strategic Partnership. - Development Limits Development Limits identify the area within which development proposals would be acceptable, subject to complying with other policies contained in the Development Plan. They seek to prevent development from gradually extending into the surrounding countryside. - Development Plan The statutory Development Plan comprises the Regional Spatial Strategy and Development Plan Documents contained in the Local Development Framework. DPD Development Plan A Local Development Document in the Local Development Framework that Document forms part of the Statutory Development Plan.

275 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 7 - Development Policies The document within the Hambleton LDF which contains detailed policies DPD guiding particular forms of development so that the Core Strategy is achieved. It has the status of a Development Plan Document. - Green Belt An area of open land where strict planning controls apply in order, in particular, to check the further growth of a large built-up area. Designated in a Development Plan. In Hambleton, there is a small area of Green Belt in the south of the District, designed to check the growth of York and protect its historic form. - greenfield land Land (or a defined site) which has never been built on before or where the remains of any structure or activity have blended into the landscape over time (opposite of brownfield land). Applies to most land outside the Development Limits. - Housing Needs Study A study which assesses the future housing needs of the District, in terms of the size, type and affordability of dwellings. The Hambleton Housing Needs Study was published in April 2004. - Issues and Options Document(s) produced during the early production stage of the preparation of Development Plan Documents and issued for consultation. - Key Diagram A diagram which illustrates the main strategic principles of the spatial strategy of the LDF. It is not site specific, unlike the Proposals Map. LCHO Low Cost Home Also known as shared equity/ownership, provides eligible persons with a Ownership means to buy part of their home. LDD Local Development The various individual documents (DPD, SCI, SPD) in the LDF. Document LDF Local Development The overall name for the folder or portfolio of Local Development Documents Framework and the LDS and AMR. LDS Local Development A public statement setting out which documents will make up the LDF, and Scheme when they will be produced over a three year period. - Local Plan The plan produced under the former planning system by District Councils. The Hambleton District Wide Local Plan (and the North Yorkshire Structure Plan) is replaced by the RSS and LDF. LSP Local Strategic The Hambleton LSP is a partnership of over 40 public and private Partnership organisations and community groups. One of its main tasks is to prepare and implement the Community Plan. LTP Local Transport Plan The transport strategy prepared by the local transport authority, ie. North Yorkshire County Council. - major infrastructure The significant alterations/improvements that are required to the various services and facilities that are required to enable development to take place e.g. major improvements to sewage works or drainage systems, provision of new road links, etc. - minor infrastructure The less significant alterations/improvements required to enable development to take place usually within or close to development sites. PPG Planning Policy Guidance produced by the Government on planning matters (being replaced Guidance Notes by PPSs).

276 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 7 PPS Planning Policy Statements of National Planning Policy issued by the Government (to replace Statement PPGs). - Pre-Submission The stage when the completed DPD is made available for its final formal 6 week representation period before being handed to the Government Office for examination by an independent Inspector. - Preferred Options Document(s) produced as part of the preparation of Development Plan Documents, and issued for formal public participation. It shows the preferred “direction” of a Development Plan Document. - Proposals Map The adopted Proposals Map illustrates on a base map (reproduced from an Ordnance Survey map to a registered scale) all the policies contained in Development Plan Documents. It is thus site and location specific, unlike the Key Diagram. The Proposals Map will be revised each time a new Development Plan Document is prepared which has site specific policies or proposals, and will always reflect the up-to-date planning strategy for the area. RPG Regional Planning The strategic plan for the region prepared under the former planning system, Guidance replaced by the Regional Spatial Strategy. RSS Regional Spatial The broad spatial strategy for the region prepared by the Yorkshire and Strategy Humber Regional Assembly, and forming part of the statutory Development Plan. S106 Section 106 Undertakings by developers or agreements negotiated in the context of Agreement granting planning permission underpinned by section 106 of the Town & Country Planning Act 1990. SA Sustainability Appraisal Identifies and evaluates the effects of the strategy or plan on social, environmental and economic conditions. SCI Statement of Document setting out how and when stakeholders and other interested Community Involvement parties will be consulted and involved in the preparation of the LDF (and in the consideration of individual planning applications). SEA Strategic Environmental An assessment of the environmental effects of a plan or programme required Assessment by EU Directive 2001/42/EC. Combined with the Sustainability Appraisal. - site specific allocations Allocations of sites for specific or mixed uses or development, to be contained in the Allocations DPD. Policies identify any specific requirements for individual proposals. The sites themselves are shown on the Proposals Map. - spatial planning The concept of spatial planning is intended to be at the heart of the new planning system. Previously, the focus of the planning system was narrow and regulatory. The new spatial planning system of RSS and LDF is much wider and more inclusive. Spatial planning concerns itself with places, how they function and relate together – and its objectives are to manage change to secure the best achievable quality of life for all in the community, without wasting scarce resources or spoiling the environment. It will include policies which can impact on land use, for example by influencing the demands on, or needs for, development, but which are not capable of being delivered solely or mainly through the granting or refusal of planning permission, and which may be implemented by other means.

