Preferred Sites Stokesley Sub Area

Preferred Options Consultation Document

Part 2

Preferred Sites Stokesley Sub-Area

October 2016

1. Introduction 1

2. Methodology 3

3. Stokesley 5

4. Great Ayton 67

5. Great Broughton 97

6. Hutton Rudby 127

7. Crathorne 156

8. Ingleby Arncliffe 172

9. Skutterskelfe 173

10. Other Settlements 175

11. Sites Under Allocation Threshold 177

12. Site Selection Methodology 178

Preferred Sites Stokesley Sub Area - Hambleton District Council 1 2 Preferred Sites Stokesley Sub Area - Hambleton District Council INTRODUCTION 1.1 The new Local Plan will set out how much land should be provided to accommodate new homes and jobs that are needed within Hambleton up to 2035 and where this should be located. It will consider the need for new homes and jobs alongside the need for associated infrastructure such as shops, community facilities, transport, open space, sport and recreation, health and education within the context of protecting what is special about Hambleton. The Plan will also look to protect and enhance the countryside, historic buildings and the unique character of our market towns and villages. The Local Plan will also set out the policy framework which will be used to determine proposals for new development across the District and for enforcement purposes. The Local Plan will allocate sites in line with the Plan's strategy. The allocation of sites in the Hambleton Local Plan will provide certainty to developers, local people and infrastructure providers about how much development will take place over the next twenty years and where. 1.2 The Plan will include:- Part 1: Preferred Policies- A vision and objectives for the Plan Area and detailed policies for determining development proposals Part 2: Preferred Sites- Where development will take place and how much 1.3 This document forms Part 2 - Preferred sites. Due to the volume of sites this part has been split up into five sub areas, Bedale, Easingwold, Northallerton, Stokesley and Thirsk. Preferred Options Consultation 1.4 This document sets out details of the Preferred Sites which will be expected to meet the need for development over the Plan period to 2035. The document provides basic information about the site and summarises why it is being put forward as a Preferred Site or why at this stage it has been discounted. 1.5 . Preferred sites have been identified following an initial assessment of sites in accordance with stage 1 and 2 of the site selection process set out in the methodology section of this document, and in full in the Appendices. There is still a long way to go before final decisions are made on which sites are the most suitable. The next stage in this process will be to seek further details from landowners, agents and developers on how the site will be developed and when, which will include requests for further information to demonstrate development is both deliverable and viable. This will form stage 3 of the site selection process. An opportunity will also be given to those sites that have been discounted to provide additional information which may overcome the reasons why the site has not been put forward as a preferred site. During this time, Officers will continue to work with a range of Infrastructure Providers to develop an Infrastructure Plan which will establish what is required to bring forward development. This will include consideration of highways, schools, healthcare and sewerage capacity. Other evidence base will be continued to develop and will also feed into the site selection process. 1.6 For the purposes of the Preferred Options consultation, separate consultation documents on sites have been published for each of the five Sub Areas Bedale, Easingwold, Northallerton, Stokesley and Thirsk. Sites are listed numerically under each settlement, the settlements are ordered according to the established settlement hierarchy. The site summaries are provided for all sites within the service centres, service villages and secondary villages. As part of this consultation, your views are sought on the recommendations for each site as presented in each site summary of this document. If you can identify a more suitable site which has currently not been submitted, details of the site should be submitted as part of your response.

Preferred Sites Stokesley Sub Area - Hambleton District Council 1 1.7 In relation to 'other' settlements the Preferred Option is to maintain the vitality of smaller rural villages through supporting levels of development which are commensurate with the existing scale and form of the village. In order to provide a long term flexible approach to development in smaller villages, it is not proposed to allocate sites but to rely on a criteria based approach to development. Therefore, preferred sites have not been identified in 'other' settlements and the site summaries are not provided. A list of the sites put forward in 'other' settlements is attached within the appendices of each sub area document. Your views on the criteria based approach are sought within Part 1: Preferred Policies. 1.8 A number of sites have been submitted which are below 0.2 hectares or would accommodate less than five dwellings. In some cases these sites may be suitable for development however they are below the threshold for allocation and any proposals for the development of these sites will be considered in the context of wider Plan policies. A list of these sites is attached at the end of each of the site consultation documents for each Sub Area and have been identified on the settlement maps. 1.9 Several sites were put forward for consideration for green space designation, where these are within the service centre, service village and secondary village a site map has been provided under the relevant settlement. Requests for greenspace designations in 'other' settlements are listed in this document in the 'other' settlements section. The sites have been assessed separately, assessments and recommendations can be seen within the Local Green Space Recommendations Report.

2 Preferred Sites Stokesley Sub Area - Hambleton District Council Methodology 2.1 One of the first steps in preparing a new Local Plan is to establish what land is available for development within the District over that time frame. This will inform site allocations in the new Local Plan. 2.2 As part of this landowners, agents and developers were invited to put forward land for potential development in the future. This 'Call for Sites' exercise ran between June 2015 and February 2016 and over 500 sites were put forward for potential development in Hambleton District. 2.3 A Site Selection methodology was established in order to set a rigorous and consistent approach to the assessment of all of the submitted sites. The aim of the site selection process is to secure development which best meets the objectives of the New Local Plan. It is a tool for Officers to objectively assess sites submitted to the Council to enable informed choices to be made on the selection of sites. The Site Assessment Methodology was presented to the Housing Market Partnership meeting in December 2015. The partnership includes a range of developers and agents who operate in the District. 2.4 There are three stages to the site selection process. The first stage assesses the site against key eligibility criteria. This includes consideration of the scale of development and assessment against key constraints. The second stage is an assessment of the site against Local Plan Sustainability Appraisal objectives and the third stage considers the deliverability and viability of the site. 2.5 In stage two, the performance of sites against the indicators has been coded using a traffic light system. A colour coding (red/amber/green) is used to indicate the relevant impact or suitability of the site. Red: = Significant adverse effect: The site performs poorly against the relevant indicator Amber: = Moderate adverse effect: The site performs adequately against the relevant indicator but there are some issues that need addressing Green: = Non-adverse effect: The site performs well against the relevant indicator 2.6 Stage two of the assessment has been informed by site visits, data held within the council's Geographical Information Systems (GIS), engagement with Natural England, Historic England, North Yorkshire County Council, the call for sites submission form and emerging evidence base such as Employment land Review and Strategic Flood Risk Assessment. Parish Councils were also asked to input into the constraints mapping and identification of important features of their settlement(s). 2.7 Sites have been screened in terms of impact on designated biodiversity sites (SSSI's and SINCs). Biodiversity data impacting the proposed allocation sites will feed into stage 3 of the site selection process. 2.8 Limited information has been provided by landowners, agents and developers within the site submission forms with regards to deliverability and viability of the site and therefore these aspects which form stage 3 of the site selection process, have not informed the assessment of sites at this point. This is with exception to highways information provided by North Yorkshire County Council and therefore aspects relating to whether the site has access to a public highway and the degree of off site works required to enable the site to come forward for development have informed assessment of the sites. 2.9 As part of the stage 2 assessment for housing sites, where information on potential dwelling yield of the site was not provided on the site submission form or where the assumed dwelling yield was presented as a range, a density of 25 dwellings per hectare (dph) has been applied to provide

Preferred Sites Stokesley Sub Area - Hambleton District Council 3 an indicative dwelling yield for the site. Any deviation from this will be due to local factors affecting the site which have suggested a slightly lower or higher density would be more appropriate. It is important to note that at this stage, the potential dwelling yield of sites is only indicative. 2.10 Stage 3 of the site selection process will be the next stage where Officers will seek further details from landowners, agents and developers of preferred sites to establish how the site will be developed and when, which will include requests for further information to demonstrate development is both deliverable and viable. Stage three of the assessment process may result in changes to the potential dwelling yield of sites. 2.11 As part of stage 3, where sites that have been identified as not preferred in this document, landowners/agents will also have an opportunity to provide additional information to address those aspects presented as reasons for why they have not been identified as a preferred site. 2.12 The responses to this consultation, further evidence base work including the Infrastructure Plan and Plan Viability work will feed into the stage three assessment. This additional information on the preferred and presently non preferred sites will be used to inform decisions on which sites are the most suitable for allocation in the Local Plan. 2.13 A full copy of the Site Assessment Methodology is attached at the end of each of the site consultation documents for each Sub Area. A summary of the full assessment of each of the sites against the site assessment criteria is included as an appendix to the Sustainability Appraisal Document. 2.14 Sites put forward for consideration to be designated as greenspaces have been assessed separately. The methodology, assessment and recommendations can be found in the Local Green Space Recommendations Report.

4 Preferred Sites Stokesley Sub Area - Hambleton District Council Stokesley

Stokesley

S/142/025 S/142/008

S/142/009

S/142/028 S/142/019

S/142/025

S/142/020 14/00337/OUT

S/142/007 S/142/001 S/142/021

S/142/023

S/142/018 S/142/006

S/142/023

S/142/014 15/01943/REM S/142/015 S/142/029 S/142/030 S/142/026 S/142/011 S/142/010

S/142/017 S/142/014 S/142/002 S/142/005 S/142/016 S/142/022 S/142/024 14/02578/OUT S/142/004 S/142/027

S/142/013 S/142/012

S/142/003

S/082/001 S/057/013

S/057/007

S/057/007 Preferred Options Key Employment Locations Preferred Housing Sites General Employment Locations Non-Preferred Housing Sites 2010 Allocated Sites Potential Housing Sites below allocation threshold Community/Recreation Preferred Employment Sites Employment Non-Preferred Employment Sites Housing Preferred Mixed Sites incl. Housing Mixed use Non-Preferred Mixed Sites incl. Housing Other Preferred Recreation Site Current Planning Applications Non-Preferred Recreation Preferred Local Green Space [ PLEASE NOTE: Dwelling yields are indicative only. © Crown copyright [and database rights] 2016 OS 100018555 Non-Preferred Local Green Space 1:10,000 Civic Centre, Stone Cross, Northallerton DL6 2UU Telephone: 01609 779 977 Fax: 01609 767228

Stokesley

Preferred Sites Stokesley Sub Area - Hambleton District Council 5 Site Reference S/142/001

Parish Stokesley

Address Land To The North And West Of Woodlands Walk Tanton Road, Stokesley

Current Use Agricultural

Proposed Use Housing

Area (ha) 9.30

Indicative Yield 226

Commentary Environmental The site is a greenfield site, and is grade 3b agricultural land. The site is within a minerals safeguarding area for Brick and Clay. Connectivity The site is connected to the exiting Public Right of Way network with a Public Right of Way crossing the site. There are footways to adjacent residential areas. Impact on character and form The site is not prominent in any significant views and forms a reasonably natural extension to the built form. Impact on historic assets There is scope for archaeological potential Flooding The majority of the site is susceptible to surface water flooding. Part of the site is within Flood Zone 2. The Strategic Flood Risk Assessment indicates that parts of the site within Flood Zone 2 could potentially increase to Flood Zone 3 magnitude. A flood risk assessment is required. Highways Access from the highway is acceptable onto Tanton Road. Works will be required to improve the existing major road and extend the existing footway/ street lighting.

Conclusion The site relates well to the existing built form of the settlement and is not prominent in views towards the settlement. The site currently benefits form planning permission. Preferred site.

6 Preferred Sites Stokesley Sub Area - Hambleton District Council S/142/001

S/142/001

Question 1

Do you agree that that site S/142/001 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Stokesley Sub Area - Hambleton District Council 7 Site Reference S/142/002

Parish Stokesley

Address Cleveland Nurseries, Broughton Road, Stokesley

Current Use Horticulture/ Glasshouses

Proposed Use Mixed Use

Area (ha) 9.23

Indicative Yield N/A

Commentary Environmental The site is grade 2 agricultural land. The site is within a sand and gravel safeguarding area. The site is currently in horticultural uses and is not considered to be previously developed land. Connectivity There is an existing footway on the opposite side of Station Road. Impact on character and form There would be limited impact to character and form. The industrial estate bounds the site to the south with a school playing field to the north. Impact on historic assets No Issues Flooding The site is within Flood Zone 3, including 3b, and Flood Zone 2. The Strategic Flood Risk Assessment indicates that only water compatible uses. Highways The access onto the B1257 is acceptable. Minor works may be required to extend to footway to serve the site. Additional public transport facilities will be required subject to the travel plan/ transport assessment.

Conclusion This site is within Flood Zone 2 and 3 and other alternative sites for for mixed uses has been put forward for consideration therefore at this stage the site is not a preferred site. The Strategic Flood Risk Assessment would only support water compatible uses at this location. Not a preferred site.

8 Preferred Sites Stokesley Sub Area - Hambleton District Council S/142/002

S/142/002

Question 2

Do you agree that site S/142/002 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 9 Site Reference S/142/003

Parish Stokesley

Address Land to the east of Carolina Farm, Stokesley

Current Use Agriculture

Proposed Use Gypsy & Traveller

Area (ha) 4.92

Indicative Yield

Commentary Environmental Loss of greenfield site Affects mineral safeguarding area for sand and gravel Connectivity A Public Right of Way runs along the western boundary, no public footpaths or cycleways to link to Potential to link site with Public Right of Way Impact on character and form Does not relate well to the existing built form of the settlement Impact on historic assets No impact on historic assets Flooding Entirely within Flood Zone 2 and part within Flood Zone 3. The Strategic Flood Risk Assessment indicates that a large portion of this area is within the Functional Floodplain. Further, the flood risk in parts of this area which are currently within Flood Zone 2 may increase to Flood Zone 3 Affected by surface water flooding Highways No direct connection/frontage to a highway Footway connection and street lighting required to serve the site

Conclusion

10 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/003

No need has been identified for the provision of gypsy and traveller sites in Hambleton. This site is not within close, safe walking distance of local facilities, is unrelated to the built form and is susceptible to flooding. The Strategic Flood Risk Assessment would not support development at this location. Not a preferred site.

S/142/003

Question 3

Do you agree that site S/142/003 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 11 Site Reference S/142/004

Parish Stokesley

Address OS field 6523, Stokesley

Current Use Agricultural

Proposed Use Housing

Area (ha) 1.15

Indicative Yield 27 - 33

Commentary Environmental Loss of greenfield site Affects mineral safeguarding area for sand and gravel Noise issues from close proximity of A172 Within green infrastructure corridor and could have negative effect Connectivity A Public Right of Way runs along the eastern and southern boundary Potential connection to existing Public Right of Way No pavements or cycle routes adjacent to the site High volume of traffic along A172 Impact on character and form The site does not relate well to the existing built form Impact on historic assets Adjoins boundary of Stokesley Conservation Area and affects an area of former strip fields which are of historic significance Listed building in close proximity Flooding Site entirely within Flood Zone 2 and partially within Flood Zone 3. The Strategic Flood Risk Assessment states that 10% or more of the site lies within Flood Zone 3a. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. An exception test is recommended. Southern part of site adjoining A172 susceptible to surface water flooding Highways Site does not include a sufficient frontage to enable an access of acceptable standard Work would be required to improve existing major road and extend existing footway and street lighting

12 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/004

Conclusion The loss of this open area of former strip fields will have a negative impact on the character of the adjoining Conservation Area. The site is not well related to the existing built form and is susceptible to flooding. Not a preferred site.

S/142/004

S/142/003

Question 4

Do you agree that site S/142/003 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 13 Site Reference S/142/005

Parish Stokesley

Address OS Field 7126, Stokesley

Current Use Agricultural

Proposed Use Housing

Area (ha) 0.36

Indicative Yield 5

Commentary Environmental Loss of greenfield site Affects mineral safeguarding area for sand and gravel Noise issues from close proximity of A172 Within green infrastructure corridor and could have negative effect Connectivity A Public Right of Way runs along the western boundary into Levenside Potential connection to existing Public Right of Way No pavements or cycle routes adjacent to the site High volume of traffic along A172 Impact on character and form The site does not relate well to the existing built form Impact on historic assets Adjoins boundary of Stokesley Conservation Area and affects an area of former strip fields which are of historic significance Listed building in close proximity Flooding Site entirely within Flood Zones 2 and 3. The Strategic Flood Risk Assessment indicates that 10% or more of the site lies within Flood Zone 3a. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. An exception test is recommended. Southern part of site adjoining A172 susceptible to surface water flooding Highways Site has no direct connection/frontage to a public highway Work would be required to improve existing major road and extend existing footway and street lighting

14 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/005

S/142/005

Question 5

Do you agree that site S/142/005 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 15 Site Reference S/142/006

Parish Stokesley

Address Small Riggs Field, South of Mill Riggs Farm, Stokesley

Current Use Agricultural

Proposed Use Housing

Area (ha) 1.22

Indicative Yield 30-40 Commentary Environmental The site is a greenfield site. Loss of grade 2 and 3b agricultural land. Within a minerals safeguarding area for sand and gravel Within the green infrastructure corridor. The site is alongside the A172 and noise may be an issue Connectivity There is a Public Right of Way along the southern edge of the site. There is a narrow footway on the opposite site of the A172. There is no crossing at this section of the A172 Impact on character and form The site is prominent in views towards the settlement. The site does not relate well to the existing form of the settlement, it is separated by the A172, there is some limited development to the north. Impact on historic assets No issues Flooding The site is predominantly within Flood Zone 1. The Strategic Flood Risk Assessment indicates that part of the site falls within Flood Zone 3a. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. The Strategic Flood Risk Assessment recommends that there is a review of site layout and/or design informed by either a Level 2 Strategic Flood Risk Assessment or site-specific Flood Risk Assessment. The site is susceptible to surface water flooding. Highways Access to the existing highway is acceptable. Works will be required to improve the major road and extend the existing footway/lighting.

16 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/006

Conclusion

S/142/006

Question 6

Do you agree that site S/142/006 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 17 Site Reference S/142/007

Parish Stokesley

Address Mill Riggs Field, East of Mill Riggs Farm, Stokesley

Current Use Agriculture

Proposed Use Housing

Area (ha) 13.16

Indicative Yield 329

Commentary Environmental Loss of grade 2 agricultural land The site is within a minerals safeguarding area for brick and clay and sand and gravel. The site is within the Green Infrastructure corridor. Connectivity There is a Public Right of Way along the southern boundary of the site. There are no footways serving the site Impact on character and form The site is prominent in views towards the settlement. The scale and location does not relate well to the existing built form. Impact on historic assets There are a number of grade II listed buildings to the north east of the site. The loss of this open area could harm elements which contribute to the significance of the setting of the listed buildings. Flooding The south eastern corner of the site is in Flood Zone 3. The south eastern corner and a small section to the south west is within Flood Zone 2. The Strategic Flood Risk Assessment indicates that 10% or more of the site lies within Flood Zone 3a. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. An exception test is recommended. The south eastern corner of the site is susceptible to surface water flooding Highways The site has no direct connection to a highway. Minor works may be required to extend the footway to serve the site. Passenger transport will require additional facilities/service provision.

Conclusion

18 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/007

The site does not relate well to the form character of the settlement. Part of the site is susceptible to flooding. Development of the site would result in a loss of grade 2 agricultural land. Not a preferred site.

S/142/007

Question 7

Do you agree that site S/142/007 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 19 Site Reference S/142/008

Parish Stokesley

Address Stanley Houses Field Stokesley NZ5310

Current Use Agriculture

Proposed Use Housing

Area (ha) 1.07

Indicative Yield 5-25

Commentary Environmental The site is a greenfield site The site is grade 3b agricultural land. The site is within a safeguarding area for brick and clay and sand and gravel. The site is within the green infrastructure corridor Connectivity There is a narrow pavement fronting the site. There is no Public Right of Way within vicinity of the site. Impact on character and form The site is prominent in views towards the settlement. The site is disconnected from the main built form Impact on historic assets No Issues Flooding The site is within Flood Zone 1. The site is over 1 hectare therefore a flood risk assessment will be required. A small part of the site is susceptible to surface water flooding. Highways Access is acceptable from the existing highway. Works will be required to improve the existing major road and extend the existing footway/street lighting to serve the site. A right turn lane may be required on the A172.

Conclusion The site is disconnected from the existing settlement form and is prominent in views towards the settlement. Not a preferred site.

