EXPRESSIONEX OF INTEREST PR E SS IO N O F IN T ER E ST

ProjectProject A fi dential Yorkshire’sYorkshire’s GGardenarden VVillageillage

DRAFT: Private and Con Commercially Sensitive

Harrogatero

YorkYork WetherbyWetherby

Yorkshire’sYorkshire’s GGardenarden VVillageillage

SelbySelby Leeds

Wakekefi eld

1 Garden City Principles

The Town and Country Planning Association (TCPA) describes a Garden City as “a holistically planned new settlement which enhances the natural environment and offers high-quality affordable housing and locally accessible work in beautiful, healthy and sociable communities. The Garden City principles are an indivisible and interlocking framework for their delivery”1.

The Garden City Principles include the following list. The Garden Village concept presented in this Expression of Interest adheres to these principles and the table below directs the reader to the relevant page(s) where the principles are addressed.

TCPA Garden City Principles Relevant Pages

Mixed-tenure homes and housing types that are genuinely affordable. 30 31

A wide range of local jobs in the Garden City within easy commuting distance 8 9 22 23 27 of homes.

Beautifully and imaginatively designed homes with gardens, combining the best of town and country to create healthy communities, and including opportunities 92425 to grow food. Development that enhances the natural environment, providing a comprehensive green infrastructure network and net biodiversity gains, and that 923 uses zero-carbon and energy-positive technology to ensure climate resilience.

Strong cultural, recreational and shopping facilities in walkable, vibrant, sociable 22 24 25 neighbourhoods.

Integrated and accessible transport systems, with walking, cycling and public 92223 transport designed to be the most attractive forms of local transport.

Land value capture for the benefi t of the community 32 33 34 35

Strong vision, leadership and community engagement. 8 9 10 11 34 35

Community ownership of land and long-term stewardship of assets. 34 35

1 Garden City Principles, Town and Country Planning Association, 2014. available from: http://www.tcpa.org.uk/pages/garden-cities.html. Accessed 23 06 2016. Also: The TCPA Garden City Principles, TCPA, 2014.

2 Expression of Interest Required Information

The Expression of Interest Requirements have been presented by the Department for Communities and Local Government and the Homes and Communities Agency in two documents; The Prospectus (March 2016) and Application Process Guidance (June 2016)

The table below directs the reader to the relevant page(s) which address the required information:

Expression of Interest Required Information Relevant Pages Project Objectives, Scale and Planning Status 1 Local Authority Led 5 20 1 Local Leadership and Community Support 15 20 21 1 Sub-Regional Support 5 20 1 Strategic Growth Plans 4 10 11 1 Project Objectives 5 9 2 Scale and Ambition 8 9 10 11 26 27 2 Spatial Plan 8 9 10 11 22 2 Infrastructure capacity and new requirements 10 11 28 29 Location (Local Authority Boundaries, County Boundaries, 3 456712 LEP Boundaries) 3 Free-standing Settlement 14 15 16 17 4 Current Planning Status 12 13 16 17 5 Evidence of Quality and Design 8 9 22 23 24 25 5 Innovative and Progressive 10 11 22 30 31 32 33 34 35 5 Sense of Place 23 24 25 5 Description of green spaces and function 19 23 24 25 5 Employment Opportunities 8 9 23 25 27 30 Governance Proposals 6 Governance Structure and Roles 34 35 7 Land Ownerships 14 15 20 8 Community Support and Engagement Strategy 20 21 34 35 9 Management and Stewardship 34 35 Delivery 10 Delivery Vehicle 34 35 11 Market Commentary 32 11 Viability Assessment 32 33 12 Delivery Timescales 30 31 11 13 Existing Funding Commitments 29 32 33 14 Best Practice Exemplar 9 10 11 22 23 24 25 30 31 33 14 Innovative Delivery 10 11 30 31 32 33 15 Government Support Package 37