277 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 7 SIP Strategic Infrastructure When, how and who will provide any required major alterations or Plan improvements to infrastructure to enable development to proceed as set out in the plan. - Submission The stage when the final completed Allocations DPD is formally handed to the Government Office for examination by an independent Inspector. SPD Supplementary Planning Elaborates on policies or proposals in DPDs, and gives additional guidance Document SPG Supplementary Planning Provides guidance or development briefs to supplement policies and Guidance proposals in a Local Plan (being replaced by SPD). - Sustainable Community The long term vision and action plan for Hambleton and for North Plan or Strategy Yorkshire articulating the aspirations, needs and priorities of the local community - prepared by the Local Strategic Partnership. - Structure Plan The strategic plan produced under the former planning system by County Councils. The North Yorkshire Structure Plan was replaced by the RSS. The Act Planning and Put in place the new statutory framework for preparing RSS and LDFs. Compulsory Purchase Act 2004 The Town and Country The formal Government regulations that define how the LDF is produced. Regulations Planning (Local Development) (England) Regulations 2004 as amended in 2008 and 2009

278 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - ANNEX 7 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK HHAAMMBBLLEETTOONN LLOOCCAALL DDEEVVEELLOOMAPPPMMEENNTT FFLEGENDRRAAMMEEWWOORRKK ALLOCATIONS DPD – PROPOSED SUBMISSION AALLLLOOCCAATTIIOONNSS DDPPDD –– PPRROOPPOOSSEEDD SSUUBBMMIISSSSIIOONN

HAMBLETON LOCAL DEVELOPMENT FRAMEWORK HAMBLETON LOCAL DEVELOPMENT FRAMEWORK HAMABLLOETCOANTI OLONCSA DL PDDE V–E PLOROPMPOENSETD F SRAUMBMEWISOSIROKN HAMBLETON LOCAL DEVELOPMENT FRAMEWORK Land UseALL OHTypeCAAMTIBOLENTSO DNP LDO C– APLR DOPEOVESLEODP SMUEBNMTI SFSRIAOMNE WORK ALLOCATIONS DPD – PROPOSED SUBMISSION HALALMOBCLAETIOONN SL ODCPADL D– EPVREOLPOOPSMEEDN STU FBRMAIMSSEIWOONR K ALLOCATIONS DPD – PROPOSED SUBMISSION HAMBLETON LOCAL DEVELOPMENT FRAMEWORK Housing ALLOCHAoTuIOsNinSg D PD – PROPOSED SUBMISSION HAALLMOBCLAEHHTToOIoOuNuNs sLiSinO nDgCgP A DL D– EPVREOLOPOPMSEEDN ST UFBRMAMISESWIOONR K

ALLOCATIONS DPD – PROPOSED SUBMISSION Mixed Uses Mixed UseH ousing MMiixxHeedodu UsUinssgee

HHoouussiningg

HMouixseindg U se Housing Employment EmpMlioxeydm Uesnet EEmmppllooyymmMHeoeixnunestdtin Ug se Mixed Use MHEixomeupdsl ioUnygsme ent Mixed Use Employment Mixed Use Community & OtherComm UsesEuEmmnpiptloyloyymmeenntt CommuEMmniipxteylody mUseen t CommunCitoymmunity Employment ComEmmupnliotyyment CCoommmmuunnitiyty Key Features ECmopmlomymuneitnyt Community Community Allocation / Proposal BHB1H 1 Community BHB1B HH11 BBHH11 BH1 Footpath / Cycleway BH1 BH1 BH1 Strategic Road Proposal

Development Limits (Proposed)

Possible Movement Layout

Possible Open Space

Landscaping Area

X

X Access Point X XX X X Key Element X XX

279 HAMBLETON LOCAL DEVELOPMENT FRAMEWORK ALLOCATIONS - December 2010 - Map Legend © HDC 2010