20 Preferred Sites Stokesley Sub Area - Hambleton District Council S/142/008

S/142/008

Question 8

Do you agree that site S/142/008 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 21 Site Reference S/142/009 and S/142/019

Parish Stokesley

Address Land South of Quakers Grove Farm.

Current Use Agriculture

Proposed Use Housing

Area (ha) 15.92

Indicative Yield 400 -450

Commentary Environmental This is a greenfield site and identified as grade 2 agricultural land. The site is within a Brick and Clay and Sand and Gravel minerals safeguarding area. The site is within the green infrastructure corridor Connectivity There is no Public Right of Way, there is a narrow footway alongside the A172. Impact on character and form The site is prominent in significant views towards the settlement. The scale and location of the site does not relate well to the existing built form. Impact on historic assets There are a number of Grade II Listed Buildings at Winley Hill Farm, to the east of the site. Flooding The site is in Flood Zone 1. The site exceeds 1 hectare therefore a site specific flood risk assessment will be required. There are part of the site to the est which are susceptible to surface water flooding. Highways There is an acceptable access on to the A172. Minor works may be required to extend the footway to serve the site.

Conclusion The site does not relate well to the existing built form and would be prominent in significant views into the settlement. Development of the site would result in the loss of Grade 2 agricultural land. The loss of the open site could have an impact on the listed buildings at Winley Hill Farm. Not a preferred site.

22 Preferred Sites Stokesley Sub Area - Hambleton District Council S/142/009

S/142/009

Question 9

Do you agree that site S/142/009 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 23 Site Reference S/142/010

Parish Stokesley

Address OS Field 5933 Levenside, Stokesley

Current Use Agricultural

Proposed Use Housing

Area (ha) 0.78

Indicative Yield 20

Commentary Environmental The site is a greenfield site, Grade 3 agricultural land. The site is within a sand and gravel minerals safeguarding area. The site is within the green infrastructure corridor. Connectivity The site is close to town centre facilities. There is a Public Right of Way to the eastern boundary, there are no footways or cycle routes. Impact on character and form The site does not relate well to the existing form of the area. There historic strip fields at this location. Impact on historic assets The site adjoins the boundary of the Stokesley Conservation Area. The Old Rectory to the north of the site is a Grade II* listed building. Flooding Part of the site is within Flood Zone 3, all of the site is within Flood Zone 2. The Strategic Flood Risk Assessment indicates that 10% or more of the site lies within Flood Zone 3a. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. An exception test is recommended. The southern end of the site is susceptible to surface water flooding. Highways The site has no direct connection to a highway maintainable at the public expense. A footway is required to connect the site to the town centre.

Conclusion

24 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/010

This site is close to the town centre and its amenities. Whilst the site is not prominent the loss of the site would impact on the character of the settlement at this location. The site is part of historic strip fields the development of the site would result in the loss of an identified important historic landscape type. The loss of the site would impact on the setting of the conservation and of the Grade II* listed Building. There is no highway access to the site and the site is within Flood Zones 2 and 3. Not a preferred site.

S/142/010

Question 10

Do you agree that site S/142/010 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 25 Site Reference S/142/011

Parish Stokesley

Address Union Mill, Stokesley

Current Use Union Mill (Store) and grazing land

Proposed Use Housing

Area (ha) 1.4

Indicative Yield 35

Commentary Environmental Part of the site is brownfield (Union Mill) The majority of the site is greenfield (Grade 3a and Grade 3b agricultural land). The site is within the green infrastructure corridor. Connectivity The site is close to the town centre amenities. There are no public rights of way adjacent to the site. There is a footway to the north of the site connecting the site with the town centre. Impact on character and form The site is not prominent in views towards the settlement from the A172. The grazing land is part of an identified historical landscape. The loss of the fields would have an impact on the character of the settlement at this location. Impact on historic assets The site is within the Stokesley conservation Area. The Flour Mill is Grade II listed building There is a non designated heritage asset within the site boundary (47 Levenside) The grazing land is part of an identified historical landscape. Flooding The site is within Flood Zone 2 and Flood Zone 3. The Strategic Flood Risk Assessment indicates that 10% or more of the site lies within Flood Zone 3a. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. An exception test is required. The majority of the site is susceptible to surface water flooding. Highways There is an acceptable access onto Levenside. Works will be required

Conclusion

26 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/011

This site is close to the town centre and its amenities. Whilst the site is not prominent the loss of the greenfield part would impact on the character of the settlement at this location. The site is part of historic strip fields the development of the site would result in the loss of an identified important historic landscape type. The loss of the site would impact on the setting of the conservation and of the Grade II listed Building. The site is within Flood Zones 2 and 3. Not a preferred site.

S/142/011

Question 11

Do you agree that site S/142/011 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 27 Site Reference S/142/012

Parish Stokesley

Address OS Field 5721, Stokesley, North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 1.31

Indicative Yield 30-35

Commentary Environmental This is a greenfield site, it is grade 3a and 3b agricultural land. The site is within the green infrastructure corridor. It is within a minerals safeguarding area for sand and gravel Connectivity The site is close to the town centre, there is no Public Right of Way or footway connecting the site to the town centre. Impact on character and form The site is visible from the A172. The site is part of an identified historic landscape. The site does not relate well to the existing form and character of the settlement. Impact on historic assets The site adjoins the boundary of the Stokesley Conservation Area. The Old Rectory is to the north of the site and is a Grade II* listed building. Flooding The site is within Flood Zone 2 and 3. The Strategic Flood Risk Assessment indicated that 10% or more of the site lies within Flood Zone 3a. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. An exception test is required. The majority of the site is prone to surface water flooding. Highways The site has not direct connection to a frontage of a highway that is maintainable at the public expense.

Conclusion This site is close to the town centre and its amenities. The loss of the site would impact on the character of the settlement at this location. The site is part of historic strip fields the development of the site would result in the loss of an identified important historic landscape type. The loss

28 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/012

of the site would impact on the setting of the conservation and of the Grade II* listed Building. There is no highway access to the site and the site is within Flood Zones 2 and 3. Not a preferred site.

S/142/012

Question 12

Do you agree that site S/142/012 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 29 Site Reference S/142/013

Parish Stokesley

Address OS Field 7300, 8100 and 9173, Thirsk Road, Stokesley

Current Use Agricultural Land

Proposed Use Housing (potential for limited B Class use)

Area (ha) 13.90

Indicative Yield 350-400

Commentary Environmental It is a greenfield site, grade 3 b agricultural land. The site is within a minerals safeguarding area for sand and gravel. The site is within the green infrastructure network. Connectivity There is no Public Right of Way in the vicinity of the site. There is a narrow footpath along Thirsk Road. Impact on character and form The site is prominent in views towards the settlement. The site adjoins the built form. Development at the proposed scale would form a significant extension southwards to the settlement. Impact on historic assets There is potential for the site to have some archaeological potential Flooding The site is within Flood Zone 2 and 3. The Strategic Flood Risk Assessment indicates that a large portion of this area is within the Functional Floodplain. Further, the flood risk in parts of this area which are currently within Flood Zone 2 may increase to Flood Zone 3 magnitudes in future due to climate change. The Strategic Flood Risk Assessment recommends consideration of withdrawal of the site. A significant proportion of the site is susceptible to surface water flooding. Highways There is an acceptable access onto Thirsk Road. Works will be required to improve the existing major road and extend the existing footway and street lighting.

Conclusion

30 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/013

The is within Flood Zone 2 and 3 and liable to surface water flooding, the development of the whole site would have an impact on the form of the settlement. Not a preferred site.

S/142/013

s/142/013

Question 13

Do you agree that site S/142/013 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 31 Site Reference S/142/014

Parish Stokesley

Address OS Field 3738 Stokesley, land to north of westlands

Current Use Agricultural

Proposed Use housing

Area (ha) 7.77

Indicative Yield 190-230 (50 on preferred site)

Commentary Environmental This is a greenfield site classified as grade 3b agricultural land. The site is within a minerals safeguarding area for sand and gravel. The site is within the green infrastructure corridor. Connectivity There is no Public Right of Way near the site. There is a footway along the southern boundary of the site. Impact on character and form The site is prominent in views towards the edge of the settlement. The sites does not relate well to the existing form of the settlement. Development of the site would lead to coalescence with Tame Bridge and further extend the form of the development westwards. Impact on historic assets No issues Flooding The northern and western edges of the site are in Flood Zone 3. The northern edge and western part of the site is within Flood Zone 2. The Strategic Flood Risk Assessment states that Part of the site falls within Flood Zone 3b. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. The assessment indicates that consideration should be given to the layout and design of the site and that this should be informed by either a Stage 2 Strategic Flood Risk Assessment or site specific Flood Risk Assessment. There are areas of the site susceptible to surface water flooding. Highways There is an acceptable access to Westlands. Works will be required to improve the major road and extend the existing footway/street lighting.

32 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/014

Conclusion Development of the whole site would not be appropriate it would lead to coalescence of Stokesley and Tame Bridge, and would have a negative impact on the overall form of the settlement. The western and northern parts of the site are liable to flooding. Limited development along the eastern edge may be acceptable. This will reduce the potential yield of the site to below 50 units. Preferred site (PART).

S/142/014

Question 14

Do you agree that that site S/142/014 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Stokesley Sub Area - Hambleton District Council 33 Site Reference S/142/015

Parish Stokesley

Address OS field 5541, Stokesley, Land to west of SH1, off Westlands, Stokesley

Current Use Agricultural land

Proposed Use housing

Area (ha) 1.59

Indicative Yield 40

Commentary Environmental This is a greenfield site, classified as grade 3b agricultural land. The site is within a minerals safeguarding area for sand and gavel. The site is within the green infrastructure network Connectivity There is a footway along Westlands. There is no Public Right of Way near the site. Impact on character and form The site is prominent in views towards the edge of the settlement. The sites adjoins the existing settlement along the eastern boundary, development would further extend the form of the settlement westwards. Impact on historic assets There is potential for archaeological potential at this site. Flooding A small part of the site on the north eastern corner is within Flood Zone 2. The Strategic Flood Risk Assessment notes that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. A site specific flood risk assessment is required to confirm whether development would be appropriate. Highways Access from the existing highway is acceptable onto Westlands Minor works may be required to extend the existing footway to serve the site

Conclusion

34 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/015

The site adjoins the settlement to the western boundary, development of the site would impact on the form of the settlement extending it further westwards. However there is a natural field boundary to the site which may serve to limit the impact of development of the site. The site does not have any access issues. Development may be appropriate subject to the findings of a sites specific flood risk assessment. Preferred site

S/142/015

Question 15

Do you agree that that site S/142/015 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Stokesley Sub Area - Hambleton District Council 35 Site Reference S/142/016

Parish Stokesley

Address White House Farm, Stokesley

Current Use Derelict Farm Buildings

Proposed Use Housing

Area (ha) 0.88

Indicative Yield 25

Commentary Environmental The site is within a sand and gravel minerals safeguarding area. The site is within the green infrastructure corridor Connectivity There is a footway along the opposite site of Westlands Road. There is no Public Right of Way near the site. Impact on character and form There is an opportunity through careful design to improve the appearance of the site. The site is within existing development limits. Impact on historic assets The historic farm buildings have received planning approval for demolition. However buildings are of some value due to their age and landscape. Flooding A very marginal part of the south western corner is liable to flooding. The Strategic Flood Risk Assessment notes that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. A site specific flood risk assessment is required. Highways There is an acceptable access onto Westlands. The site will need to provide footway links along Westlands towards Stokesley Tennis Club.

Conclusion The site is within the existing development limits, it is an existing allocation for employment and an extant planning permission for housing (25 units). There are no major access which affect the site, subject to a flood risk assessment development may be appropriate . Preferred site.

36 Preferred Sites Stokesley Sub Area - Hambleton District Council S/142/016

S/142/016

Question 16

Do you agree that that site S/142/016 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Stokesley Sub Area - Hambleton District Council 37 Site Reference S/142/017

Parish Stokesley

Address Land East of White House Farm, Stokesley

Current Use Agricultural Use

Proposed Use Housing

Area (ha) 0.80

Indicative Yield 20

Commentary Environmental The site is within a sand and gravel minerals safeguarding area. The site is within the green infrastructure corridor The site is greenfield and is classified as grade 3b agricultural land Connectivity There is a footway along the opposite site of Westlands Road. There is no Public Right of Way near the site. Impact on character and form The site would form a fairly small and logical extension to the existing settlement boundary. Impact on historic assets No issues Flooding The south eastern corner of the site is in Flood Zone 2. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. A flood risk assessment is required. Part of the is susceptible to surface water flooding Highways Access can be achieved. footpath links may need to be considered. Cumulative impact on westlands and Thirsk road will need to be considered.

Conclusion The site forms a logical extension to the existing settlement. No residential development should take place in the area of land that is liable to flooding. Sites specific flood risk assessment will be required to determine whether development is appropriate. Preferred site.

38 Preferred Sites Stokesley Sub Area - Hambleton District Council S/142/017

S/142/017

Question 17

Do you agree that that site S/142/017 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Stokesley Sub Area - Hambleton District Council 39 Site Reference S/142/018

Parish Stokesley

Address Small Riggs Field, South of Mill Riggs Farm, Stokesley

Current Use Agriculture

Proposed Use Housing

Area (ha) 0.88

Indicative Yield 25

Commentary Environmental The site is a greenfield site. Loss of grade 2 and 3b agricultural land. Within a minerals safeguarding area for sand and gravel Within the green infrastructure corridor. The site is alongside the A172 and noise may be an issue Connectivity There is a Public Right of Way along the southern edge of the site. There is a narrow footway on the opposite site of the A172. There is no crossing at this section of the A172 Impact on character and form The site is prominent in views towards the settlement. The site does not relate well to the existing form of the settlement, it is separated by the A172, there is some limited development to the north. Impact on historic assets No issues Flooding The site is within Flood Zone 1. The site is susceptible to surface water flooding. The Strategic Flood Risk Assessment states that the site entirely in Flood Zone1, with minimal or no risk from surface water flooding and is suitable for development. Highways Access to the existing highway is acceptable. Works will be required to improve the major road and extend the existing footway/lighting.

Conclusion

40 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/018

The site is not within Flood Zone 2 and 3, has limited impact on the historic environment and an acceptable access. Development of the site would impact on the character and form of the settlement the site is prominent in views along the A172. The site at present is not well connected to the main settlement. The A172 may impact on new residents and neighbouring site has been put forward for mixed uses. However. Not a preferred site

S/142/018

Question 18

Do you agree that site S/142/018 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 41 Site Reference S/142/019 and S142/009

Parish Stokesley

Address Land South of Quakers Grove Farm

Current Use Agriculture

Proposed Use Housing

Area (ha) 15.92

Indicative Yield 200-450

Commentary Environmental This is a greenfield site and identified as grade 2 agricultural land. The site is within a brick and clay and sand and gravel minerals safeguarding area. The site is within the green infrastructure corridor Connectivity There is no Public Right of Way, there is a narrow footway alongside the A172. Impact on character and form The site is prominent in significant views towards the settlement. The scale and location of the site does not relate well to the existing built form. Impact on historic assets There are a number of Grade II Listed Buildings at Winley Hill Farm, to the east of the site. Flooding The site is in Flood Zone 1. There are part of the site to the est which are susceptible to surface water flooding. The Strategic Flood Risk Assessment is Entirely in Flood Zone 1, with minimal or no risk from surface water flooding. Development may be acceptable subject to the findings of a site specific flood risk assessment. Highways There is an acceptable access on to the A172. Minor works may be required to extend the footway to serve the site.

Conclusion

42 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/019 and S142/009

This is the same site as S/142/009, however submitted for consideration at a lower site yield. Despite the reduced density the site does not relate well to the existing built form and would be prominent in significant views into the settlement. Development of the site would result in the loss of Grade 2 agricultural land. The loss of the open site could have an impact on the listed buildings at Winley Hill Farm. Not a preferred site.

S/142/019

Question 19

Do you agree that site S/142/019 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 43 Site Reference S/142/020 (includes part site S/142/028)

Parish Stokelsey

Address OS field 9664

Current Use agricultural

Proposed Use housing

Area (ha) 5.52

Indicative Yield 80-140

Commentary Environmental This is a greenfield site classified as grade 3b agricultural land. The site is within a sand and gravel and brick and clay safeguarding area. The site is within the green infrastructure corridor. Connectivity There are no footways or Public Right of Way. Impact on character and form The site is prominent in views towards the settlement due to the open nature of the site. The site does not relate well to the existing form and character of the settlement. Impact on historic assets There is Grade II listed building 250 m to the south of the site. Flooding The site is susceptible to surface water flooding. The flood risk assessment concludes that the site is entirely in Flood Zone 1, but with significant risk from surface water flooding. A site specific flood risk assessment would be required to determine if development would be appropriate. Highways Access from the existing highway is acceptable onto B1365. Works will be required to improve the existing major road and extend existing footway/street lighting.

Conclusion

44 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/020 (includes part site S/142/028)

Development of this site would impact on the form and character of the settlement due to the sites open nature. The loss of this open area could harm elements which contribute to the significance of the Grade II listed building. Site/142/028 is included within this site. Not a preferred site.

S/142/020

Question 20

Do you agree that site S/142/020 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 45 Site Reference S/142/021

Parish Stokesley

Address Mill Riggs Farm, Stokesley

Current Use Commercial and Agricultural (including residential dwelling.

Proposed Use Mixed Use

Area (ha) 3.44

Indicative Yield

Commentary Environmental Loss of grade 2 agricultural land. Within a minerals safeguarding area for sand and gravel and brick and clay Within the green infrastructure corridor. Connectivity There is a Public Right of Way to the south of the site. There is a narrow footway on the opposite site of the A172. There is no crossing at this section of the A172 Impact on character and form The site is visible from the A172 but views are limited into the site by existing development at Strikes and the existing landscaping. The site is visible in views towards the settlement from the A173. There is only limited development on this side of the A172 at Strikes and Mill Riggs Farm, therefore any additional development would have an impact on the overall form of the settlement. Impact on historic assets No issues Flooding The site is within Flood Zone 1. A small part of the site is susceptible to flooding. The Strategic Flood Risk Assessment concludes that the site is Entirely in Flood Zone 1, but site extent exceeds 1Ha therefore a flood risk assessment would be required. Highways Access to the existing highway is acceptable. Works will be required to improve the major road and extend the existing footway/lighting.

Conclusion

46 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/021

The site is not within Flood Zone 2 and 3, and only a small part of the site is susceptible to surface water flooding, The site has limited impact on the historic environment and an acceptable access. Development of the site would have an impact on the character and form of the settlement. The site at present is not well connected to the main settlement. Not a preferred site.

S/142/021

Question 21

Do you agree that site S/142/021 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 47 Site Reference S/142/022

Parish Stokesley

Address OS Field 2200 and 2700, Land south of Malvern Drive, Stokesley

Current Use Agricultural

Proposed Use Housing and employment uses or convenience store

Area (ha) 8.58

Indicative Yield 240

Commentary Environmental Greenfield site classified as a grade 3a and 3b agricultural land The site is within a sand and gravel minerals safeguarding area. The site is within the green infrastructure corridor Connectivity There is no footway along the A172, there is a footway along Malvern Drive. There are no Public Right of Ways adjoining the site. Impact on character and form The site is prominent in views towards the settlement. although the site adjoins the settlement the scale and location of the site do not relate well to the overall form of the settlement. Impact on historic assets The site is close to the boundary of the Stokesley Conservation Area. There is scope for archaeological potential at the site. Flooding The entire site is within Flood Zone 2 and Flood Zone 3. A large section of the site to the south and south west is susceptible to surface water flooding. The Strategic Flood Risk Assessment concludes that 10% or more of the site lies within Flood Zone 3a. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. An exception test is required. Highways The site has not direct connection to a frontage to highway maintainable at public expense. Works will be required to improve the existing major road and extend the existing footway.

Conclusion

48 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/022

The site is within Flood Zone 3 and 2 and liable to surface water flooding. Highways consider that there is no direct connection to the site. The loss of this open site may impact on the setting of the Conservation Area. Not a preferred site.