Yorkshire’s Garden Village 3 Scarborough

Richmondshire Hambleton Ryedale

Craven Harrogate

York East Riding

Bradford Leeds Kingston Upon Hull Selby Calderdale Wakefi eld Kirklees North Lincolnshire North East Barnsley Doncaster Lincolnshire

Local Authority Areas Map

Edinburgh

THE NORTH SEA

Newcastle NORTHERN POWERHOUSE

HS3 Route

A1(M)

York Leeds Selby Hull THE IRISH SEA M62 Liverpool

Manchester Sheffi eld

East Coast Mainline

M1 A1 Birmingham

HHS2 Route S2 R o u te

M20 London Channel Tunnel

Northern Powerhouse Location THE ENGLISH CHANNEL Introduction

Selby District Council, York City Council, North Yorkshire County Council and the York, North Yorkshire & East Riding Local Enterprise Partnership are delighted to submit this exciting concept for Yorkshire’s fi rst Garden Village. This proposal clearly articulates how the vision is grounded in Garden City principles and addresses the requirements set out in the Expression of Interest Prospectus and Application Process Guidance. It explains why this is the right strategic location for growth and presents an ambitious spatial vision to deliver a high quality and innovative settlement.

There is a national challenge to provide the homes the country needs. The partners to this bid see a signifi cant opportunity through the Locally-led Garden Villages, Towns and Cities programme to help fi nd a sustainable solution to this challenge.

The Northern Powerhouse provides a once in a generation opportunity to rebalance the economic and social disparity of this country. Integral to the success of this rebalancing will be provision of the right number and type of homes in the right location to help deliver the required growth. The governments proposal that the Garden Village initiative sits outside and beyond the local plan- making process is welcomed and allows for a step-change in the delivery of homes and jobs in the sub-region. Whilst Local Authorities are planning for their individual housing and economic needs through the preparation of Local Plans the Garden Village presents an opportunity to provide additional homes and employment to deliver the growth aspirations of the Northern Powerhouse.

Leeds and York are two of the fastest growing and successful cities in the North and are the focal points of dynamic rural hinterlands characterised by attractive market towns and a diverse industrial and business base. The concept presented in this Expression of Interest provides an ambitious, innovative and high quality new settlement in a highly accessible and appropriate location.

This Expression of Interest defi nes and explains the need for a new settlement and justifi es why the location is most suited to meet this need. It presents a concept which builds on feedback from local plan-making public engagement and outlines how the Garden Village can be delivered. This includes the establishment of an innovative, multi-partner delivery vehicle which will enable the benefi ts of the proposal to be captured for the benefi t of the community throughout and beyond the construction of the settlement.

This document is the beginning of a process of engagement with the Government, key partners and the local community all of whom will have a key role in shaping the place.

The ambition of this Garden Village concept will require the support from Government to assist with the delivery. The document therefore sets out a number of requests for support from Government including in determining the feasibility and providing innovative approaches to future funding.

The partners who have supported the preparation of this Expression of Interest therefore welcome and look forward to the opportunity to discuss the potential for delivering Yorkshire’s fi rst Garden Village with Government.

Yorkshire’s Garden Village 5 NewcastleNewcastle CarlisleCarlisle

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Strategic Location within the Northern Powerhouse How Strategic is the Location?

The proposed site for the Garden Village is located at the heart of the Northern Powerhouse and uniquely located to take advantage of existing and future strategic transport connections. It is less than eight miles from the A1(M)/M1, and is less than 15 miles from the major Northern cities of York, and Leeds. The East Coast Mainline lies adjacent to the site’s eastern boundary, with local railway lines and two existing railway stations located on the its western boundary providing direct services to Leeds and York. The site is also located close to the M62 motorway and the Leeds-Hull railway line which form the primary east-west transport routes across the country, linking Hull to Liverpool. In addition the proposed routes of High Speed 2 and 3 both pass through the site further enhancing the strategic connectivity of the proposed Garden Village location.

The site is strategically well located to support the growth ambitions of the region and is uniquely placed, lying within both the York, North Yorkshire & East Riding Local Enterprise Partnership and Leeds City Region Local Enterprise Partnership areas. Its potential scale provides a signifi cant opportunity to contribute to the priorities of both of the LEPs’ Strategic Economic Plans by providing the necessary housing stock and supporting innovation in priority sectors such as agri- tech, bio-renewables, zero-carbon, digital and creative businesses.

The site is close to the existing conurbations of West The site is well located to meet the ambitions of the Yorkshire (Leeds, Wakefi eld and Bradford) and South Strategic Economic Plans in creating opportunities to: Yorkshire (Sheffi eld, Doncaster, Barnsley and Rotherham) • signifi cantly accelerate the delivery of housing as well close to the city of York and the market towns • create a labour market, transport connectivity and of Selby, Tadcaster and Sherburn-in-Elmet. The existing new housing which attracts jobs and investment conurbations and cities growth are restricted by Green • create more, better quality homes Belt and fl ood issues. • maximising the opportunity HS2 creates for investment Further to the west of these conurbations, the • deliver better paid jobs topography of the Peak District and Pennines as well • utilise the support of the Transport Fund to deliver as National Park designations limit strategic growth new homes. opportunities. • increase the range of housing • increase the affordability of housing To the east of York the existing strategic connectivity • invest in the corridor between the A1 and A19 is limited primarily to east-west movements by railway • support the retention and attraction of workers and the M62. Strategic north-south connectivity for • strengthen economic links with neighbouring cities both highways and rail occurs to the east of York.

Yorkshire’s Garden Village 7 Key

Extent of Garden Village Copmanthorpe Makin Enterprises Land

Railway Stations

A64 Public Transport Route and Halts

Tadcaster Parks and Green Spaces

Strategic Green Axis

Residential Development

Neighbourhood and Village River Wharfe Cores

RiverEmployment Ouse Development

Proposed Highway Access

A162

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River Ouse

Proposed HS2 Route

Wistow

Sherburn- in-Elmet Sherburn Business Park SELBY

South Milford

A1 A63 Hambleton Thorpe Willoughby

Garden Village Vision Monk Fryston What is the Spatial Vision?

The Garden Village will deliver new housing in a wide range of tenures, along with signifi cant employment opportunities - initially focused on the Creative and Digital sector and building on the site’s recently established fi lm industry. It will incorporate the best practice in urban planning to create a liveable place which incorporates a signifi cant network of green spaces, high quality buildings and public realm, digital technology and sustainable construction methods to foster a new community that is well placed to meet the needs of both Selby District and the wider sub-region.

A new Garden Village provides an opportunity to establish an urban form that is appropriate for the 21st century and does not place further pressure on the existing ageing infrastructure. The concept for the settlement builds on the existing public transport infrastructure and its proximity to the major conurbations to ensure that the settlement is an attractive, modern, inclusive, multi- generation location.