S/142/022

Question 22

Do you agree that site S/142/022 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 49 Site Reference S/142/023

Parish Stokesley

Address Land north of Hebron Road, Stokesley

Current Use Agriculture

Proposed Use Housing

Area (ha) 28.32

Indicative Yield 400 (50 on preferred site)

Commentary Environmental This is a greenfield site classified as grade 3b agricultural land Connectivity There are footways within the adjacent residential areas. There are Public Right of Way running through the site. Impact on character and form The site is not prominent in significant views towards the settlement. This is a substantial site representing a significant northern extension to the settlement. Development of the whole site would have an impact on the form and character of Stokesley. Impact on historic assets The site has archaeological potential. Flooding Parts of the site are within Flood Zone 3 (northern section and western boundary) A substantial part of the site is within Flood Zone 2. Sections of the site to the north, east and south are susceptible to surface water flooding. The Strategic Flood Risk Assessment concludes that a large portion of this area is within the Functional Floodplain. Further, the flood risk in parts of this area which are currently within Flood Zone 2 may increase to Flood Zone 3 magnitudes in future due to climate change. It considers that withdrawal of the site and the report consider the site as a potential flood storage site. Highways Access is available from Hebron Road, however consideration needs to be given to the environment of Hebron Road. Minor works may be required to extend the existing footway to serve the site.

Conclusion

50 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/023

Large sections of the site are within Flood Zone 2 and 3, and development of the whole site would have a negative impact on the overall settlement form. Part of the site is within development limits and is allocated for housing (101 dwellings) under Allocation SH2 of the Allocations DPD (2010). Section of the site to the north of the allocated area is within Flood Zone 1 and may be appropriate for some development, subject to the suitability of accesses* and findings further work on flood risk and the ability to deliver an acceptable layout and design in areas of land within Flood Zone 1. The boundaries of the site would need to be redrawn and the flood risk assessed. The potential yield of the site would be substantially reduced (approx. 150 dwellings, 100 being within the existing allocation and a further 50 to the north of the existing allocation, Allocations DPD, 2010). Preferred site (part only) *allocation SH2 (Allocations DPD, 2010) requires primary access for SH2 to be from Westlands via allocation SH1.

S/142/023

Preferred Sites Stokesley Sub Area - Hambleton District Council 51 Question 23

Do you agree that that site S/142/023 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

52 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/024

Parish Stokesley

Address Stokesley School, Station Road, Stokesley TS9 5 AP

Current Use School Playing Field

Proposed Use Housing

Area (ha) 1.71

Indicative Yield 12 -40

Commentary Environmental The site is currently a school playing field. Identified as Grade 2 agricultural land. Within a minerals safeguarding area for Sand and Gravel. The site is within the green infrastructure corridor. Noise from neighbouring employment uses or use of the school field may be an issue. Connectivity There is a footway along Station Road, there is a Public Right of Way near the site. Impact on character and form The site is not prominent in any significant views. The site will have an impact on the character of the area which is in recreational use with horticultural uses and the industrial area to the south. Impact on historic assets The Historic Environment Record shows a monuments polygon through the eastern part of this site. This may suggest archaeological potential. Flooding Part of the site is within Flood Zone 3 The whole site is within Flood Zone 2 A section of the site to the east is susceptible to surface water flooding. The Strategic Flood Risk Assessment concludes that part of the site falls within Flood Zone 3a. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3. A sites specific Flood Risk Assessment or Stage 2 Strategic Flood Risk Assessment should be carried and the layout and design considered. Highways Access from the existing highway is acceptable onto Station Road.

Preferred Sites Stokesley Sub Area - Hambleton District Council 53 Site Reference S/142/024

Conclusion The site is currently used for recreation at the school and is within Flood Zone 2 and 3. Not a preferred site.

S/142/024

Question 24

Do you agree that site S/142/024 is not suitable for development and the reasons given? If not please explain why.

54 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/025

Parish Stokesley

Address Tanton Park House, Stokesley North Yorkshire TS9 5JS

Current Use Agricultural, and some residential.

Proposed Use Residential

Area (ha) 13.17

Indicative Yield 340-380 (50 on preferred site)

Commentary Environmental Predominantly not previously developed land. Loss of grade 3b agricultural land. Within a minerals safeguarding area for Brick and clay. The site is within the green infrastructure corridor. Connectivity A Public Right Of Way cuts across the southern section of the site. There are no pavements or cycle routes adjacent to site. Impact on character and form The site is not prominent in significant views due the existing landscape setting. The whole site does not relate well to the existing built form and would form a significant northern extension to the town. Impact on historic assets Tanton Farmhouse 300 metres to the north of this site is a Grade II Listed Building A small number of archaeological events have been found within close proximity of the site which may suggest archaeological potential. Flooding A small part of the site to the north is within Flood Zone 2. The southern edge and the western side and a small section to the north of the site are susceptible to surface water flooding. The Strategic Flood Risk Assessment concludes that Part of the site falls within Flood Zone 3b. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. And recommends that A sites specific Flood Risk Assessment or Stage 2 Strategic Flood Risk Assessment should be carried and which should inform a review of the the layout and design. Highways Access from the existing highway is acceptable onto B1365.

Preferred Sites Stokesley Sub Area - Hambleton District Council 55 Site Reference S/142/025

Minor works may be required to extend existing footway to serve the site.

Conclusion Development of the whole site would not be appropriate due to the impact on the character and form of the settlement. Development of a small section to the south of the site would be appropriate, the potential yield would be reduced substantial (approx. 50 dwellings). This should be subject to the findings of a Stage 2 Strategic Flood Risk Assessment or a Site Specific Flood Risk Assessment. Preferred site (Part only)

S/142/025

Question 25

Do you agree that that site S/142/025 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

56 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/026

Parish Stokesley

Address The Rectory, Leven Close, Stokesley. TS9 5AP

Current Use Agricultural

Proposed Use Housing

Area (ha) 2.22

Indicative Yield 55 - 70

Commentary Environmental The site is greenfield. It is grade 3b agricultural land classification. The site is in a minerals safeguarding area for Sand and gravel. Connectivity Public Right of Way in close proximity to south east corner of site which extends to the highway Impact on character and form The site would not be prominent in any significant views towards the settlement. The site would have a modest impact on the form of the settlement. Impact on historic assets This site adjoins the boundary of the Stokesley Conservation Area. The Old Rectory to the north of this site is a Grade II* Listed Building. Flooding Part of site in Flood Zone 3. Almost the entire site in Flood Zone 2. The south west corner of the site and southern edge of the site are susceptible to surface water flooding. The Strategic Flood Risk Assessment concludes that 10% or more of the site lies within Flood Zone 3a. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. An Exception test is required. Highways Access from the existing highway is acceptable onto Station Road. Access onto Levenside for pedestrians/cyclists only.

Conclusion

Preferred Sites Stokesley Sub Area - Hambleton District Council 57 Site Reference S/142/026

The site is within floodxone 2 and 3 and has a history of surface water flooding. The loss of the currently undeveloped open area could harm elements that contribute to the significance of the conservation area and Grade II* Listed Building. Not a preferred site.

S/142/026

Question 26

Do you agree that site S/142/026 is not suitable for development and the reasons given? If not please explain why.

58 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/027

Parish Stokesley

Address Land to rear of Hambleton Gate, Stokesley

Current Use Agriculture

Proposed Use Housing

Area (ha) 1.01

Indicative Yield 15-25

Commentary Environmental The site is a greenfield site. Grade 3b agricultural land. Site is within a minerals safeguarding area for sand and gravel. The site is within the green infrastructure corridor. Connectivity A Public Right of Way is in close proximity to site (runs along Station road). Site could link into public footpath network via Hambleton Gate Impact on character and form The site is not prominent in any significant views towards a settlement. Development would have an impact on form of development at this location due to it present linear nature. Impact on historic assets No issues Flooding A central section of the site is in Flood Zone 3 The site is almost entirely within Flood Zone 2 The Strategic Flood Risk Assessment concludes that 10% or more of the site lies within Flood Zone 3a. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. An exception test is required. Highways The site has no direct connection/frontage to a highway maintainable at the public expense. Site may have access to Station Road by private road that serves West Lodge

Conclusion

Preferred Sites Stokesley Sub Area - Hambleton District Council 59 Site Reference S/142/027

This site is within Flood Zone 2 and 3. North Yorkshire County Council indicate that there is not direct access to a highway maintainable at the public expense. The form of development does not fit with the current nature of development at this location. Not a preferred site.

S/142/027

Question 27

Do you agree that site S/142/027 is not suitable for development and the reasons given? If not please explain why.

60 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/028 (part of site S/142/020)

Parish Stokesley

Address OS Field 9664, Stokesley

Current Use Agriculture

Proposed Use Housing

Area (ha) 4.4

Indicative Yield 100-135

Commentary Environmental This is a greenfield site classified as grade 3b agricultural land. The site is within a sand and gravel and brick and clay safeguarding area. The site is within the green infrastructure corridor. Connectivity There are no footways or Public Right of Way. Impact on character and form The site is prominent in views towards the settlement due to the open nature of the site. The site does not relate well to the existing form and character of the settlement. Impact on historic assets There is Grade II listed building 250 m to the south of the site. Flooding The site is susceptible to surface water flooding. The Strategic Flood Risk Assessment concludes that the site is entirely in Flood Zone 1, but site extent exceeds 1ha, a sites specific flood risk assessment is required. Highways Access from the existing highway is acceptable onto B1365. Works will be required to improve the existing major road and extend existing footway/street lighting.

Conclusion Development of this site would impact on the form and character of the settlement due to the sites open nature. The loss of this open area could harm elements which contribute to the significance of the Grade II listed building. Site/142/028 is included within this site. Not a preferred site.

Preferred Sites Stokesley Sub Area - Hambleton District Council 61 S/142/028

S/142/028

Question 28

Do you agree that site S/142/028 is not suitable for development and the reasons given? If not please explain why.

62 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/029

Parish Stokesley

Address Ladycross Farm, Stokesley, North Yorkshire, TS9 5JL

Current Use Grazing

Proposed Use Housing

Area (ha) 0.55

Indicative Yield 6-14

Commentary Environmental The site is within the Green Infrastructure corridor. The site is grade 3b agricultural land Connectivity There is is a Public Right of Way in close proximity. There are pavements on both side of road along Helmsley road. The site is close to town centre amenities. Impact on character and form The existing landscaping limits the prominence of the site in views towards the settlement. The site would have a modest impact on the character and form of development. Impact on historic assets Ladycross Farm is of some age, being evident on the first edition OS plan. the barns along the roadside are of character on the approach to Stokesley and should be retained. Flooding Eastern end of the site is susceptible to surface water flooding. Eastern end of the site is in Flood Zone 2. The Strategic Flood Risk Assessment notes that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. A flood risk assessment is required. Highways Access from the existing highway is acceptable onto B1257. Works will be required to improve the existing major road and extend existing footway/street lighting to serve the site.

Conclusion

Preferred Sites Stokesley Sub Area - Hambleton District Council 63 Site Reference S/142/029

Part of this site is within Flood Zone 2 and is susceptible to surface water flooding. Some development could be acceptable on this site subject to retention and conversion of existing barns, however there is other land within Flood Zone 1 available and until the results of the Strategic Flood Risk Assessment this site is not preferred. Not a preferred site.

S/142/029

Question 29

Do you agree that site S/142/029 is not suitable for development and the reasons given? If not please explain why.

64 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/142/030

Parish Stokesley

Address Land North East of Stokesley Leisure Centre, Stokesley

Current Use Grazing

Proposed Use Housing (possible extension to leisure centre.

Area (ha) 0.62

Indicative Yield 15

Commentary Environmental A greenfield site classified as grade 3b agricultural land. The site is within a minerals safeguarding area for sand and gravel. The site is within the green infrastructure corridor. Connectivity There are public footpaths along the B1257 which the site fronts onto. Impact on character and form The site is prominent due to its open nature. As a result of the open nature of the site development of the site would have an impact on the character at this location. Impact on historic assets No issues Flooding The site is within Flood Zone 2. Two areas of the site are susceptible to surface water flooding. The Strategic Flood Risk Assessment notes that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. A flood risk assessment is required. Highways Access from the existing highway is acceptable onto B1257. Works will be required to improve the existing major road and extend existing footway/street lighting to serve the site.

Conclusion

Preferred Sites Stokesley Sub Area - Hambleton District Council 65 Site Reference S/142/030

The site is within Flood Zone 2 and is susceptible to surface water flooding. Some development could be acceptable on this site subject to retention and conversion of existing barns, however there is other land within Flood Zone 1 available and until the results of the Strategic Flood Risk Assessment this site is not preferred. Not a preferred site.

S/142/030

Question 30

Do you agree that site S/142/030 is not suitable for development and the reasons given? If not please explain why.

66 Preferred Sites Stokesley Sub Area - Hambleton District Council GREAT AYTON

Great Ayton S/058/003

S/058/002 S/058/007

S/058/013

S/058/001 S/058/010

S/058/009 S/058/008

S/058/014 S/058/012

S/058/015 S/058/006 S/058/005

S/058/006

S/058/011 S/058/005

Preferred Options Key Employment Locations Preferred Housing Sites General Employment Locations Non-Preferred Housing Sites 2010 Allocated Sites Potential Housing Sites below allocation threshold Community/Recreation Preferred Employment Sites Employment [ Non-Preferred Employment Sites Housing 1:11,250

Preferred Mixed Sites incl. Housing Mixed use PLEASE NOTE: Dwelling Non-Preferred Mixed Sites incl. Housing Other yields are indicative only. Preferred Recreation Site Current Planning Applications Non-Preferred Recreation Preferred Local Green Space © Crown copyright [and database rights] Civic Centre, Stone Cross, Northallerton DL6 2UU Non-Preferred Local Green Space 2016 OS 100018555 Telephone: 01609 779 977 Fax: 01609 767228

Great Ayton

Preferred Sites Stokesley Sub Area - Hambleton District Council 67 Site Reference S/058/001

Parish Great Ayton

Address Land East of 17 and North of 37 Station Road, Great Ayton

Current Use agricultural

Proposed Use housing

Area (ha) 4.58

Indicative Yield 113

Commentary Environmental The site is greenfield site, with an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site is within 2km of the North York Moors National Park Connectivity There is an existing Public Right of Way to the north of the site. There are some links from the site to station road to the west of the site, connecting to an existing pavement. There is a narrow pavement to the south of the site along station road. Impact on character and form The site is prominent from the wider landscape. The site is prominent from station road to the south due to its elevated position. Existing development at Station Road is of a linear nature. There are important glimpses through the site to the wider landscape setting. The development of the site would have an impact on form and character at this location. Impact on historic assets This site adjoins the boundary of the Great Ayton Conservation Area. The barn at school farm meets the criteria for non designated heritage assets, as defined in the recent planning application. Flooding The north eastern corner is within Flood Zone 3. Station road is within Flood Zone 3. The north eastern corner is within Flood Zone 2. Station road is within Flood Zone 2. There is a history of surface water flooding to the southern boundary with Station Road. The Strategic Flood Risk Assessment concludes that part of the site falls within Flood Zone 3b. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3. A flood risk assessment or stage two Strategic Flood Risk Assessment will be required so that the design and layout can be considered.

68 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/058/001

Highways Access from the existing highway is acceptable onto station road. works will be required to improve the existing major road and extend existing footway/ street lighting to serve the site.

Conclusion Parts of the site are within Flood Zone 2 and 3, Loss of the open area would have an impact on the elements that contribute to the significance of the conservation area. Development of the would impact on the form and character of the settlement. Not a preferred site.

S/058/001

Question 31

Do you agree that site S/058/001 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 69 Site Reference S/058/002

Parish Great Ayton

Address Land East of Langbaurgh Grange, Great Ayton

Current Use Agriculture

Proposed Use Housing

Area (ha) 0.54

Indicative Yield 10-13

Commentary Environmental The site is greenfield site, with an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site is within 2km of the North York Moors National Park. The site is within 500m of a Site of Special Scientific Interest Connectivity There is a pavement along Guisborough Road, which would enable connection to to the existing Public Right of Way network. Connection to the main settlement would require crossing Guisborough Road Impact on character and form The site is visible on Guisborough Road. The site has a poor relationship with the existing built form. There is very limited development at this location. Impact on historic assets Langbaurgh Hall and its stable block are Grade II Listed Buildings. Flooding No Issues The Strategic Flood Risk Assessment concludes that the site is entirely in Flood Zone1, with minimal or no risk from surface water flooding. Highways Access from the existing highway is acceptable onto the A173. This site cannot be viewed in isolation. A comprehensive development brief for the area needs to be produced.

Conclusion

70 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/058/002

The site does not relate well to the existing built form. The loss of this currently-open area and its subsequent development could harm elements which contribute to the significance of the Grade II listed buildings. Not a preferred site.

S/058/002

Question 32

Do you agree that site S/058/002 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 71 Site Reference S/058/003

Parish Great Ayton

Address Land North West of Langbaurgh Grange, Great Ayton

Current Use Agriculture

Proposed Use Housing

Area (ha) 19.45

Indicative Yield 450-486

Commentary Environmental The site is greenfield site, with an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site is within 2km of the North York Moors National Park The site is within a minerals safeguarding area for brick and clay There is possible historic contamination within the site. The site is within 500m of a Site of Special Scientific Interest Connectivity There is a Public Right of Way to the north of the site, this is across the B1292, there is no crossing. No footway alongside the B1292. There is a Public Right of Way to the west of the site, but no immediate connection from the site. Impact on character and form The site would be prominent in views towards Great Ayton from the B1292. There are significant views of Roseberry Topping and Captain Cooks Monument from this site. The site has a poor relationship with the existing built form in terms of its physical separation and the scale of development. Impact on historic assets No issues Flooding The southern boundary is within Flood Zone 2 and 3. There is a history of surface water flooding within the western part of the site and the southern part of the site and along the north eastern boundary. The Strategic Flood Risk Assessment concludes that part of the site falls within Flood Zone 3a. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. The design and layout shoud be considered following a stage 2 Strategic Flood Risk Assessment or a site specific flood risk assessment. Highways

72 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/058/003

Access from the existing highway is acceptable onto Easby Lane. Minor works may be required to extend the existing footway to serve the site.

Conclusion A number of environmental issues impact on the site, including flooding. The site is remote from the settlement. Development of the site would impact on the character and form of the settlement and the approach to Great Ayton. Not a preferred site.

S/058/003

Question 33

Do you agree that site S/058/003 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 73 Site Reference S/058/005

Parish Great Ayton

Address Land to the East of Easby Lane, Great Ayton OS field 2216

Current Use Agriculture

Proposed Use Housing

Area (ha) 4.66

Indicative Yield 82 - 121 (50 on preferred site)

Commentary Environmental The site is greenfield site, with an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site is within 2km of the North York Moors National Park Connectivity There is a Public Right Of Way adjoining the site to the North eastern boundary of the site. Connecting the site to wider Public Right Of Way network and the high street. Impact on character and form The site is fairly low lying and is visible from the A173 on the approach to Great Ayton and in views from Easby Lane towards the settlement. The site adjoins the built form, development here would extend the settlement further to the south. The site is open and there are views across the site to Roseberry Topping. The site would be visible from Roseberry Topping and Captain Cooks Monument Impact on historic assets This site lies close to the boundary of the Great Ayton Conservation Area. Flooding Some parts of the site are susceptible to surface water flooding. The Strategic Flood Risk Assessment concludes that the site is entirely in Flood Zone 1, but site extent exceeds 1ha a flood risk assessment is required. Highways Access from the existing highway onto Easby Lane is acceptable.

Conclusion The site is visible due to the open nature of the site and surrounding land. There are areas of surface water flooding so the south eastern part of the site. Development of the whole site could have an impact on the conservation area. Access to the site is acceptable. Development of the western part of the site would serve to limit the impact on form of the settlement and the

74 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/058/005

conservation area. Careful design could ensure that important views from the site are maintained. The yield of the site would be reduced (approx. 50). Preferred site (western part only).

S/058/005

Question 34

Do you agree that that site S/058/005 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Stokesley Sub Area - Hambleton District Council 75 Site Reference S/058/006

Parish Great Ayton

Address Land to the West of Easby Lane, Great Ayton.