The spatial concept plan shown opposite is based on an existing strategic opportunity to establish wider sub- prioritising cycling and walking within the Garden Village. regional and London connections using these proposed The concept utilises a series of walkable neighbourhoods improvements. Provision has been made to safeguard within a connected network of green spaces, parks, the necessary land within the concept masterplan. woodland and wetlands Local community facilities and public transport links are located at the centre of each To accommodate changing lifestyles and an increasing neighbourhood. All residential properties, offi ces and emphasis on a greater work-life balance and sustainable other employment areas will be located within 800m travel patterns, provision has been made in the Garden (10 minutes walk) of these centres. Village masterplan to accommodate up to one job per household. These jobs may be provided in dedicated Each neighbourhood is separated from its neighbours employment areas, through retail and service provision by green corridors which provide connectivity, space for or live/work units. recreation and the management of surface water. In times of fl ood these spaces will also form a series of Over the next 20 to 30 years, future generations interconnected water features and wetlands that will will be assessing their own housing and employment not only provide the necessary fl ood protection for needs and the most appropriate locations for those the new dwellings, but will also address some of the needs to be met. Provision is being made within the fl ooding issues that are an ongoing concern for existing infrastructure and urban structure of the Garden Village local residents. to accommodate additional growth if it meets future community needs and aspirations. The proposed public transport system supports the walking and cycling network, providing connections As the population of the settlement grows, between the centres of each neighbourhood and additional services beyond those provided for in the with the existing railway station at Ulleskelf. Ulleskelf neighbourhood centres are envisaged and these will be provides fast and regular rail services to Leeds and accommodated in a new village centre to be established York. With the proposed alignment of HS2 passing within walking distance of the indicative location of the through this station, the emerging HS3 stop at York East Coast Mainline Station. Principal highways, green and upgrades to the northern rail network there are corridors and pedestrian and cycle networks in the opportunities to explore how new rail services from early phases of development are all being planned to the Garden Village may link with these more strategic provide direct and attractive routes to this future phase routes. There may also be further opportunities to of the development. connect the Garden Village to the national rail network by linking into proposals for the East Coast Mainline to operate new services into Leeds via East Leeds Parkway or South Milford stations. These connections provide

Yorkshire’s Garden Village 9 Key

Garden Village Railway Copmanthorpe Stations Garden Village Public Transport Route and Halts

A64 Garden Village Parks and River Wharfe Green Spaces Garden Village Strategic

Tadcaster Highway link Primary Green Axis

to A64 Garden Village Residential Development Indic ativ e T Garden Village a hir Neighbourhood and Village re d A G h e Cores t ne w Indicati ra o ea ve S t Garden Village Employment r Ar ec io G o n River Ouse th n d G Development n ow G o r e r i n o t G e w a r n a t r o t h Proposed Highway Access e i i t o A n a n e r r e G e G n r a Future Primary Highway e o d w r G i t h h d n A Future Secondary Highway T

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A1 Future Growth Opportunity Monk Fryston Will the Vision allow for Future Need?

Yorkshire’s Garden Village is a proposal for up to 10,000 new homes. However the concept allows future generations to determine the need for any further growth. As such it will be designed with infrastructure which will allow its scale to be increased. This will allow future generations to determine if, when and how they may wish the settlement to develop. It is envisaged that whilst the Garden Village will provide for the housing and employment needs of the fi rst generation of occupants, there will be opportunity for two further generations to meet their own identifi ed needs if required.

40,000

35,000

30,000

25,000

20,000

15,000 Number of Homes COMPLETION OF 10,000 GARDEN VILLAGE

5,000

0 Year 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 Opportunity Opportunity for Growth for Growth Decision Decision

The graph above indicates the potential future housing Connectivity within the future growth areas and with growth of the settlement for a further 20 years the surrounding areas will be incorporated through after completion of the Garden Village and its initial expansion of the proposed Garden Village public infrastructure. This growth may also take the form of transport system which may link new and existing a series of neighbourhoods which can be developed as railways stations to future neighbourhoods and the required. The initial area of development, the Garden existing communities of Selby, Tadcaster and Sherburn- Village, will remain the focus of the place providing the in-Elmet. principal retail, service and administrative functions. The planning of utilities and fl ood mitigation (including As the future phases evolve new primary highway the effects of climate change) for the Garden Village infrastructure will be required to enhance the road will also need to accommodate future generations to based connectivity of the settlement and also to choose further growth. complement the proposed investment in rail. This new primary infrastructure has the potential to connect with the A1(M) to the north of Junction 42 through the GardenVillage and join the A64 to the north. It is likely that secondary roads linking the Garden Village to Selby and the A63 to the south will also be required. These highways are considered essential elements to the long- term success of the GardenVillage as it will place the settlement on a major highway (A-road) to connect it directly with the major settlements and conurbations of the sub-region.