Current Use Agricultural

Proposed Use Housing

Area (ha) 17.97

Indicative Yield 345 -450 (75 on preferred site)

Commentary Environmental The site is greenfield site, with an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site is within 2km of the North York Moors National Park. The site lies within a minerals safeguarding area for sand and gravel. Connectivity Existing Public Right of Way runs along the south western boundary of the site connecting with the wider footpath network. There are footways along Easby Lane. Impact on character and form The site is fairly low lying and reasonably level. It adjoins, and is visible from the A173 and visible in views towards the settlement from Easby Lane, on the approach to Great Ayton. This large site adjoins the built form, development here would extend the settlement further to the south/south west. The site is open and there are views across the site to Roseberry Topping. Impact on historic assets No Issues Flooding The northern and eastern parts of the site are liable to surface water flooding. The Strategic Flood Risk Assessment concludes that the site is entirely in Flood Zone1, but site extent exceeds 1Ha, a flood risk assessment is required. Highways Access from the existing highway onto Easby Lane is acceptable. Minor works may be required to extend the existing footway to serve the site

Conclusion

76 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/058/006

The site is visible due to the open nature of the site and surrounding land. There are areas of surface water flooding to the north and eastern parts of the site. Development of the whole site would impact on form and character. Access to the site is acceptable. Development of the eastern part of the site would serve to limit the impact on form of the settlement. Careful design could ensure that important views through the site are maintained. The yield of the site would be reduced (approx. 75 ). Preferred site (eastern part only).

S/058/006

Question 35

Do you agree that that site S/058/006 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Stokesley Sub Area - Hambleton District Council 77 Site Reference S/058/007

Parish Great Ayton

Address Allotment Gardens, Great Ayton

Current Use Allotments

Proposed Use Housing

Area (ha) 7.47

Indicative Yield 45 -186

Commentary Environmental The site is currently used for allotments. The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site is within 2km of the North York Moors National Park. The site lies within a minerals safeguarding area for sand and gravel. Connectivity There is a Public Right of Way through the site. There is no existing footway to the B1292. There are footways on either side of Guisborough Road. There are footways to Skottowe Drive Impact on character and form The site is prominent in views towards the settlement from the B1292. The site is prominent from Guisborough Road. There is a limited view of the existing settlement from the B1292, the prominence of the site from here would meant that development of the whole site would have an impact on the form of the settlement. Impact on historic assets There is a Grade II Listed Building at Langbaurgh Hall 120 metres to the south of this area. Flooding Small parts of the site have a history of surface water flooding. The Strategic Flood Risk Assessment concludes that the site is entirely in Flood Zone1, but site extent exceeds 1ha, a flood risk assessment is required. Highways Access from the existing highway onto B1292 is acceptable. Minor works may be required to extend the existing footway to serve the site. Will require additional public transport facilities / service provision as determined in a traffic assessment and or travel plan. It is likely that a controlled crossing facility is required on the A173.

78 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/058/007

Conclusion The site is presently used for allotments. Due to the prominence of the site development of the whole site would have an impact on the form and character of the settlement. Not a preferred site.

S/058/007

S/58/007

Question 36

Do you agree that site S/058/007 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 79 Site Reference S/058/008

Parish Great Ayton

Address Great Ayton Tennis Club, Mill Terrace, Great Ayton.

Current Use Tennis club and car park

Proposed Use Housing

Area (ha) 0.58

Indicative Yield 14-20

Commentary Environmental The site is currently used for sports and recreation (Tennis Club) and Car Park. The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site is within 2km of the North York Moors National Park. The site lies within a minerals safeguarding area for sand and gravel. There is a Tree Preservation Order Tree within the site. Connectivity The existing footway on Levenside extends to the end of the Buck Inn. There is no existing footway along the boundary of the site to Levenside. The is some footway along Mill Terrace, Impact on character and form The site is prominent from the A173. The site is adjacent to a nature sensitive area along Levenside. Trees dominate the approach to Great Ayton at this location. Development at this location could impact on the approach to Great Ayton. The site fits within the built existing built form. Impact on historic assets This site lies within the Great Ayton Conservation Area . Flooding Just less than half of the site is within Flood Zone 3. The entire site is within Flood Zone 2 The entire site is susceptible to surface water flooding. The Strategic Flood Risk Assessment concludes that 10% or more of the site lies within Flood Zone 3a. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3. An exception test is required. Highways Access from the highway is acceptable onto Mill Terrace. This site can not be viewed in isolation. A comprehensive development brief for the area needs to be produced.

80 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/058/008

Conclusion This site fits within the existing form of development, however the Trees dominate the approach to Great Ayton at this location and development could impact on the character of the area and the Conservation Area. The site is liable to flooding and subject to the findings of the Strategic Flood RIsk Assessment this site is not preferred. Not a preferred site.

S/058/008

Question 37

Do you agree that site S/058/008 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 81 Site Reference S/058/009

Parish Great Ayton

Address Land south east of Levenside, Great Ayton.

Current Use Overspill Car Park

Proposed Use Housing

Area (ha) 0.10

Indicative Yield 5

Commentary Environmental The site is a Car Park. The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site is within 2km of the North York Moors National Park. The site lies within a minerals safeguarding area for sand and gravel. Connectivity The existing footway on Levenside extends to the end of the Buck Inn. There is no existing Footway along the boundary of the site to Levenside. There is no footway adjacent to the site alongside West Terrace. Impact on character and form The site is prominent from the A173. The site is adjacent to a nature sensitive area along Levenside. Trees dominate the approach to Great Ayton at this location. Development at this location could impact on the approach to Great Ayton. The site fits within the built existing built form. Impact on historic assets This site lies within the Great Ayton Conservation and is near to a listed building. Flooding Part of the site is within Flood Zone 3. The entire site is within Flood Zone 2 The entire site is susceptible to surface water flooding. The Strategic Flood Risk Assessment concludes that 10% or more of the site lies within Flood Zone 3a. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3. An exception test is required. Highways Access from the highway is acceptable onto Mill Terrace. This site can not be viewed in isolation. A comprehensive development brief for the area needs to be produced.

82 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/058/009

S/058/009

Question 38

Do you agree that site S/058/009 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 83 Site Reference S/058/010

Parish Great Ayton

Address Land North of Yarm Lane, Great Ayton OS Fields 0054 0066 1255 1772 2553

Current Use Agricultural

Proposed Use Housing

Area (ha) 11.07

Indicative Yield 250-278

Commentary Environmental The site greenfield . The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site is within 2km of the North York Moors National Park. The site lies within a minerals safeguarding area for sand and gravel. Connectivity There is an existing Public Right of Way along side the eastern boundary of the site which links to the wider footpath network. The existing footway does not extend along the sites southern boundary beyond the existing housing to the south eastern boundary of the site. Impact on character and form The site is visible from Yarm Road. There is significant area of trees to Yarm lane at the western edge of the site which limits views into the site and limits views towards the settlement. The site does not relate well to the existing built form. There are historic stripfields at this location, development would have an impact on the landscape character of the settlement. Impact on historic assets This site adjoins the boundary of the Great Ayton Conservation Area. Flooding The south eastern corner of the site is in Flood Zone 3 The south eastern corner of the site is in Flood Zone 2 There are significant areas of land that are susceptible to surface water flooding. Strategic Flood Risk Assessment states that part of the site falls within Flood Zone 3a. The flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. The Strategic Flood Risk Assessment recommends that there is a review of site layout and / or design and that this should be informed by a Level 2 Strategic Flood Risk Assessment or site specific Flood Risk Assessment.

84 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/058/010

Highways access from the existing highway is acceptable onto Yarm Lane. Achieving a road frontage onto Yarm Lane would involve widening the carriageway and providing footways to connect the existing network.

Conclusion The site does not relate well to the existing form and character of the settlement. Access to the site would require widening of the carriageway. Parts of the site is liable to flooding. This site is not preferred

S/058/010

Question 39

Do you agree that site S/058/010 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 85 Site Reference S/058/011

Parish Great Ayton

Address Land At Cherry Cottage, Mill Farm OS Field 4116 Great Ayton

Current Use Agricultural/Grassland

Proposed Use Housing

Area (ha) 6.06

Indicative Yield 150

Commentary Environmental The site greenfield . The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for sand and gravel. Connectivity There is a limited Public Right of Way network around the site. There is a small section of footway from the entrance of mill farm to East Brook Impact on character and form The site is prominent in views towards the settlement from the A173. The site itself is dominated by its tree lined boundaries to the South and West. A significant feature of the setting of Great Ayton. The site does not relate well to the existing built form. The majority of development is on the eastern side of the A173.The site has tree lined boundaries to the South and West. Impact on historic assets No issues Flooding The north/eastern part of the site is susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Access can only be gained through 015. No direct link to the adopted highway.

Conclusion The site does not relate well to the existing built form and character of the settlement. The site is not well connected to the existing settlement. Not a preferred site.

86 Preferred Sites Stokesley Sub Area - Hambleton District Council S/058/011

S/058/011

Question 40

Do you agree that site S/058/011 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 87 Site Reference S/058/012

Parish Great Ayton

Address Land off Yarm Lane, Great Ayton. OS Fields 2231 and 3541

Current Use Agricultural

Proposed Use Housing

Area (ha) 2.73

Indicative Yield 60-68

Commentary Environmental The site greenfield . The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for sand and gravel. Connectivity There is a Public Right Of Way to the northern boundary of the site and immediately to the north of the site which connects the site to the wider Public Right Of Way network. There is no footway to Yarm lane adjacent to the site. There is a small section of footway on the opposite side of Yarm Lane but this only serves the immediate residential development and does not extend along Yarm lane. Impact on character and form The site can be seen from Yarm Lane. Trees dominate the entrance to Great Ayton at this location and therefore there are only limited views into Great Ayton. As you near the settlement you get glimpses of the historic development at the end of Low Green marking the arrival to the settlement of Great Ayton The site does not relate well to the existing built form of the settlement. Trees dominate the views into the settlement from this location. There is limited development at the end of Low Green which marks the entrance to Great Ayton, further development at this location could have a detrimental impact on the character and form of the settlement. Impact on historic assets The site adjoins the boundary of Great Ayton Conservation Area 10 Yarm Lane opposite this site is a Grade II Listed Building. Flooding More than half the site is within Flood Zone 3 Majority of the site is within Flood Zone 2 The majority of the site has a history of surface water flooding.

88 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/058/012

The Strategic Flood Risk Assessment states that this site does not have a significant fluvial risk. However, due to scale of surface water flooding, mitigation may be unachievable. Strategic Flood Risk Assessment recommends withdrawal of site. Highways North Yorkshire County Council comment access from the existing highway is acceptable onto Yarm Lane. Minor works may be required to extend the existing footway to serve the site. Frontage onto Yarm Lane would involve the widening the carriageway and providing footways to meet the existing network

Conclusion The site does not relate well to the existing built form and character of the settlement. The loss of this currently-open area and its subsequent development could harm elements which contribute to the significance of the conservation area and nearby listed building. The site is within Flood Zone 2 and 3. Not a preferred site.

S/058/012

Preferred Sites Stokesley Sub Area - Hambleton District Council 89 Question 41

Do you agree that site S/058/012 is not suitable for development and the reasons given? If not please explain why.

90 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/058/013

Parish Great Ayton

Address Land off Skottowe Crescent OS 5800, Great Ayton

Current Use Agricultural

Proposed Use Housing

Area (ha) 5.55

Indicative Yield 138

Commentary Environmental The site greenfield . The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for sand and gravel. The site is within 2km of North York Moors National Park Connectivity There is an existing Public Right Of Way to the Western boundary of the site and to the southern boundary of the site connecting the site with the wider Public Right Of Way network. There are footways to Skottowe Crescent and to Church Drive Impact on character and form Views from the existing road network approaching the settlement are limited due to the lie of the land and the existing landscape. The site would be prominent from surrounding hillside and the existing Public Right of Way network. The proposed site adjoins the existing built form, however development of the whole site would not relate well to the existing form of the settlement. Impact on historic assets The site adjoins the Great Ayton conservation area. There are a number of Listed Buildings to the south of this area including the Grade I Listed Church of All Saints and the Grade II* Ayton Hall Flooding The northern part of the site is susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Access from the existing highway is acceptable onto Skottowe Crescent. Minor works may be required to extend the existing footway to serve the site.

Preferred Sites Stokesley Sub Area - Hambleton District Council 91 Site Reference S/058/013

Conclusion The development of the whole site would have an impact on the form of the settlement. The loss of the open area could have an an impact on elements that contribute to the significance of the conservation area and nearby listed buildings. Not a preferred site.

S/058/013

Question 42

Do you agree that site S/058/013 is not suitable for development and the reasons given? If not please explain why.

92 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/058/014

Parish Great Ayton

Address The Grange Coach House, Yarm Lane, Great Ayton

Current Use Residential

Proposed Use Housing

Area (ha) 2.69

Indicative Yield 50

Commentary Environmental The site predominantly greenfield . The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for sand and gravel. Connectivity There is an existing Public Right of Way to the southern boundary of the site connecting the site with the wider Public Right of Way network. There are no footways to Yarm lane at this location Impact on character and form The site can be seen from Yarm Lane. Trees dominate the entrance to Great Ayton at this location and therefore there no significant views into the settlement of Great Ayton at this location. As you near the settlement you get glimpses of the historic development at the end of Low Green. The site does not relate well to the existing built form. It does not adjoin the existing settlement. Development at this location will impact on the character and form of the settlement at Great Ayton Impact on historic assets No issues Flooding The north western part of the site is susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Access from the existing highway is acceptable onto Yarm Lane. Works will be required to improve the existing major road and extend the existing footway/street lighting to serve the site

Preferred Sites Stokesley Sub Area - Hambleton District Council 93 Site Reference S/058/014

Frontage onto Yarm Lane would involve widening the carriageway and providing footways to meet the existing network.

Conclusion There site has limited connectivity and is remote from existing facilities. The site does not relate well to the existing form of the settlement and significant development in this location would have an impact on the character of the settlement. Not a preferred site.

S/058/014

Question 43

Do you agree that site S/058/014 is not suitable for development and the reasons given? If not please explain why.

94 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/058/015

Parish Great Ayton

Address Mill Farm, Great Ayton (including OS field 4116)

Current Use Agriculture

Proposed Use Housing

Area (ha) 6.59

Indicative Yield 100 - 164

Commentary Environmental The site greenfield . The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for sand and gravel. Connectivity There is a limited Public Right of Way network around the site. There is a small section of footway from the entrance of mill farm to East Brook Impact on character and form The site is prominent in views towards the settlement from the A173. The site itself is dominated by its tree lined boundaries to the South and West. A significant feature of the setting of Great Ayton. The site does not relate well to the existing built form. The majority of development is on the eastern side of the A173.The site has tree lined boundaries to the South and West. Impact on historic assets No issues Flooding The north/eastern part of the site is susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Access can be achieved but visibility must be considered.

Conclusion The site does not relate well to the existing built form and character of the settlement. The site is not well connected to the existing settlement. Not a preferred site.

Preferred Sites Stokesley Sub Area - Hambleton District Council 95 S/058/015

S/058/015

Question 44

Do you agree that site S/058/015 is not suitable for development and the reasons given? If not please explain why.

96 Preferred Sites Stokesley Sub Area - Hambleton District Council Great Broughton

Great BroughtonS/142/002

S/057/013 S/082/001 S/057/007

S/057/007

S/057/014 S/057/012

S/057/006 S/057/005

S/057/010

S/057/003 S/057/004

S/057/011

S/057/002 S/057/008 S/057/009

Great Broughton

Preferred Sites Stokesley Sub Area - Hambleton District Council 97 Site Reference S/057/001

Parish Great Broughton

Address Land north of Kirkby Lane,

Current Use Agricultural

Proposed Use Housing

Area (ha) 3.1

Indicative Yield 25- 75

Commentary Environmental The site greenfield . The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site is within 2 km of North York Moors National Park Await comments from North Yorkshire County Council minerals and waste Connectivity There are footways to the southern boundary of the site which connect the site to Great Broughton. There are Public Right of Ways through the site which connect to the wider Public Right of Way network. Impact on character and form The site is prominent in views towards the settlement of Great Broughton and towards the settlement of Kirkby from Kirkby Lane and the Public Right of Way network. Development along Kirkby Lane is linear in nature. The scale of development proposed would not relate well to the existing form of the settlement(s). The development of the site would lead to coalescence of Kirkby and Great Broughton Impact on historic assets This site lies 150 metres from the boundary of the Kirkby Conservation Area. The loss of this open area could affect elements which contribute to its significance. This site lies 200 metres from the t Church of St Augustine which is a Grade II* Listed Building. The loss of this open area could affect elements which contribute to its significance. Flooding The majority of the site is susceptible to surface water flooding. Strategic Flood Risk Assessment states that the site is entirely in Flood Zone 1, but with significant risk from surface water flooding and therefore a Flood Risk Assessment would be required. Highways

98 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/057/001

Await North Yorkshire County Council highways comments

Conclusion The site does not relate well to the existing form of the settlements of Great Broughton and Kirkby. The development of the site would lead to coalescence of the settlements of Great Broughton and Kirkby. The site is susceptible to surface water flooding. Not a preferred site.

S/057/001

Question 45

Do you agree that site S//057/001 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 99 Site Reference S/057/002

Parish Great Broughton

Address Land at 36- 38 The Holme

Current Use Garden/Paddock

Proposed Use Housing

Area (ha) 0.89

Indicative Yield Up to 22

Commentary Environmental The site is within the green infrastructure network. The site is grade 3 agricultural land Connectivity There is a Public Right of Way to the western boundary of the site which connects to the wider Public Right of Way network. There is not footway to the Holme. The Holme is a narrow lane. Impact on character and form The site is not prominent in significant views towards the settlement. Development of the whole site would impact on the character and form of the settlement at this location. Impact on historic assets This site adjoins the boundary of (and at its eastern end lies within) the Great Broughton Conservation Area. The loss of this area and its subsequent development could harm elements which contribute to the significance of this area Flooding Small part of the site is liable to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways There is no link to the adopted road network.

Conclusion

100 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/057/002

The site would have an impact of the form and character of development at this location. There is no link from the site to the adopted road network. Access is via a narrow lane across. Not a preferred site.

S/057/002

Question 46

Do you agree that site S/057/002 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 101 Site Reference S/057/003

Parish Great Brougton

Address Land south of the Cricket Club, Kirkby Lane, Great Broughton

Current Use Agricultural

Proposed Use Housing

Area (ha) 0.69

Indicative Yield 17 -26

Commentary Environmental The site greenfield . The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for Brick and Clay. The site is within 3km of North York Moors National Park. Connectivity Existing Public Right of Way to the north eastern corner and to the north western corner of the site. A connection would need to be made to existing Public Right of Way. The site is not directly onto an existing footway. Impact on character and form The site is not prominent from any significant views towards the settlement. The development of the site would have an impact on the character and form of the settlement. The development along Kikby Lane at this location is linear in nature. This development of this site would not fit in with the existing built form of the settlement. Impact on historic assets No issues Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways The site has no direct connection/frontage to a highway maintainable at the public expense. The developer would need to demonstrate that a suitable and safe access can be achieved.

Conclusion

102 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/057/003

The site does not relate well to the existing form and character of the settlement and there is no direct connection to the highway. Not a preferred site.

S/057/003

Question 47

Do you agree that site S/057/003 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 103 Site Reference S/057/004

Parish Great Broughton

Address Land to west of Holmewood, Kirkby Lane, Great Broughton.

Current Use Agricultural

Proposed Use Housing

Area (ha) 0.37

Indicative Yield 9

Commentary Environmental The site greenfield . The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for Brick and Clay. The site is within 3km of North York Moors National Park. Connectivity A Public Right of Way runs through the site and connects to the wider footpath network. There is a pavement on the opposite site of the road along Kirkby Lane. Impact on character and form The site is not prominent in any significant views towards the settlement The site will have a limited impact on the built form of the settlement Impact on historic assets This site adjoins the boundary of the Great Broughton Conservation Area. Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways The site has frontage on to Kirkby Lane, the developer would need to demonstrate that a suitable and safe access can be achieved. Footway works to the frontage and crossing points to the footway opposite may be required.

Conclusion

104 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/057/004

The site will have limited impact on the character and form of the settlement. Subject to design to ensure that the site does not cause harm to any elements that contribute to the significance of the conservation area and a suitable access the site is suitable for development. Preferred site.