Yorkshire’s Garden Village 11 Scarborough 9,685 by 2031

Richmondshire 3,060 by 2028 Hambleton 6,320 by 2026 Ryedale 3,000 by 2027

Craven 5,120 by 2032 Harrogate 10,360 by 2035

York 15,000 by 2031 East Riding 23,800 by 2029

Bradford Leeds 70,000 56,140 by 2030 by 2028 Kingston upon Hull Selby 7,200 14,440 by 2030 by 2027 Calderdale 18,920 by 2032 Wakefi eld 33,480 by 2026 Kirklees North Lincolnshire North East 29,340 by 2031 15,700 by 2026 Lincolnshire Barnsley Doncaster 13,340 by 2032 21,500 by 2026 20,910 by 2028

Rotherham Sheffi eld 14,371 by 29,750 by 2028 2026

Surrounding Local Authorities and Housing Requirement Plan Is there a Need?

Despite a signifi cant rise in housing completions over the last two years, the Yorkshire region in common with many parts of the UK continues to face local housing supply challenges. The local authorities of Selby, York, Harrogate, Wakefi eld and Leeds have an identifi ed need to provide in excess of 8,200 new homes a year cumulatively (including affordable housing). However, as at mid- 2016, there is a 13,000 home combined shortfall across the local authorities over their respective, elapsed plan periods. These fi gures illustrate the signifi cance of the housing need in the region and why a positive and collaborative, cross-boundary approach to delivery is worthy of consideration.

The site lies on the border between the York and North meet future housing numbers continues to be a signifi cant Yorkshire Region and the Leeds City Region. The York, issue. The Green Belts around Leeds and York are also North Yorkshire and East Riding Strategic Economic creating signifi cant constraints on the identifi cation Plan identifi es that their area will provide 20,000 new of large scale strategic sites to accommodate major jobs. The Leeds City Region Strategic Economic Plan housing growth. is seeking to create 35,700 net additional jobs by 2036 and generate an additional £3.7 billion annual economic Selby acknowledge through their Strategic Housing output. Market Assessment that strong linkages exist between the District and the cities of Leeds and York. The York The Leeds and York economies are central to the Strategic Housing Market Assessment undertaken by ambitious economic and housing growth aspirations GL Hearn refl ects this stating that “in travel to work for the Region. The Leeds City Region Strategic terms York has a strong infl uence in the immediate Economic Plan concludes that the City Region is not surrounding districts particularly Selby”. Therefore, GL realising its full potential and “an integrated, long term Hearn considers the evidence supports the view that approach is needed to build the strong, sustainable York and in particular Selby has quite a strong housing and internationally competitive economy to which we market relationship. Similarly Leeds’ infl uence is likely aspire”. One aspect the SEP advocates is realising the to extend into the western periphery of York. In the potential of new transport infrastructure, including HS2 City of York Council Executive Meeting on 30 June and HS3 and adopting an integrated approach for jobs 2016 it was reported that in the context of the Duty to and homes with a focus on spatial property areas and Cooperate the authorities should continue to engage maximising the benefi ts from new transport investment. on strategic housing issues and that York should explore Such an approach will seek to deliver the economic a sub-regional approach to housing provision and the growth that the region aspires to. opportunity to accommodate some of its housing needs outside of the City. A radical plan for improved transport connectivity is the primary focus of the Northern Powerhouse Selby District Council’s Core Strategy is currently agenda with the aim in achieving a single economic delivering their required housing targets and entity that increases economic performance beyond the preparations for PLAN Selby are underway. However, sum of its parts. The creation of the fi rst sub-national the Garden Village is not part of the current spatial transport body in Transport for the North has altered strategy for the Selby District. the policy landscape and should bring together decision maker views from across the north and help prioritise While the Garden Village is not currently required investment to deliver an optimum return on investment. to deliver housing growth targets it does create the opportunity for a step change in delivery which will Leeds City Council is in the process of drafting its Site help to meet the growth aspirations of the Northern Allocations Plan and City of York Council is preparing Powerhouse. its Development Plan. For both authorities, planning to