S/057/004

Question 48

Do you agree that site S/057/004 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 105 Site Reference S/057/005

Parish Great Broughton

Address Land off Back Lane, Great Broughton. OS field 9348

Current Use Agriculture

Proposed Use Housing

Area (ha) 1.83

Indicative Yield 20 -45

Conclusion

106 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/057/005

The development of the site would impact on the form of the settlement. Access to the site narrow and the lane requires upgrading. Not a preferred site.

S/057/005

Question 49

Do you agree that site S/057/005 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 107 Site Reference S/057/006

Parish Great Broughton

Address Landnorthof1&2HighStreet, Great Broughton.

Current Use Agricultural

Proposed Use Housing

Area (ha) 0.53

Indicative Yield 10

Commentary Environmental The site greenfield . The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for brick and clay. The site is within 3km of North York Moors National Park. Connectivity There is no Public Right of Way adjacent to the site. There is no footway along the high street at this location. Impact on character and form The site is prominent in views towards the settlement from the B1257. Existing landscaping reduces the impact. Development at this location would extend the settlement further northwards. Impact on historic assets No issues Flooding The small area of land to the road frontage is susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways Limited visibility. Site to the west has no footway leading to the site. May be difficult to provide a footway to this site from the existing footways in Great Broughton The developer would need to demonstrate that a suitable and safe access can be achieved.

Conclusion

108 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/057/006

Subject to a safe access being achieved the site is appropriate for development. There are no significant flooding issues or impacts on historic assets and whilst the site is prominent in views towards the settlement the this is reduced by the existing landscaping. Preferred Site

S/057/006

Question 50

Do you agree that that site S/057/006 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Stokesley Sub Area - Hambleton District Council 109 Site Reference S/057/007

Parish Great Broughton

Address Land North West of Creyke Nest Farm (nr Stokesley Business Park).

Current Use Agricultural

Proposed Use Employment

Area (ha) 6.19

Indicative Yield N/A

Commentary Environmental The site greenfield . The site has an agricultural land classification of Grade 2 and 3b. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for sand and gravel. Connectivity A Public Right of Way runs along the eastern boundary, part of the northern boundary and in close proximity to the western boundary. A bridle way runs along the southern boundary. No footways near the site. Impact on character and form The site is not prominent in any significant views towards a settlement. The site is adjacent to the existing development limits and forms a natural extension to the industrial estate which includes a natural extension to an existing allocation (SE1). Impact on historic assets No issues. Flooding A marginal section of the eastern boundary of the site is in flood zone 2 and 3 A large section of the north east corner of the site is susceptible to surface water flooding and this area extends towards the centre of the site. Strategic Flood Risk Assessment states that part of the site falls within Flood Zone 3a. The flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. Flood Risk Assessment would be required. Highways No link to the adopted road network

Conclusion

110 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/057/007

The site has some surface water flooding issues and a small part is within Flood Zone 2 and 3. Development of the site would have limited impact on form and character of the settlement and the Employment Land Review indicates that this site is potentially suitable for employment uses. It is suggested that part of the site could be allocated alongside allocation SE1 and S/057/013 up to 4 hectares. Preferred site (Part)

S/057/007

Question 51

Do you agree that that site S/057/007 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Stokesley Sub Area - Hambleton District Council 111 Site Reference S/057/008

Parish Great Broughton

Address Land North of Broughton Grange Farm, Great Broughton

Current Use Agricultural

Proposed Use Housing

Area (ha) 2.69

Indicative Yield 40

Commentary Environmental The site greenfield . The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for Brick and Clay. The site is within 2km of North York Moors National Park. There is a tree protected by a Tree Preservation Order on the boundary of the site. Connectivity There are existing public rights of way to the north and to the south of the site which connect to the wider Public Right of Way network. They are not connected to the site. Requires crossing the B1257 to get to the existing pavement or walking along the edge of the road. The pavement into Great Broughton ends to the north of the site. Impact on character and form The site is not prominent in significant views towards the settlement from the B1275 The northern part of the site has been allocated for development, there is residential development along the high street to the East of the site. There is a natural landscape boundary to the south of the site. The north eastern corner of the site is within development limits. Impact on historic assets Broughton Grange 115 metres to the south of this site is a Grade II Listed Building. Flooding The southern and western edges of the site are within Flood Zone 3 and 2. The southern and western edges of the site are susceptible to surface water flooding. The Strategic Flood Risk Assessment states that 10% or more of the site lies within Flood Zone 3a. The flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. The Strategic Flood Risk Assessment recommends that the Exception Test would be required because the development lies wholly or partially within Flood Zone 3a. Highways

112 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/057/008

The site has frontage on the B1257.The developer would need to demonstrate that a suitable and safe access can be achieved. A footway should be provided to link to the existing footway.

Conclusion The site has an acceptable frontage to the B1257. Part of the site is within development limits and the natural boundary reduces the prominence of the site. The site is suitable for development subject to creation of a connection to the existing footway. Good design would be required to ensure that there is not a significant Impact on North York Moors National Park or cause harm to the elements which contribute to its significance of the nearby listed building. The southern and western boundaries of the site are within Flood Zones 2 and 3. Development should not take place in areas liable to flooding. The Strategic Flood Risk Assessment recommends that the Exception Test would be required because the development lies wholly or partially within Flood Zone 3a. This will reduce the potential yield of the site to around 40 dwellings. Preferred Site

S/057/008

Preferred Sites Stokesley Sub Area - Hambleton District Council 113 Question 52

Do you agree that that site S/057/008 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

114 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/057/009 (Part S/057/002)

Parish Great Broughton

Address Land to rear of 34- 38 The Holme

Current Use Agricultural

Proposed Use Housing

Area (ha) 1.66

Indicative Yield 43

Conclusion

Preferred Sites Stokesley Sub Area - Hambleton District Council 115 Site Reference S/057/009 (Part S/057/002)

The site does not relate well to the existing built form. Development of the site would have an impact on the form and character of the settlement. The site is no direct connection to a highway. There may be potential to access the site through S/057/002 however the Holme is narrow and has no footways. Not a preferred site.

S/057/009

Question 53

Do you agree that site S/057/009 is not suitable for development and the reasons given? If not please explain why.

116 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/057/010

Parish Great Broughton

Address Land south of Ingleby Road, Great Broughton

Current Use Agriculture

Proposed Use Housing

Area (ha) 4.33

Indicative Yield 108

Commentary Environmental The site greenfield . The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for brick and clay. Connectivity There is a Public Right of Way through the site to the western part of the site running north to south. There is no pavement to the edge of the site at Ingleby Road, although there is one a few meters to the west of the site along Ingleby Road. Impact on character and form The site is not prominent from significant views towards the settlement from the B1257. There are limited views into the site towards the settlement from Green Balk Lane Development of the whole site would lead to an expansion of the village eastwards and would impact on the form of the existing settlement. Impact on historic assets This site adjoins the boundary of the Great Broughton Conservation Area. The North Yorkshire County Council Historic Landscape Character Assessment identifies this area as historic tofts and strip fields which are considered of high significance. Flooding A significant proportion of the eastern part of the site is susceptible to surface water flooding. A small area to the north west of the site is susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways The site has frontage onto Green Balk. The developer would need to demonstrate that a suitable and safe access can be achieved

Conclusion

Preferred Sites Stokesley Sub Area - Hambleton District Council 117 Site Reference S/057/010

Development of the whole site would impact on the form and character of the settlement. Development of the western part of the site may be appropriate and would reduce the impact on form. The western part of the site is not as susceptible to surface water flooding and access can be achieved. A sensitive design would be required in order to ensure that the development does not cause harm to elements that contribute to the significance of the conservation area. Development of part of the site would reduce the potential yield of the site (approx. 25). Not a preferred site.

S/057/010

Question 54

Do you agree that site S/057/010 is not suitable for development and the reasons given? If not please explain why.

118 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/057/011

Parish Great Broughton

Address 18 The Holme, Great Broughton

Current Use Part Residential Garden

Proposed Use Mix

Area (ha) 1.70

Indicative Yield 42

Commentary Environmental The site greenfield . The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for brick and clay. The site is within 2km of North York Moors National Park. Connectivity The site is adjacent to a Public Right of Way which connects to the wider footpath network. There may be potential to create an additional link through the site. Impact on character and form The site is not prominent in any significant views towards the settlement. A small part of the site is within the development limit of Great Broughton. Development is low density with substantial detached properties along the Holme. Development of the whole site would impact on the form of development at this location. The extent and nature of development in this location would determine the level of impact on the existing settlement character and form. Impact on historic assets This site adjoins the boundary of the Great Broughton Conservation Area. The loss of this open area and its subsequent development could harm elements which contribute to its significance. Flooding The entrance to the site from the Holme is susceptible to surface water flooding. There is a small area to the rear of the existing property that is susceptible to flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways The site has frontage to the Holme, The Holme is narrow in places and has no footways. The developer would need to demonstrate that a suitable and safe access can be achieved.

Preferred Sites Stokesley Sub Area - Hambleton District Council 119 Site Reference S/057/011

Conclusion Access to the site is from the Holme which is susceptible to surface water flooding and parts are within Floodzone 2 and 3. The Holme is narrow in places and suitability of the Holme to accommodate additional traffic requires assessment. Development of the site could have an impact on form and character of the settlement. Not a preferred site.

S/057/011

Question 55

Do you agree that site S/057/011 is not suitable for development and the reasons given? If not please explain why.

120 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/057/012

Parish Great Broughton

Address Land North of Kirkby Lane Great Broughton. OS fields 2583, 2768, 3555 and 4244

Current Use Agricultural

Proposed Use Housing

Area (ha) 10.07

Indicative Yield 251

Commentary Environmental The site greenfield. The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for brick and clay. Connectivity A Public Right of Way runs through the site north to south and east to west, connecting the site with the wider footpath network. Impact on character and form Views into the site are from the B1257 are limited by the existing trees along the beck. There are limited views into the site from the Kirkby Lane. The site will be prominent from existing Public Right of Way network. The scale and location of the site has a poor relationship with the existing built form. Development of the whole site would have a significant impact on the form and character of the settlement. Impact on historic assets No issues Flooding A small part of the north eastern corner of the site is susceptible to flooding. Minor sections of the eastern boundary of site are in Flood Zone 2 and 3. Part of the site falls within Flood Zone 3a. The flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. The Strategic Flood Risk Assessment recommends that there is a review of site layout and / or design and that this should be informed by a Level 2 Strategic Flood Risk Assessment or site specific Flood Risk Assessment. Highways

Preferred Sites Stokesley Sub Area - Hambleton District Council 121 Site Reference S/057/012

The site has no direct connection/frontage to a highway maintainable at the public expense. The developer would need to demonstrate that a suitable and safe access can be achieved. Will require additional public transport facilities / service provision as determined in a traffic assessment and / or travel plan.

Conclusion This site does not relate well to the existing form and character of the settlement. There is no direct connection to a highway. Not a preferred site.

S/057/012

Question 56

Do you agree that site S/057/012 is not suitable for development and the reasons given? If not please explain why.

122 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/057/013

Parish Great Broughton

Address Broughton Bridge Farm, Nr Stokesley Business Park

Current Use Commercial/Residential

Proposed Use Not disclosed - Employment

Area (ha) 0.56

Indicative Yield N/A

Commentary Environmental The site is occupied by a mix of commercial/agricultural style buildings . The site has an agricultural land classification of Grade 2. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for sand and gravel. Connectivity There is an existing Public Right of Way network to the east, south, west and north of the site connecting the site with the wider footpath network. Impact on character and form The site is not prominent from the B1257 in any views towards the settlement due to existing landscaping. The site is adjacent to an existing allocation and would have limited additional impact to the character and form of the settlement. Impact on historic assets No Issues Flooding The south eastern corner and the eastern boundary of the site are within Floodzone 2 and 3. The the eastern edge of the site are identified as being susceptible to surface water flooding. The Strategic Flood Risk Assessment states that part of the site falls within Flood Zone 3b. Note that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3. The site layout and design should reflect a stage 2 strategic flood risk assessment or site specific flood risk assessment. Highways There is no link to the adopted highway network .

Conclusion

Preferred Sites Stokesley Sub Area - Hambleton District Council 123 Site Reference S/057/013

The site is suitable for development for employment purposes. The site does not have access to the adopted road network however access could be achieved through existing allocation SE1. A small part of the eastern edge/south eastern corner are within Floodzone 2 and 3. Development should be avoided in these area the design and layout should reflect a site specific flood risk assessment or a stage 2 strategic flood risk assessment. The site is supported for development along side existing allocation SE1 and part of Site S/057/007. Preferred site

S/057/013

Question 57

Do you agree that that site S/057/013 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

124 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/057/014

Parish Great Broughton

Address Land off High Street (North East), Great Broughton

Current Use Agriculture

Proposed Use Housing

Area (ha) 2.64

Indicative Yield 66

Commentary Environmental The site greenfield . The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for Brick and Clay. Connectivity There is an existing bridleway to the north of the site and a range of public rights of way that go out into the wider countryside from the south of the site. There is no pavement along side the site or immediately adjacent to the site. Impact on character and form The site is prominent from the bridge on the B1257 to the north of Great Broughton. Prior to that point there are limited views into Great Broughton and the site, The hedgerow and trees along the B1257 limit the view from the road. There are more views to the site from the public bridle way. The site would have an impact on the character and form of the settlement, development of the whole site would extend the built form to the north. There is scope to mitigate against the potential impact through careful consideration of design Impact on historic assets No issues Flooding The north western corner, south western corner and a small part to the west of the site are susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Visibility may be difficult to achieve onto the B1257.

Preferred Sites Stokesley Sub Area - Hambleton District Council 125 Site Reference S/057/014

The site to the east of the B1257 has an access with Back Lane which has a one way order on it for some its length. Limited forward visibility for vehicles waiting at Back Lane/ B1257 junction. No footway on Back Lane.

Conclusion Development of the whole site would extend the settlement northwards at a location where achieving good visibility for motorists will be difficult. Not a preferred site.

S/057/014

Question 58

Do you agree that site S/057/014 is not suitable for development and the reasons given? If not please explain why.

126 Preferred Sites Stokesley Sub Area - Hambleton District Council Hutton Rudby

Hutton Rudby S/073/002 S/125/004/G

S/073/006

S/073/001

S/073/001 S/073/012 S/073/003 S/073/012

15/02694/FUL

S/073/012

S/073/005

S/073/011

S/073/010

S/073/009

S/073/010

Hutton Rudby

Preferred Sites Stokesley Sub Area - Hambleton District Council 127 Site Reference S/073/001

Parish Hutton Rudby

Address Land off Garbutts Lane Hutton Rudby

Current Use Agricultural Land

Proposed Use Housing

Area (ha) 2.61

Indicative Yield 65 (10 on preferred site)

Commentary Environmental The site greenfield . The site has an agricultural land classification of Grade 3. Connectivity There is a Public Right of Way to the southern boundary of the site connecting the site with the wider footpath network. There is a local route running along Garbutts Lane, bounding the site to the north. Impact on character and form The site would be prominent in views towards the settlement from Garbutts Lane, at present there are views of the recent development and the cricket club from Garbutts. The site adjoins the existing built form but would form a significant extension to the west of Hutton Rudby along Garbutts Lane which would have an impact on the overall pattern of development within Hutton Rudby Impact on historic assets No Issues Flooding A small part of the site to the southern boundary has a history of surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways There is access onto Garbutts Lane. Accessibility links are poor, footpath links would need to be addressed

Conclusion Development of part of the site would be appropriate, however the connectivity of the site would need to be improved. Development of the whole site would extend the settlement significantly to the west along Garbutts Road. Development of the eastern part of the site only would significantly reduce the yield (approx. 5-10) the extent of development would depend

128 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/073/001

on the access to sites S/073/006 and S/073012, all the sites could be combined to deliver approximately 50 dwellings. Highways indicate that access to S/073/012 could be provided through this site. Preferred Site (Part)

S/073/001

Question 59

Do you agree that that site S/073/001 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Stokesley Sub Area - Hambleton District Council 129 Site Reference S/073/002

Parish Hutton Rudby

Address Land to the rear of Levendale and Hundale Road, Hutton Rudby

Current Use Agricultural

Proposed Use Housing

Area (ha) 8.11

Indicative Yield 200

Commentary Environmental The site is within 500m of Leven Valley Woodlands a Site of Interest for Nature Conservation. The Trans Pennine Ethylene Pipeline consultations zones (inner, middle and outer) run through the site. The site greenfield . The site has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for sand and gravel. Connectivity There is a Public Right of Way through the site connecting to the wider footpath network . Impact on character and form The site would be prominent in views towards the settlement from the existing Public Right of Way. Development of the whole site would have an impact on the existing built form of the settlement. Impact on historic assets No issues Flooding Edges of the site to the southern and eastern boundary are susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Existing access road would need widening, but this looks to be achievable. Footpath links will be required. There is no secondary access available, this would be required for a site of this suggested size. There is also a Public Right Of Way through the proposed site.

Conclusion

130 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/073/002

Development of the whole site would not relate well to the form of the existing settlement. Significantly the Trans Pennine Ethylene Pipeline runs through the site. All three consultations zones, inner, middle and outer are present. A substantial swathe of the site is within the inner zone, where only development of 1 or 2 dwellings would not be advised against. The south eastern corner is within the middle, outer zone and outside the zones. Health & Safety Executive guidance indicates that up to 30 dwellings (less than 40 dwellings per hectare) would not be advised against within the middle zone. The potential yield of the site is significantly reduced. Development of the whole site would not be appropriate. Not a preferred site.

S/073/002

Question 60

Do you agree that site S/073/002 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 131 Site Reference S/073/003

Parish Hutton Rudby

Address Land at Enterpen

Current Use Agricultural

Proposed Use Housing and Green space (Flagpole Field)

Area (ha) 2.52

Indicative Yield 40-60

Commentary Environmental The site is within 500 m of Sexhow Meadows a Site of Interest for Nature Conservation. There are trees protected by Tree Preservation Order's on the edge of the site to the north western corner and south western boundary of the site. The site has an agricultural land classification of Grade 3 and 3a. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for sand and gravel. Connectivity There is a Public Right Of Way to the North east of the site. There are footways to Enterpen opposite the site, with footways on the same side of the site up to the north western corner of the site, connecting the site to the local services and facilities. Impact on character and form Parts of the site are visible from Enterpen particularly by flagpole field. Views from Sexhow lane are restricted. There are limited views across the site toward Hutton Rudby from Goulton Lane. This area of Enterpen is characterised by the linear development. There is a rare view over to the Cleveland hills from the flag pole field. The call for sites form indicates that the flag pole field is to be retained as a green area. Development of the site further south would not relate well to the existing form and character of the settlement at this location. Impact on historic assets This site adjoins and at its northern end lies within the Hutton Rudby Conservation Area. Development of this site could affect the setting of Linden Grange a Grade II Listed Building. Flooding The site is susceptible to flooding where it joins Enterpen. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required.

132 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/073/003

Highways Highways to advise

Conclusion The site is located close to existing services and facilities however development of the whole site would not relate well to the character of the settlement at this location. The loss of the open space could harm aspects that contribute to the significance of the conservation area and the Grade II listed building at Linden Grange. Not a preferred site.

S/073/003

Question 61

Do you agree that site S/073/003 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 133 Site Reference S/073/005

Parish Hutton Rudby

Address Land north of Langbaurgh Road, Hutton Rudby

Current Use Agricultural

Proposed Use Housing

Area (ha) 1.02

Indicative Yield 25

Commentary Environmental The site is greenfield. The site has an agricultural land classification of Grade 3. Connectivity The site is not connected to any existing Public Right Of Way. There are existing footways to Langbaurgh Rd. Impact on character and form The site adjoins the existing built form, however planning permission has been secured to extend residential gardens, the site would be slightly more disconnected from the existing built form and leaving only narrow strip for development. Site does not provide a neat rounding off of the village at this location and would have an impact on settlement form. The site is not prominent in significant views towards the settlement, it can be seen from Garbutts Lane. Impact on historic assets No issues Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways There is potential for access to this site. A low yield could be considered- 20-30 possible. The concern is that this would be an extension to a cul-de-sac with no additional secondary/emergency access possible.

Conclusion There are no significant constraints affecting this site. Part of this site is within S/073/012 and the site may be suitable for some development as part of development of the wider area, Highways indicated that a low level of development of the wider area may be possible with access from Langbaurgh Road or that this site could provide emergency access for development of the wider site (ref S/073/012). The site on its own is not a preferred site due to the extant

134 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/073/005

consent to extend residential gardens which leaves only a narrow strip of land for further residential development, substantially reducing the potential yield of the site. On its own this would not form a neat extension to the existing settlement. Not a preferred site.

S/073/005

Question 62

Do you agree that site S/073/005 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 135 Site Reference S/073/006 part of S/073/012

Parish Hutton Rudby

Address Land off Garbutts Lane, Hutton Rudby Os fields 2800 and 2913

Current Use Agricultural

Proposed Use Housing

Area (ha) 0.88

Indicative Yield 22

Commentary Environmental The site is greenfield. The site has an agricultural land classification of Grade 3. Connectivity A Public Right of Way runs to the north of the site. Connecting the site to the wider footpath network. There is a footpath connection to Garbutts lane through the existing residential development off Garbutts Lane. Impact on character and form Views into the site are limited by the recent development at Garbutts Lane. The site adjoins the existing built form to the north and to the east. The sites does not respond well to the existing field pattern at this location. Development could impact on the use and character of the area from the Public Right of Way. Impact on historic assets No Issues Flooding The northern boundary of the site and a small part of the site are susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways Access to the site could be achieved. Access should be through S/073/001 and S/073/012.

Conclusion

136 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/073/006 part of S/073/012

There are no major constraints impacting on the development of the site, The site would need come forward with parts of the wider site S/073/012 and S/ 073/001 to ensure appropriate access and enable a scheme that better respond to the existing field patterns further reducing the impact on character and form. Preferred Site

S/073/006

S/076/006

Question 63

Do you agree that that site S/076/006 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Stokesley Sub Area - Hambleton District Council 137 Site Reference S/073/009 part of S/073/010

Parish Hutton Rudby

Address OS 4548 Land off Belbrough Lane and Station Lane

Current Use Agricultural

Proposed Use Housing

Area (ha) 1.72

Indicative Yield 20

Commentary Environmental The site is a greenfield site classified as Grade 3 agricultural land. Connectivity There are no footways alongside the sites boundaries. There is a footway on Belbrough Lane but this ends at the junction with Station Lane. There is a footway along station lane, on the opposite side of the road to the site. Impact on character and form The site is prominent in views towards the settlement. Views of existing development from Belbrough Lane are limited by the existing tree coverage. This site by contrast is open. The entrance to Hutton Rudby from Belbrough Lane and Station Lane is characterised by tree coverage. The site presents open views from Hutton Rudby to the Cleveland Hills. Development at Belbrough Lane consists of large properties set back from the Road Frontage. Development at Linden Close is comprised of slightly smaller detached properties again set back from Station Lane, with tree coverage limiting views into the development from Belbrough Lane and Station Lane. Development at this location would impact on the character of the settlement at this location. Impact on historic assets The site is near to the non designated heritage asset of Drumrauk Hall Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Access is achievable. Access onto Belborough Lane is possible, footpath links would need to be addressed. Station lane could also be possible but footpath provision would also need to be addressed here.

Conclusion

138 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/073/009 part of S/073/010

Development of the site will have an impact on the character of the settlement. There are no other significant issues, although footpath links do require improvement. Development of the site would need to respond to the local setting and character. This is will to reduce the yield of the site substantially (up to 20 dwellings). Development of the site could provide the opportunity to enable off road car parking for the adjacent play area. Preferred Site.

S/073/009

Question 64

Do you agree that that site S/073/009 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Stokesley Sub Area - Hambleton District Council 139 Site Reference S/073/010 includes S/073/009

Parish Hutton Rudby

Address OS 4548 Land off Belbrough Lane

Current Use Agricultural

Proposed Use Housing

Area (ha) 5.02

Indicative Yield 125

Commentary Environmental The site is a greenfield site classified as Grade 3 agricultural land. Connectivity The site does not connect to any Public Right of Way There are no footways along the boundary to the site. There is a footway on Belbrough Lane but this ends at the junction with station Lane. There is a footway along station lane. This is on the opposite side of the road to the site.. Impact on character and form The site is prominent in views towards the settlement. Views of existing development from Belbrough Lane are limited by the existing tree coverage. This site by contrast is open. There are views across the site to open countryside and the Cleveland Hills beyond. There are views of the site from Black Horse Lane. The site would also be prominent in views towards the settlement from parts of Station Lane, due to the open nature of this site. The entrance to Hutton Rudby from Belbrough Lane and Station Lane is characterised by tree coverage. Development at Belbrough Lane consists of large properties set back from the Road Frontage. Development at Linden Close is smaller detached properties set back from Station Lane, with tree coverage limiting views into the existing development from Belbrough Lane and Station Lane. Development at this location would impact on the character of the settlement at this location. Development of the whole site at this scale would have an impact on the form of development at this location. Impact on historic assets The site is close to the non designated heritage asset of Drumrauck Hall. Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Access onto Belborough Lane is possible, footpath links would need to be addressed.

Conclusion

140 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/073/010 includes S/073/009

The development of the whole site at the subsequent loss of openness is likely to have an impact on the setting of Drumrauck Hall. Development of the whole site will have an impact on the character and form of the settlement. This development of the whole site would not be appropriate. Not a preferred site.

S/073/010

Question 65

Do you agree that site S/073/010 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 141 Site Reference S/073/011 includes part S/073/003

Parish Hutton Rudby

Address Land to rear of Enterpen, Hutton Rudby

Current Use Agriculture

Proposed Use Housing

Area (ha) 39.24

Indicative Yield 981

Commentary Environmental There are some trees protected by Tree Preservation Order's at the north western corner of the site. The site has an agricultural land classification of Grade 3b and 3a. The site is within the green infrastructure corridor. The site lies within a minerals safeguarding area for sand and gravel. Connectivity There is a Public Right of Way along the full extent of the eastern boundary. There is a footway along Enterpen on the opposite site of the road to the site Impact on character and form Parts of the site are visible from Enterpen Particularly by flagpole field. Views from Sexhow lane are restricted due to the extent of tree coverage. There are views into the site from Station lane. The views of the existing settlement are limited from locations along station lane due to the existing tree coverage. This area of Enterpen is characterised by the linear development. There is a rare view over to the Cleveland Hills from the flag pole field. Development of the site further south would not relate well to the existing form and character of the settlement at this location. The scale of the development does not reflect the present built form of the settlement and would form a significan extension to the south of the settlement.. Impact on historic assets This site lies close to the boundary of the Hutton Rudby Conservation Area. Development of this site could affect the setting of Linden Grange a Grade II Listed Building Flooding Parts of the site are susceptible to flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways

142 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/073/011 includes part S/073/003

Highways to advise

Conclusion Development of the whole site would not be appropriate. The proposed scale of development would have an significant impact of the existing form of the settlement. The loss of this open area and its subsequent development could harm elements which contribute to the significance of the Conservation Area and the nearby listed buildings. Not a preferred site.

S/073/011

Question 66

Do you agree that site S/073/011 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 143 Site Reference S/073/012 (includes parts of S/073/005 and S/073/006)

Parish Hutton Rudby

Address Land South of Garbutts Lane and North of Langbaurgh Road, Hutton Rudby OS fields 1800,2800, 2913, 2292, and 3700

Current Use Agriculture

Proposed Use Housing

Area (ha) 7.38

Indicative Yield 180 (40 on preferred site)

Commentary Environmental The site is greenfield with an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. Connectivity A Public Right of Way runs to the north of the site. Connecting the site to the wider footpath network. There is a pedestrian connection through the new development of Gabutts Lane, connecting the site to the wide footpath and local cycle route. Impact on character and form The site will be prominent in views towards the settlement from Garbutts lane. And the site and existing development can be seen from Champion Lane The proposed site adjoins the existing settlement at its southern and eastern boundaries, and part of the northern boundary adjoins the new development off Garbutts lane. Development of the whole site at this scale would have an impact on the existing form of the settlement. The site is prominent in views towards the settlement. Impact on historic assets No issues Flooding There are small areas prone to surface water flooding to the northern boundary and a small part to the south western boundary. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Access to the site is achievable. Access through S/073/001 required. Access through 005 could be used as an emergency access.

Conclusion

144 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/073/012 (includes parts of S/073/005 and S/073/006)

Development of the whole site would form a significant extension to the existing settlement which would not be appropriate. However there are no significant issues affecting the site. The impact on character and form could be reduced through consideration of the existing field patterns and developing part of the site only. Development of the fields to the eastern boundary or the fields to the north, both would require access from Garbutts Lane (incorporating S/073/006 and possibly S/073/001), In order to ensure that there is not a significant and adverse impact on character and form the yield of the site(s) would be reduced significantly (approx 40-50) . Preferred site (part only)

S/073/012

Question 67

Do you agree that that site S/073/012 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Stokesley Sub Area - Hambleton District Council 145 Site Reference S/125/001

Parish Rudby

Address Land to west of Rudby Farm, Rudby Bank, Hutton Rudby

Current Use Greenfield

Proposed Use Housing

Area (ha) 3.66 Indicative Yield 50-90

Commentary Environmental The site is within 500m of a Site Importance Nature Conservation Site of Interest - Leven Valley Woodlands There is a tree protected by a Tree Preservation Order within the site. The site is within a minerals safeguarding area for brick and clay and sand and gravel. It is a greenfield site with an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. Connectivity There is a Public Right of Way running through the site. Impact on character and form The site is not prominent in significant views towards the settlement. The site will be prominent from Public Right of Way. The site would not have a significant impact on the built form of the settlement. The site does have two Public Right of Ways through the site one along the western edge and one across the southern tip of the site. Development of the site could impact on the character of the space and use of the Public Right of Way. The use of the space will be considered when looking at the application for Greenspace. There would be an impact on the wider landscape setting at this location and the setting of the conservation area. See comments from Historic England. Impact on historic assets This site lies close to the boundary of the Hutton Rudby Conservation Area. This site is near Skutterskelfe Park a non designated heritage asset. Flooding A small part of the site is susceptible to flooding. Highways Access onto Middleton Lane possible. This access road would need to be appropriate width and visibility splays must meet required standards.

146 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/125/001

Conclusion The site would not have a significant impact on the form of the settlement but could impact on the character of the settlement. The loss of this open area and its subsequent development could harm elements which contribute to the significance of the Conservation Area. The site has been put forward for consideration for greenspace designation S/125/004/G. Refer to separate assessment. Not a preferred site

S/125/001

Question 68

Do you agree that site S/125/001 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 147 Site Reference S/125/002

Parish Rudby

Address OS 7119 Land off Blue Barn Lane, Rudby

Current Use Agricultural

Proposed Use Housing

Area (ha) 6.55

Indicative Yield 163 - 210

Commentary Environmental The site is within 500m of a Site Importance Nature Conservation - Leven Valley Woodlands The site is within a minerals safeguarding area for brick and clay and sand and gravel. It is a greenfield site with an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The Trans Pennine Ethylene Pipeline consultations zones (inner, middle and outer) run through the site. Connectivity There is a Public Right of Way through the site, and to the north western and western boundary of the site. Blue Barn Lane is a narrow single track lane with no footways. Impact on character and form Views into the site from key approaches to the settlement are limited. The site adjoins the existing built form, the scale of development proposed does not relate well to the existing settlement. Impact on historic assets No Issues Flooding No Issues Highways Access maybe achievable. Bluebarn lane is a single track and would need significant improvements. There is a Public Right Of Way on the boundary of this site that would need diverting.

Conclusion The Trans Pennine Ethylene Pipeline runs through the site. All three consultations zones, inner, middle and outer are present. A substantial swathe of the site is within the inner zone, where only development of 1 or 2 dwellings would not be advised against. The south eastern

148 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/125/002

corner is within the middle, outer zone and outside the zones. Health and Safety Executive guidance indicates that up to 30 dwellings (less than 40 dwellings per hectare) would not be advised against within the middle zone. The potential yield of the site is significantly reduced. Development of the whole site would not be appropriate. Development of part of the site may be acceptable subject to the achievement of a suitable of access off Blue Barn Lane (Single Track Road).Not a preferred site.

S/125/002

Question 69

Do you agree that site S/125/002 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 149 Site Reference S/125/003

Parish Rudby

Address OS 2719 Land North of Stokesley Road, Rudby,

Current Use Agriculture

Proposed Use Housing

Area (ha) 2.26

Indicative Yield 56

Commentary Environmental The site is within 500 m of the leven valley woodlands Site of Importance for Nature Conservation The site is within a minerals safeguarding area for brick and clay. It is a greenfield site with an agricultural land classification of Grade 3. Connectivity There are no Public Right of Ways connecting to the site. The existing footway does not extend along the frontage of the site. Impact on character and form The site is prominent in the approach to the settlement from Stokesley Road along side the field boundary. Views of the site are more limited further along the road. The site adjoins the existing built form at its western and part of its southern boundary. This area of rudby is characterised by large modern detached dwellings. The site rises to the east and the north. Site levels and building heights would require careful consideration in order to ensure that development did not have a negative impact on the character of the settlement. Impact on historic assets No issues Flooding The south western corner is susceptible to surface water flooding. Highways Access can be achieved but footpath links would need to be addressed.

Conclusion Development of the whole site would not relate well to the existing settlement due to its scale. Some development of the site may be appropriate subject to highways and the ability to address surface water flooding at the south western corner of the site without having a negative impact on character and form. Site levels and building heights would require careful consideration in order to ensure that development did not have a negative impact on the

150 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/125/003

character of the settlement as a result of the rise in the land away from the south western corner. The yield of the site would be reduced significantly below the threshold for allocation. Not a preferred site.

S/125/003

Question 70

Do you agree that site S/124/003 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 151 Site Reference S/125/004G

Parish Rudby

Address Land off Rudby Bank, Rudby

Current Use Green field

Proposed Use Greenspace

Area (ha) 5.08

Indicative Yield N/A

See separate Local Green Space Recommendations Report

Conclusion This site is supported within the Local Green Space Recommendations Report

S/125/004/G

152 Preferred Sites Stokesley Sub Area - Hambleton District Council Question 71

Do you agree that that site S/125/004/G is an appropriate Green Space? If not, please outline your reasons.

Preferred Sites Stokesley Sub Area - Hambleton District Council 153 Site Reference S/125/005

Parish Rudby

Address OS 2642 Land Off Middleton Road, Goslingmire Farm, Middleton Road, Rudby

Current Use Agricultural Land

Proposed Use Housing

Area (ha) 6.40

Indicative Yield 160

Commentary Environmental The site is within a minerals safeguarding area for brick and clay. It is a greenfield site with an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. The Trans Pennine Ethylene Pipeline consultations zones (inner, middle and outer) run through the site. Connectivity The Sustrans route 65 goes along Middleton Road on the western edge of the site. The footway does not extend to the boundary of the site. Impact on character and form The site is prominent in views towards the settlement from Middleton Road. The views from beyond the substation along Middleton road are limited. The development of the whole site would not relate well to the existing form of the settlement. Development on this side of Middleton road ( to the south of the site) is characterised by linear development of large modern detached premises set back from the road. Impact on historic assets No Issues Flooding The southern and central parts of the site are susceptible to surface water flooding. Highways Highways to advise

154 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/125/005

corner and a small part of the north eastern corner are within the middle, outer zone and outside the zones. Health & Safety Executive guidance indicates that up to 30 dwellings (less than 40 dwellings per hectare) would not be advised against within the middle zone. The potential yield of the site is significantly reduced. Further to the impact of the presence of the pipeline development of the whole site would not be appropriate, it would not relate well to the existing form and character of the settlement. Not a preferred site.

S/125/005

Question 72

Do you agree that site S/125/005 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 155 Crathorne

Crathorne

S/033/006

S/033/001

S/033/002

S/033/004 S/033/003

S/033/005

Crathorne

156 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/033/001

Parish Crathorne

Address Land and buildings to the rear of the Crathorne Arms, Free House Farm, Crathorne TS 15 0BA

Current Use Agricultural

Proposed Use Housing

Area (ha) 0.61

Indicative Yield 12- 15

Commentary Environmental The site is within 500m of the Site of Importance for Nature Conservation at Leven Valley Woodlands. It is not previously developed land. It has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. There is a potential for noise from A19 is located to the west of the site and the public house to the front of the site. Connectivity There are not any Public Right of Ways within the immediate vicinity of the site. There is a footway along the frontage to the main road. Impact on character and form The site is visible from back lane. There are limited views from other approaches to the settlement. Linear development characterises the settlement at this location. The development of the site would have an impact on the form of the settlement. Impact on historic assets The eastern half of this site lies within the Crathorne Conservation Area. The development of this area could result in the loss of buildings which make a positive contribution to the character of the Conservation Area. Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways

Preferred Sites Stokesley Sub Area - Hambleton District Council 157 Site Reference S/033/001

Access is available from Crathorne Village Street, however there is a gap between the site indicated and the highway. The frontage is very narrow and an access of acceptable standards may be difficult to achieve if the scheme involves an adopted road. Gradient to the site may need to be altered to comply with County Council standards. The site appears to take part of the existing car park for the Crathorne Arms. Development of this will displace cars onto the highway.

Conclusion An acceptable access to the site may be difficult to achieve and development may result in the loss of the car park for the public house. Development will have an impact on the form and character of the settlement. There may be scope to reduce the impact through very sensitive design. Not a preferred site.

S/033/001

158 Preferred Sites Stokesley Sub Area - Hambleton District Council Question 73

Do you agree that site S/033/001 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 159 Site Reference S/033/002

Parish Crathorne

Address Land adjacent to Old Hall and Joiners Cottage, Crathorne

Current Use Residential Gardens and Buildings

Proposed Use Housing

Area (ha) 0.27

Indicative Yield 6

Commentary Environmental The site is within 500m of the Site of Importance for Nature Conservation at Leven Valley Woodlands. It has an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. Connectivity There is a Public Right Of Way to the end of end of the access road. Impact on character and form The site is not particularly prominent in significant views towards the settlement due to the existing tree coverage. Residential development at this location would have and impact on the form of the settlement. Whilst there is some development to the south of the site. This is detached from the main settlement. Impact on historic assets This site lies less lies within the Crathorne Conservation Area. There are a number of Listed Buildings to the south of this site including the Grade II* Listed Church of All Saints Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways The site has no direct connection/frontage to a highway maintainable at the public expense. The developer would need to demonstrate that a suitable and safe access can be achieved. Visibility at the proposed access to the site will need to be in accordance with current standards.

160 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/033/002

Conclusion Highways indicate that there is not direct connection to a highway maintainable at public expense. The development of the site would not relate well to the exiting form of the settlement and the loss of this open area and its subsequent development could harm elements which contribute to the significance of the Conservation Area and the nearby listed buildings. Not a preferred site

S/033/002

Question 74

Do you agree that site S/033/002 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 161 Site Reference S/033/003

Parish Crathorne

Address Land to South of Back Lane and East of Cricket Field, Crathorne

Current Use Agricultural

Proposed Use Housing

Area (ha) 0.09

Indicative Yield 5

Commentary Environmental The site is within 500m of the Site of Importance for Nature Conservation at Leven Valley Woodlands. It is a greenfield site with an agricultural land classification of Grade 3. The A19 is located to the west of the site. Connectivity There is a Public Right of Way to the northern boundary of the site along back lane. There is no footway adjoining the site. There is a footway adjacent to the site to the north on the other site of back lane. There is a verge along the frontage of the site it may be possible to extend the footway. Impact on character and form The site is prominent in views towards the settlement from the south and from back lane to the west. The site would have an impact on the character of the settlement. The site is open and is prominent in views towards the settlement. There are no natural boundaries to the site. Development of the site would have a limited impact on the form of the settlement. Impact on historic assets No Issues Flooding The western and northern part of the site are within Flood Zone 2 and 3. The northern part of the site is susceptible to surface water flooding. The Strategic Flood Risk Assessment states that 10% or more of the site lies within Flood Zone 3a. The flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. The Strategic Flood Risk Assessment recommends that the Exception Test would be required because the development lies wholly or partially within Flood Zone 3a. Highways

162 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/033/003

The site has an existing access from the C152 and a frontage onto Crathorne Village Street. Possible footpath works required depending on the site layout.

Conclusion The site is below the threshold for allocation. The promoters are seeking up to 5 dwellings on the site which is the minimum number of units. However, whilst the site benefits from access, the site is liable to flooding with parts of the site in Flood Zone 2 and 3 which is likely to reduce the developable area. The site is open in nature with no natural field boundary and development of the site will impact on the character of the settlement. Not a preferred site

S/033/003

S/033/005

S/033/003

Question 75

Do you agree that site S/033/003 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 163 Site Reference S/033/004

Parish Crathorne

Address Land south of the pump house, Town End Farm

Current Use Agriculture - Paddock

Proposed Use Housing

Area (ha) 0.47

Indicative Yield 11

Commentary Environmental The site is within 500m of the Site of Importance for Nature Conservation at Leven Valley Woodlands. It is a greenfield site with an agricultural land classification of Grade 3. Connectivity There is an existing Public Right Of Way to the north and to the east of the site. There are no footways that directly adjoin the site. Impact on character and form The site is prominent in views towards the settlement from the south Linear development characterises the settlement at this location. The development of this site would impact on the form of the settlement and given the prominence of the site would have the potential to impact on the character of the settlement. There is a natural boundary to the site which serves to limit the impact to an extent. Impact on historic assets This site adjoins the boundary of the Crathorne Conservation Area. This site adjoins Town End Farmhouse a Grade II Listed Building Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways The site has no direct connection/frontage to a highway maintainable at the public expense however is likely to be served from site S/033/005. Extra footways to connect to the existing footways in Crathorne. Extend existing foot/Street lighting system for the settlement to serve the development

164 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/033/004

Conclusion The site has no direct access and is likely to require access through S/033/005. Development of both sites would be at a scale that would have an impact on form and character of the settlement. Further the loss of this open area and its subsequent development could harm elements which contribute to the significance of the conservation area and the adjacent Grade II listed building. Not a preferred site.

S/033/004

Question 76

Do you agree that site S/033/004 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 165 Site Reference S/033/005

Parish Crathorne

Address Town End Farm, Crathorne TS15 OBB

Current Use Agricultural/ Storage/

Proposed Use Housing

Area (ha) 0.44

Indicative Yield 10

Commentary Environmental The site is within 500m of the Site of Importance for Nature Conservation at Leven Valley Woodlands. It is a greenfield site with an agricultural land classification of Grade 3. Connectivity There is an existing Public Right of Way to the north of the site, There is no existing footway the the boundary of the site. There are footways further to the north of the site. Impact on character and form The site is prominent in views towards the settlement from the south particularly the part of the site that is part of a wider field. The site will extend the settlement further southwards. The settlement is currently characterised by linear development of larger residential plots. The sites prominence and development to the rear of existing properties means that the site would have an impact on the character and form of the settlement. This could be limited through careful design and possible re use of some of the existing agricultural buildings. There is no natural boundary to the south western corner of the site. Impact on historic assets The northern half of this site lies within the Crathorne Conservation Area. The development of this area could result in the loss of buildings which make a positive contribution to the character of the Conservation Area. Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways The site has a frontage on Crathorne Village Street. The developer would need to demonstrate that a suitable and safe access can be achieved.

166 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/033/005

New footways will be required to connect to the existing footways within Crathorne. Extend existing foot / street lighting system for the settlement to serve this development.

Conclusion The site has a frontage to the village street and there are no significant flooding issues. The development of the whole site and loss of buildings would harm the character and appearance of the Conservation Area, however a careful conversion scheme would be appropriate. The potential yield is likely to be reduced. Preferred site (for conversion).

S/033/005

Question 77

Do you agree that that site S/033/005 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Stokesley Sub Area - Hambleton District Council 167 Site Reference S/033/006

Parish Crathorne

Address Grange Farm, Crathorne

Current Use Agricultural

Proposed Use HOusing

Area (ha) 1.32

Indicative Yield 21 - 33

Commentary Environmental The site is within 500m of the Site of Importance for Nature Conservation at Leven Valley Woodlands. It is a greenfield site with an agricultural land classification of Grade 3. There are seven trees protected by Tree Preservation Orders along the eastern boundary, there is one tree with a Tree Preservation Order to the south of the site Historic contamination. It is indicated that there is an unknown filled ground (pond, marsh, river, stream, dock etc). The site is within the green infrastructure corridor. Connectivity There is a public right of way to the north of the site. There is a narrow footway adjoining the site to the eastern boundary. Impact on character and form The most westerly part of the site can be seen from a distance from Back Lane just after the bridge over the A19. The site can be seen in views towards the settlement from the north. The site is detached from the main part of the settlement. There is potential for the development of the site to impact on the character of the settlement at this location. Careful design would be required to mitigate against any impact. Impact on historic assets This site lies adjacent to the Crathorne Conservation Area Some of the buildings here are likely to meet the criteria for non designated heritage assets.

Conclusion The site is prominent in views towards the settlement and is not well related to the main settlement, although there is a footpath which connects the site to the settlement. Development of the whole site would not be appropriate and would have an impact on the form and character

168 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/033/006

of the settlement. Buildings within the site may meet the criteria to be a non designated heritage asset and should be assessed sensitive conversion of these buildings may be more appropriate. Not a preferred site.

S/033/006

Question 78

Do you agree that site S/033/006 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 169 Site Reference S/033/007

Parish Crathorne

Address Five Houses Farm, Crathorne

Current Use Employment use

Proposed Use Employment and 0.3 Retail

Area (ha) 0.76

Indicative Yield N/A

Commentary Environmental The site is within 500m of the Site of Importance for Nature Conservation at Leven Valley Woodlands. It is a previously developed site with an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. Connectivity There are no public right of ways within the immediate vicinity of the site. There are no footways that connect the site to the settlement. Impact on character and form The site is prominent in the from the approach to the village from the turnoff from the A19. The site is detached from the existing settlement. There is however a commercial use established at this location. The impact on the character and form would be dependent on whether the site were to be redeveloped or the existing buildings to be re-used. Impact on historic assets Five Houses Farmhouse in the centre of this site is a Grade II Listed Building. To the east, Crathorne Hall is a Grade II* Listed Building and its stable building Grade II. The park and gardens at Crathorne Hall are a non designated heritage asset Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways There is no link to the adopted road network

Conclusion

170 Preferred Sites Stokesley Sub Area - Hambleton District Council Site Reference S/033/007

The site is already in B1 (office) use although has a recent permission for retail use 15//02862/FUL. Existing policies and preferred policies would seek to retain this use. Allocation of the site for office use would not be necessary. Other employment uses may be appropriate but impact on the buildings and the neighbouring Crathorne Hall would require careful consideration. Further intensification of the site may lead to loss of an open area and its subsequent development could harm elements which contribute to the significance of these designated heritage assets. Any further retail use of the site would be subject to the sequential and impact test, dependent on scale, and or accordance with polices for specialist retail . Not a preferred site.

S/033/007

Question 79

Do you agree that site S/033/007 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Stokesley Sub Area - Hambleton District Council 171 INGLEBY ARNCLIFFE 8.1 No sites submitted in Ingleby Arncliffe.

172 Preferred Sites Stokesley Sub Area - Hambleton District Council SKUTTERSKELFE

Site Reference S/134/001

Parish Skutterskelfe

Address OS Field 3100, Land off Stokesley Road, Rudby

Current Use agriculture

Proposed Use Housing

Area (ha) 2.42

Indicative Yield 60-85

Commentary Environmental The site is within 500m of a Site Importance for Nature Conservation - Leven Valley Woodlands. There is a tree protected by a tree preservation order adjacent to the site. There is a group Tree Preservation Order on the eastern boundary of the site. The site is within a minerals safeguarding area for brick and clay. It is a greenfield site with an agricultural land classification of Grade 3. The site is within the green infrastructure corridor. There is a large farm yard and dairy to the east which has the potential to cause nuisance to new residents. Connectivity There is a Public Right of Way running through the site and links the site to the Grove and Rudby Bank. The footway to Rudby Lea does not extend round the corner to the sites northern boundary. Impact on character and form The site is not prominent in any significant views towards the settlement. There is a natural boundary to the site. the site slopes from the eastern boundary down towards the west and existing development. Development of the whole site would impact on the form and character of the settlement. Impact on historic assets This site lies adjoins the boundary of the Hutton Rudby Conservation Area The site is near to the non designated heritage asset - Skutterskelfe park and garden. Flooding No Issues Highways Access can be achieved but footpath links would need to be addressed.

Preferred Sites Stokesley Sub Area - Hambleton District Council 173 Site Reference S/134/001

Conclusion Whilst the site has no major physical or environmental constraints such as flooding the development of the whole site would have an impact on the form and character of the settlement. The loss of this open area and its subsequent development could harm elements which contribute to the significance of the Conservation Area and has the potential for the to have an impact on the non designated heritage asset. There may be scope through careful design and consideration of site levels, building heights, layout and landscaping to mitigate against the impacts. Not a preferred site.

S/134/001

Question 80

Do you agree that site S/134/001 is not suitable for development and the reasons given? If not please explain why.

174 Preferred Sites Stokesley Sub Area - Hambleton District Council Sites in Other Villages 10.1 The sites listed below were submitted under the Call for Sites exercise. The Preferred Policy Approach is to make allocations in the Market towns, Service Villages and Secondary Villages but to provide a criteria based approach for consideration of small scale development in Other Villages. 10.2 Stokesley

Site Reference Parish Site Address Hectares (Ha)

S/082/001 Kirkby Land South And East Of Bridge House Station 6.43 Road Stokesley North Yorkshire

S/082/002 Kirkby Land To The South Of Hill View Hill Road Kirkby 0.26 In Cleveland North Yorkshire

S/082/003 Kirkby OS Field 5769 Busby Lane Kirkby In Cleveland 5.39 North Yorkshire

S/082/004 Kirkby Land Adjacent The Bungalow Busby Lane Kirkby 0.32 In Cleveland North Yorkshire TS9 7AW

S/082/005 Kirkby The Meadows Kirkby Lane Kirkby In Cleveland 4.74 North Yorkshire TS9 7AQ

S/106/001 Newby Village Farm Sneck Gate Lane Newby North 0.53 Yorkshire TS8 0AD

S/106/002 Newby Bromley Hill Farm Bromley Lane Newby North 0.59 Yorkshire

S/106/003 Newby OS Field 8352 Bromley Lane Newby North 0.68 Yorkshire

S/119/001 Picton OS Fields 6759 & 7469 Picton North Yorkshire 3.16

S/119/002 Picton Os Field 5121 Picton North Yorkshire 0.15

S/119/003 Picton Picton House Farm Picton North Yorkshire TS15 0.95 0AG

S/119/004 Picton Village Farm Picton North Yorkshire TS15 0AG 0.64

S/120/001 Potto Land to the rear of The Old Orchard Cooper 0.15 Lane Potto

S/120/002 Potto Land To The South Of Potto Hall Parson Back 3.95 Lane Potto North Yorkshire

Preferred Sites Stokesley Sub Area - Hambleton District Council 175 Site Reference Parish Site Address Hectares (Ha)

S/120/003 Potto Land To Rear Of 24 Cooper Lane Butcher Lane 0.55 Potto North Yorkshire

S/125/001 Rudby OS Fields 0006 and 0100 Rudby Bank Hutton 3.66 Rudby North Yorkshire

S/125/002 Rudby OS Field 7119 Blue Barn Lane Hutton Rudby 6.55 S/125/003 Rudby NorthOS Field Yorkshire 2719 Stokesley Road Hutton Rudby 2.26 North Yorkshire

S/125/004/G Rudby Bank Wood Blue Barn Lane and OS Fields 0006 5.08 and 0100 Rudby Bank Hutton Rudby North Yorkshire

S/125/005 Rudby OS Field 2642 Middleton Road Hutton Rudby 6.40 North Yorkshire

S/128/001 Seamer Springwell Nurseries Stainton Road Seamer 1.14 North Yorkshire TS9 5NA

S/128/002 Seamer Land Off Leconfield Seamer North Yorkshire 0.45

S/128/003 Seamer Land Off Leconfield Seamer North Yorkshire 0.45

S/128/004 Seamer Lipperbruch, CLV Foster and Sons Haulage Ltd, 1.86 Former Recycling Depot and Stokesley used Car Sales Tame bridge Stokesley North Yorkshire TS9 5LQ

S/128/005 Seamer 28 The Green Seamer North Yorkshire TS9 5LP 0.58

S/128/006 Seamer Land off Leconfield and 28 The Green Seamer 1.03 North Yorkshire

S/128/007 Seamer OS Field 6300 Tame Bridge Stokesley North 0.30 Yorkshire

S/134/001 Skutterskelfe OS Field 3100 Stokesley Road Hutton Rudby 2.42 North Yorkshire

Stokesley Sub Area - Sites in Other Settlements

176 Preferred Sites Stokesley Sub Area - Hambleton District Council Sites Under Allocation Threshold 11.1 A number of the sites submitted through the Call for Sites exercise are below the allocation threshold of 0.2 hectares or five dwellings. It is not considered appropriate to allocate sites below 0.2 ha or where sites are unlikely to have capacity to deliver five dwellings or more. The sites submitted which fall into this category for this Sub Area have been identified on the settlement maps and are listed below for clarity.

Ste Reference Parish Site address Site Size (Hectares)

S/033/003 Crathorne Land East Of Cricket Ground Back Lane 0.09 Crathorne North Yorkshire

S/058/009 Great Ayton Land On The South East Side Of 0.10 Levenside Great Ayton North Yorkshire TS9 6PA Stokesley- Sites below 0.2 hectares

Preferred Sites Stokesley Sub Area - Hambleton District Council 177 Site Selection Methodology Introduction 12.1 The Council is starting work on a new Local Plan for the District, which will set out the policies by which applications for new development will be considered. It will also identify developable land suitable for housing, employment, mixed use and recreation up to 2035. One of the first steps in preparing a new Local Plan is to establish what land is available for development within the District over that timeframe. This will inform site allocations in the new Local Plan. 12.2 As part of this we have invited landowners, agents and developers, through a 'call for sites' to put forward land for potential development in the future. The call for sites process commenced in June 2015 and ended in February 2016. 12.3 Through the 'Call for Sites' over 500 sites have been put forward by landowners and agents for potential development in Hambleton District. 12.4 Site selection methodology was developed to enable an objective assessment of the sites submitted informing the selection of sites for allocation within the new Local Plan. Importantly the methodology aligns with the Sustainability Appraisal objectives and seeks to ensure that the process adopted will secure development which best meets the objectives of the new Local Plan. 12.5 There are three stages to the site selection process. The first stage assesses the site against key eligibility criteria. This includes consideration of the scale of development and assessment against key constraints. The second stage is an assessment of the site against Local Plan Sustainability Appraisal objectives and the third stage considers the deliverability and viability of the site. In stages two and three, the performance of sites against the indicators has been coded using a traffic light system. A colour coding (red/amber/green) is used to indicate the relevant impact or suitability of the site.

Red: = Significant adverse effect: The site performs poorly against the relevant indicator Amber: = Moderate adverse effect: The site performs adequately against the relevant indicator but there are some issues that need addressing Green: = Non-adverse effect: The site performs well against the relevant indicator

Site Selection: Basic Requirements 12.6 The Call for Sites process commenced in June 2015 ending in February 2016. All site promoters were required to provide basic information on the site, including: address; site size; owner details; what use the site is being promoted for; known constraints; abnormal costs; access; and the provision of a map indicating the site boundaries and location. A copy of the Call for Sites 2015 application form is available here. https://www.hambleton.gov.uk/downloads/file/1033/call_for_sites_2015_-_application_form Stage 1 - Site Eligibility Criteria 12.7 An initial sift of sites was carried out to identify sites that failed key eligibility criteria or that were subject to significant constraints which would prevent the site form coming forward. The following gateway criteria applied. 12.8 Scale of development 1. For housing sites is the site able to deliver at least 5 dwellings or over 0.2 hectares

178 Preferred Sites Stokesley Sub Area - Hambleton District Council 2. For employment sites – is the site a minimum of 0.25 hectares or at least 500m sq. of floor space? 3. For gypsy, traveller and show people sites – is the site able to accommodate up to 20 pitches? 12.9 If the answer was no to any of the above, the site would not pass the eligibility criteria. A list of housing sites which fell below 0.2 hectares is provided within each relevant sub area. All of the submitted employment sites and gypsy, traveller and show people sites met the above requirements. 12.10 Constraints 1. Is it within a nature conservation site or Scheduled Ancient Monument site? 2. Is the site within a major hazard buffer zone, e.g strategic gas, oil, naptha(1) and petrol pipelines. 3. Is the site within the Greenbelt? 12.11 If the answer was yes to one or more of the above the site failed eligibility criteria. If the answer was no the site progressed to stage 2 of the assessment. 12.12 No sites were submitted that fell within a nature conservation site or on a Scheduled Ancient Monument. There were a number of sites that were submitted within a major hazard buffer zone. Our geographical information system (GIS) was used to identify which sites fell within the relevant consultation zones. The Health and Safety Executive's Land Use Planning Methodology was used to identify if development would be advised against in these cases. Where the guidance indicated 'do not advise against', an assessment has been carried out. A full assessment of any sites submitted in the green belt has been carried out, however at this stage there will be no preferred sites identified on any land within the greenbelt. Stage 2 Site assessment 12.13 Stage two of the site selection process involved an assessment of the sites against the Local Plan Sustainability Appraisal Objectives. The table below identifies the Sustainability Appraisal Objective, the Site Selection Criteria, Sources of Data/ Information and brief Scoring Guidance. In addition to the use of the sources of data identified below, Parish Councils were consulted in order to inform constraints mapping, important features of the settlments and key views. Assessments of employment sites were also informed by the Employment Land Review (GL Hearn, 2016).

SA Objective Site Selection Criteria Data/Information Scoring Guidance

To protect and Would the development impact on GIS data (500m Red - If the site is wholly enhance nationally and internationally buffer) & or partly within a SSSI, biodiversity protected sites (SSSI, SINCs) in close Advice from SINC . and proximity to the site? Natural England Amber – if the site is geo-diversity. within the buffer zone (as identified by NE for SSSI) but there is scope to mitigate. Green – if the site is outside the buffer zone

1 naptha refers to flammable liquid hydrocarbon mixtures. Mixtures labelled naptha have been produced from natural gas condensates, petroleum distillates, and the distillation of coal tar and peat. It is used differently in different industries and regions to refer to gross products like crude oil or refined products such as kerosene

Preferred Sites Stokesley Sub Area - Hambleton District Council 179 SA Objective Site Selection Criteria Data/Information Scoring Guidance

Does the site have any biodiversity Third party advice, Red – Data indicates issues? the Data Centre area of high biodiversity value Amber – as observed on site there is a potential for biodiversity Green – limited potential for biodiversity/observations and data. Limited opportunities on site providing habitat.

Would the development impact on a GIS – 500m buffer Red – the site is wholly or local nature reserve? partly within a nature reserve. Amber – If the site is adjacent to a nature reserve (within 500m) Green – The site is not within 500m of a local nature reserve

Are there any TPO trees on the site? GIS Red – Yes Amber – None on site, but immediately adjacent and could affect Green – None adjacent to or near

To protect and Is the site within a source protection GIS RED - In zone 1 and enhance water zone 1, 2 or 3? employment/General and reduce Industry/Petrol Filling water Stations Zone is consumption proposed. Amber – In Zone 1, 2 or 3 if Housing or Zone 2 or 3 if Employment. Green – Not within a source protection zone

180 Preferred Sites Stokesley Sub Area - Hambleton District Council SA Objective Site Selection Criteria Data/Information Scoring Guidance

To protect and Will the development promote low Red – improve air and zero carbon technologies and Amber – quality and renewable sources reduce climate Green - All development change, in Will should address energy the efficiency and sustainable development building practices in line promote low with relevant national and zero standards carbon technologies Is there links to footpaths and cycle Site visit, GIS Red – Poor connectivity and renewable routes? to routes suitable for sources cycling with little or no particular by prospect of providing a improvement/lack of transport pavements/poor road network which crossings/high traffic encourages volume/speed does not the use of encourage pedestrian public access to services and or transport, facilities. cycling and Amber – ability to create walking and or connect to an existing minimises cycle route/ some traffic pedestrian access and congestion safety issues which will To ensure all need to be addressed groups of the through the design but population mitigation should be have access possible /if significant to adequate PROW routes through or leisure along edge of site facilities, Green - Well served by recreational existing cycle activities, routes/Convenient and health safe pedestrian routes to services, access services and education and facilities / good training connections to PROW opportunities network and to ensure health and well-being Is there potential for new links to Site visit, NYCC This should reflect the improves footpaths and cycle routes? commentary scoring and commentary above and commentary from NYCC highways

Preferred Sites Stokesley Sub Area - Hambleton District Council 181 SA Objective Site Selection Criteria Data/Information Scoring Guidance

Red – Little or no prospect of improved connectivity or creation of new routes/footpaths Amber – potential for new links to both footpaths and cycle routes/or PROW Green -Already well connected or very little off site works required to connect to the existing network

Is there access to superfast Superfast North Red – Area not served broadband service? Yorkshire website and unlikely to be served in the short/medium term/ significant costs of connection/no capacity Amber – Area served or will be in the short term/ limited capacity Green - Area is served and has capacity

Does the Employment Area GIS data (as the Red – Further than site have (including town centre) crow flys 1600m – Most villages good Amber – 800-1600m connectivity to the Green - less than 800m following This should relate to services major employment and centres within the main facilities? industrial estates Measure (including Leeming and distance Dalton), and the five main between service centres, or site and employment centres facility outside the district.

Primary school Red –Over 1200m Amber – between 400m and 800/1200m

182 Preferred Sites Stokesley Sub Area - Hambleton District Council SA Objective Site Selection Criteria Data/Information Scoring Guidance

Green - less than 400m

Secondary School Red – further than 1600m Amber – between 800m and 1600m Green -less than 800m within a Service Centre or for villages served by NYCC secondary school transport route.

Health Care facilities Red – More than 1200m Amber – Between 400-1200m or less than 400m but GP with capacity issues. Green - less than 400m and GP has capacity.

Convenience Store Red –More than 800m Amber – Between 400- 800m Green - less than 400 m

Recreation/community Red –over 1.125 km facility (over 15 minutes walk time) Amber within 1.125 km (within 15 minutes walk time) Green - Within 750m (10 mins walk time)

Bus Stop Red – over 800m from a frequent service. Or located on the route of an infrequent service. Amber – between 400 and 800 m of a stop that is served by a frequent service,

Preferred Sites Stokesley Sub Area - Hambleton District Council 183 SA Objective Site Selection Criteria Data/Information Scoring Guidance

Green - less than 400m to a stop that is served with a frequent service.

Train Station Red – Over 1200 m Amber – Between 400-800/1200 m of a rail station or halt Green - less than 400m from a rail station or halt Note the name of the station. Stations served and frequency of service can be checked

To protect and Will the development re-use Agent / land owner Red – 0-25% is enhance soils brownfield land? Call for Sites previously developed and the most submission form/ land efficient use of site visit Amber – 26%-75% is land through previously developed optimising land opportunities for the re-use Green -76-100 % is of existing Previously Developed buildings or Land brownfield land Is the site potentially subject to Agent/landowner Red –Contamination issues unlikely to be contamination or other ground GIS condition issues? resolved through development Amber – Contamination issues but the development of the site could lead to cleaning up. Green - No contamination issues or the development of the site would lead to the site being cleaned.

184 Preferred Sites Stokesley Sub Area - Hambleton District Council SA Objective Site Selection Criteria Data/Information Scoring Guidance

Would there be loss of best and most GIS Red – Loss of grade 1, 2 versatile agricultural land Agent / land owner land( comment on percentage) Call for Sites submission form Amber – loss of green field land 3a and 3b, 4, 5 grade land Green - Previously developed land

Is the development within or does it GIS Red –Entirely within a impact on a mineral safeguarding Agent/landowner safeguarding area area Amber – partly within a Call for Sites safeguarding area submission form/ NYCC Green -outside a safeguarding area

To provide a Is there scope to develop or improve GIS Red – The site is not near good quality green infrastructure through the Site visit to GI corridor, there is built development? limited scope to develop environment, Green or improve the GI/A large including Infrastructure mixed use site within the green spaces Study GI could have an adverse and green impact. infrastructure Amber – The site is corridors, and within or adjacent to the ensure high GI and could have a standards of potential negative impact sustainable but may provide an design and opportunity through construction, careful design and including landscaping to improve energy and the environment water conservation, Green - The site is waste adjacent to the GI recycling corridor and presents an facilities and opportunity to improve use of links the GI network sustainable materials. Is the site prominent in any significant Site visit Red – The site is open views towards a settlement? and prominent in significant views towards

Preferred Sites Stokesley Sub Area - Hambleton District Council 185 SA Objective Site Selection Criteria Data/Information Scoring Guidance

the settlement - where built development will have a negative impact Amber – The site is open and prominent but sensitive design would reduce the impact of built development Green - The site is not prominent in any significant views towards a settlement.

What is the impact on form and Site visit Red –significant impact character of a settlement? which could not be mitigated through careful design. Where a site is prominent in views in to the settlement. The scale and location of the site does not reflect, and has a poor relationship with, the existing built form. Development would have a detrimental impact on the open character and appearance of the surrounding countryside. It would not retain important glimpses into the open. Development would constitute ribbon development. The development of the site would lead to coalescence of settlements. Detrimental impact on natural built and historic environment Amber – The site has the potential to impact on the character and form of the settlement but careful design could mitigate against the potential

186 Preferred Sites Stokesley Sub Area - Hambleton District Council SA Objective Site Selection Criteria Data/Information Scoring Guidance

impact with careful consideration to height, scale, roofscape, density, layout etc. Green - The site would form a natural infill or extension and is within or immediately adjacent to the built form. The site is not prominent in significant views into the settlement. The site does not impact negatively on important glimpses into the open country side and beyond

Is the development in an area where Site visit/GIS Red – Adjacent to noise, dust light or smell is likely to existing employment cause nuisance to new or existing (heavy industry)/ Airfield residents? in use/ within air quality management zone/Large farmyard Amber – Adjacent to an employment site (general/office), Within aerodrome safeguarding area/ Road with high volume of traffic/near servicing delivery entrances of commercial units/Farm Yard Green - few non-conforming uses within vicinity of the site, minor road.

Is the proposed preferred use for the Site visit/Call for Red – surrounded by site appropriate to the land uses of sites submission non-conforming uses – the surrounding land (north, south, where residential east, west)? development proposed adjacent to busy commercial/industrial

Preferred Sites Stokesley Sub Area - Hambleton District Council 187 SA Objective Site Selection Criteria Data/Information Scoring Guidance

estate with heavy industry/major Railway or major road. Amber – for residential if next to a service or delivery entrances for commercial uses (shops/offices) or a railway but not frequent line, or fronts onto main road, or workshop garage or active farm yard. For mixed use or employment use (office) next to residential Green -For residential – surrounded by residential or greenfield. For employment/Mixed other associated uses.

To reduce Will the development contain Agent landowner Red – level of waste individual / communal site waste Amber – produced and facilities / infrastructure? ensure Green - All new opportunities development will be for re-use expected to provide locally are sufficient facilities for maximised waste, the exact type and nature are not known at present. Score Green until further information is received

To ensure all Is part of the site or whole site in GIS/SFRA Red – Yes if whole site or development Flood Zone 3? majority of the site is in is resilient to floodzone 3 and climate proposed use is change and residential reduce the risk Amber – If site is for of flooding. employment or if proposed for residential only a small proportion of the site is in flood zone 3

188 Preferred Sites Stokesley Sub Area - Hambleton District Council SA Objective Site Selection Criteria Data/Information Scoring Guidance

Green -it the site is not within flood zone 3

Is part of the site or whole site in GIS/SFRA Red – Yes if whole site or Flood Zone 2? majority of the site is in floodzone 2 and proposed use is residential Amber – Yes site is for employment/part of the site if residential Green -Not within the flood zone.

Does the site have a history of GIS Red – Yes surface water flooding? Agent / land owner Amber – Part of the site Strategic Flood to the edge of the site Risk Assessment Green -no history of surface water flooding.

Will development increase the risk of Agent / land owner Red – whole or part of site is within flood zone flooding? Environment 3/history of surface water Agency/ SFRA flooding Amber – there is a history of surface water flooding adjacent to the site, new development in that location could increase flooding . Dependent on mitigation. All new development could be considered to lead to an increase in the risk of flooding due to materials used, increase in surface water run off Green -site is within flood zone 1/no history of surface water flooding on or near the site.

Preferred Sites Stokesley Sub Area - Hambleton District Council 189 SA Objective Site Selection Criteria Data/Information Scoring Guidance

Can any increase in risk of flooding Agent / land owner Red – be mitigated? Amber – Green - The response here is dependent on the response above if green above, response is N/A Green. It is assumed that in most cases the response will be Amber (depends on scale of development and mitigation) unless advised otherwise by the EA or SFRA consultants

To maintain Does the site have a negative impact Site Visit/Natural Red – Site is within and enhance on the setting of the National Park or England AONB. Any the quality and AONB? Response/GIS development will be character of assessed in accordance the landscape with AONB management and protect plan. the special Amber – Site is within qualities of the buffer zone as identified AONB’s and by NE. National Park. Green - will not have an impact on the setting of a national park or AONB

To preserve Is the development in a Conservation GIS/ Historic Red – Within a and where Area? England conservation area feasible Amber – adjacent to a enhance the conservation area, within historic the buffer zone or environment marginally overlaps with and improve CA. understanding of local Green - not near a cultural conservation area heritage

190 Preferred Sites Stokesley Sub Area - Hambleton District Council SA Objective Site Selection Criteria Data/Information Scoring Guidance

Would development affect the GIS/ Historic Red – The site is within character and appearance of the England a conservation area. The Conservation Area? impact of the development could not be mitigated. Amber – The site is within the buffer zone or marginally overlaps with the CA, but there is scope to mitigate against any impact through careful design Green -The site is not in or near to a conservation area./Development will enhance ore better reveal elements which contribute to the significance of the heritage asset

Would development affect the setting GIS/ Historic Red – The site includes and/or significance of a Listed England or is within the grounds Building? of a listed building and impact could not be mitigated through the design of the development Amber – The site is within the buffer zone but impact could be mitigated against through good design Green -No impact on the setting and or Significance of a listed building/ Development will enhance ore better reveal elements which contribute to the significance of the heritage asset

Preferred Sites Stokesley Sub Area - Hambleton District Council 191 SA Objective Site Selection Criteria Data/Information Scoring Guidance

Will the development of the site affect GIS/ Conservation Red – site is within non-designated heritage assets? Officer non-designated heritage asset (ie, park and garden). Would the development affect an GIS/ Conservation Red – A significant important non-designated Officer impact that cannot be archaeological site? mitigated against Amber – within buffer zone, potential for impact but scope to mitigate through careful sitting and design Green -No impact/ Development will enhance ore better reveal elements which contribute to the significance of the heritage asset

Will the development of the site affect GIS/ Historic Red – Significant adverse a Registered Historic Park and England impact that could not be Garden or Registered Battlefield? mitigated. Amber – within 300m buffer zone but scope to mitigate Green - outside buffer zone

Will development of the site affect the GIS/ Historic Red – Significant adverse setting of an elevated conservation England impact that could not be area? mitigated. Amber – potential for impact but scope to mitigate. Green - No impact

Would development affect the setting GIS/ Historic Red –Site is on site of of a Scheduled Ancient Monument? England Scheduled Ancient Monument Amber – Site is within buffer of scheduled ancient monument

192 Preferred Sites Stokesley Sub Area - Hambleton District Council SA Objective Site Selection Criteria Data/Information Scoring Guidance

Green - site is outside of buffer of scheduled ancient monument/ Development will enhance ore better reveal elements which contribute to the significance of the heritage asset

To provide a Will the development make provision Red – Employment sites mix of housing of sufficient market housing of a size Amber types and and type that meets local housing tenures in needs, including older people? Green - All sites that are order to put forward for residential ensure all development will be local people expected to meet policies have the on size type and tenure. opportunity meet their Will the development provide Red – the site is under housing affordable housing for those who the current thresholds for needs. cannot afford to buy or rent on open affordable housing market? Is this supported by a provision viability appraisal? Amber – Green - All sites above the current threshold will be assumed to meet policies on affordable housing . To be reassessed following viability work

To reduce Will the site incorporate the principles Red – crime and the of secure by design reducing the Amber – fear of crime. potential for crime and discouraging anti-social behaviour Green - All new development will be expected to adopt good design standards considering the principles of secure by design.

To provide a Is there scope to safeguard land for Agent / land owner Red – residential site range of good future expansion of a business? quality

Preferred Sites Stokesley Sub Area - Hambleton District Council 193 SA Objective Site Selection Criteria Data/Information Scoring Guidance

employment Call for Sites Amber – Mixed use sites opportunities submission form near to existing available to all employment centres local where a commitment to residents. providing some employment land is To provides provided conditions which Green -Sites put forward encourage for employment use economic growth, How many direct jobs will be created Agent / land owner Red – residential sites diversification as a result of development? of existing Amber – mixed use sites enterprises Green - large and employment sites or large investment in mixed use sites with a both urban commitment to and rural substantial element of locations employment creating uses.

What type of jobs or apprenticeships Agent / land owner Red –Residential sites will be created? Amber – small employment/ mixed use sites Green - Large employment sites Unknown at this stage.

Will the proposed Agent / land owner Red –Residential development enable Call for Sites Development expansion of an submission form Amber – New existing site or employment sites not business? adjacent to existing employment land. Green -land put forward by existing business owners within the district

Stage 2 Site Selection Criteria

194 Preferred Sites Stokesley Sub Area - Hambleton District Council 12.14 Following the assessment of each site against the above criteria which formed stage 2 of the site selection process, the colour coding was used to assist with the comparison of sites and in determining the preferred option sites in conjunction with the scoring against acceptability of highways access which falls under the stage 3 of the site selection methodology. 12.15 Biodiversity data for sites has not been available during the stage 2 assessment and has not informed the assessment process. This data will feed into stage 3 of the site selection process. Stage 3 Viability and Deliverability 12.16 Stage 3 of the site selection is to assess the deliverability and viability of sites. The Call for Sites submission form was designed to enable early collection of some of the information required to assess a sites deliverability and viability. At this stage only limited information has been collected on viability and deliverability and viability assessments have not been possible. The information that has been collected has been assessed, this includes comments from North Yorkshire County Council on Highways. Where available, these Highway comments have been used to inform the selection of sites for the preferred options. 12.17 The guidance detailed in table 65 provides an indication of the type of information that will be considered as part of the stage 3 assessment.

Site selection Criteria Source of Scoring Guidance Information/Data

Timeframe for when site is Call for Sites Red – over 5 years available for development? submission form Amber – within 0-5 years 0-5 years Green - immediately 6-10 years 11-15 years 16-20 years 20 years or more

Are there any ownership or title Call for Sites Red – yes significant constraints which constraints? (need to provide submission form would affect access into the site/ copy of title). Development of the Amber – The site is in multiple ownership/ there are constraints affecting a small proportion of the site which would not prohibit/limit access or level of development Green -No known constraints/ The site is in single ownership.

Is the site vacant or occupied Call for Sites Red – Occupied expected to vacate late in and if occupied what is submission form the plan period timeframe for existing use to Amber – Occupied but expected to vacate cease? in the short or medium term/ Green -the site is vacant/ or will be vacant shortly

Preferred Sites Stokesley Sub Area - Hambleton District Council 195 Site selection Criteria Source of Scoring Guidance Information/Data

Are there existing buildings on Call for Sites Red –yes site that require relocation submission form / Amber – only affects part of the site before site could be Site visit developed? Green -no

What timeframe would Call for Sites Red – By the end of the plan period relocation require? submission form Amber – short term to medium term Green -immediate

Has the site been marketed for Call for Sites Red – No sale? submission form Amber – yes but for an alternative use Green -Yes

Is the site owned by a Call for Sites Red –No developer? submission form Amber – Green -Yes

Does developer have an option Call for Sites Red – No on the land? submission form Amber – Green - Yes

Are there any abnormal costs Call for Sites Red – Yes – Significant costs rendering site associated with bringing submission form unviable forward this site for Amber – Yes –impact on viability development, eg contaminated land? Green -No

Are there any other restrictions Call for Sites Red – Yes – cannot be overcome in the plan which would delay the site submission form period being brought forward and Amber – Yes but can be overcome within could these be overcome? the plan period Green -No

Is there appropriate access to Call for Sites Red – No – significant costs would be utilities such as water, power submission involved in improving access (electricity, gas), sewerage, form/Utility Amber – No – but costs of servicing would drainage, broadband? providers not affect viability Green -Yes

196 Preferred Sites Stokesley Sub Area - Hambleton District Council Site selection Criteria Source of Scoring Guidance Information/Data

Standard Response – Utilities companies to advise

Are there any improvements Call for Sites Red –Significant improvements to be made, to utilities required? submission form/ risk to viability Utility providers Amber –Some improvements to be made/ Already planned for/ more than one site would contribute Green -No required improvements Standard Response – Utilities companies to advise

What assumptions have been Agent / land owner Red – No assumptions made for any made in terms of financial Call for Sites contributions towards CIL, Affordable contributions to the submission form Housing, Space Standards, open space development (% of affordable Amber – some assumptions made housing, CIL, contributions to open space, sport, recreation)? Green -assumes 40/50% affordable housing, contributions to open space, CIL contributions, Space standards Standard Response - not known at present.

What would be impact on Call for Sites Red – The scheme would be unviable viability of providing a carbon submission form Amber – It would affect the viability of the neutral development? scheme Green -There would be little or no impact on viability of the scheme Standard Response - Not known at present

Is there potential for a suitable Call for Sites Red – No – Limited visibility, visibility unlikely access to a highway (adopted submission form/ to be achieved. No frontage to an adopted or non adopted)? Site Visit/ NYCC highway (single track (farm track/green lane). highways Amber – Possible but works required/developer required to demonstrate that a safe and suitable access can be achieved Green - Yes.. where NYCC do not indicate any difficulties and access direct to an adopted highway.

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Will off site work be required Call for Sites Red – Substantial off site works required that and what will be impact on submission form/ make the scheme unviable viability? NYCC highways Amber – Off site works required which affect viability Green -no works or limited works required which have no or limited impact on viability

Is there sufficient capacity in Call for Sites Red – No capacity substantial improvement the highways network to submission form required accommodate the Amber – no capacity/limited capacity – development? improvements required but would not render a scheme unviable Green -Yes sufficient capacity Standard Response - Highways to advise

: Stage 3 Viability and Deliverability Next Steps 12.18 The preferred options sites reflect the outcomes of the stage 2 assessment and response from North Yorkshire County Council on Highways matters, part of the stage 3 assessment. Stage 3 remains to be completed. This will be completed over the next few months. Promoters of sites will be contacted and advised of the outcome of stage 2 assessment and should they wish to pursue the allocation of their site through the local plan process, we will require additional information on viability and deliverability. Sites must be viable and deliverable to be supported through the Local Plan process. 12.19 As a result of stage 3 of the selection process, some sites which are currently identified as preferred in this Preferred Options document may no longer be supported and those sites which are currently presented as not preferred sites in this document or new sites submitted as part of the Preferred Options Consultation, may replace those sites. 12.20 We will seek to establish viability of sites on a consistent basis, therefore we will establish a range of assumptions in order to test the viability of sites. The guidance in the table above will be adapted to reflect the process to be established. The deliverability and viability of sites will be informed by the continued work with Infrastructure provides as we prepare the Infrastructure Plan. The emerging evidence base, duty to cooperate discussions, and response to the consultation on the preferred sites within this document will also feed into the assessment of viability and deliverability of sites and inform the final selection of sites.

198 Preferred Sites Stokesley Sub Area - Hambleton District Council