Yorkshire’s Garden Village 13 YORK

YORK GREEN BELT

Location Plan SSELBYELBY DDISTRICTISTRICT BBOUNDARYOUNDARY YYORKORK CCITYITY Boston Spa A64 BBOUNDARYOUNDARY

Tadcaster

River Wharfe

LLEEDSEEDS CCITYITY BBOUNDARYOUNDARY River Ouse

Ulleskelf

A19 WEST A162 YORKSHIRE GREEN BELT Riccall

Church A1 (M) A1

Fenton Mainline Coast East River Ouse

Wistow M1 Proposed HS2 Route Sherburn- in-Elmet

SELBY

A1 Key A63 Flood Zone 3

Green Belt

Existing Railway Stations offering journeys of: • 12 mins to York • 37 mins to Leeds • 25 mins to Selby

LocationCastleford and Connectivity Plan Why Meet the Need Here?

The growth of the cities of York and Leeds are both restricted by their respective Green Belts and the low lying, relatively fl at topography. In this part of Yorkshire large areas of potential development land are within areas at signifi cant risk of fl ooding. The proposed Garden Village location has no Green Belt constraints and the proposed development areas lie outside Flood Zones 2, 3a and 3b with only the green corridors being located within areas where fl ooding and surface water management is an issue. It is for these reasons, along with the excellent connectivity, location, and the amount of available development land that led to the area being fi rst identifi ed as a site for a potential new settlement when the Ministry of Defense commenced proceedings to dispose of the former RAF airfi eld at Church Fenton.

This 182 Ha former RAF site lies at the heart of the Garden Village proposals and was purchased by Makin Enterprises Ltd who remain the principal landowner in the area and are an active and enthusiastic partner in the concept preparations. In addition to the former RAF site, Makin Enterprises also control a further 78 Ha of land that is contiguous with their other landholdings and which creates a total area of land, available for the fi rst phase of development of 260 Ha.

The former RAF base provides a large, previously In addition, the proposed alignment of High Speed Rail developed area upon which the early phases of the 2 (HS2) and Northern Powerhouse Rail (HS3) pass Garden Village can be accommodated. The former RAF through or adjacent to the Garden Village location. facilities are currently being used as a private airfi eld The proximity of these High Speed Rail routes creates with a modest amount of daily air traffi c. Some of the further opportunity for the Garden Village to have hangers and facilities have been refurbished for a mix enhanced nationwide connectivity. Road connections of uses including fi lm studios and aircraft storage. The are also good with the A64 and A63 providing highway majority of the remaining RAF structures are redundant links to Leeds, York, Selby and the east coast. The A1(M) and remain in a state of disrepair as they await a decision motorway to the west of the site provides strategic on the future long term plans for the site. road connections to the national motorway network as well as direct links to Newcastle and Edinburgh to the The Environment Agency fl ood mapping for planning north and the Midlands and London to the south. identifi es the Garden Village almost entirely within Flood Zone 1 which is land at lowest risk of fl ooding The development of a Garden Village is this location will from rivers and seas and at low risk from other potential result in a free-standing settlement with appropriate sources and therefore most suitable for development. separation from the market towns of Selby, Tadcaster Assessment indicates the site will be robust against the and Sherburn-in-Elmet. The smaller, designated service impacts of climate change however some mitigation may villages of Church Fenton and Ulleskelf that lie adjacent be required to the proposal site will also be protected and enhanced through improved infrastructure, further fl ood The existing Ulleskelf and Church Fenton railway protection and signifi cant green buffers to maintain stations provide good local rail connectivity to Central their distinct village identity within the Selby District. York and Leeds. Existing investment is already proposed to improve the frequency and quality of rail services from Within the main body of the site, there are no existing these stations. Furthermore the East Coast Mainline large settlements, and therefore there is the opportunity passes along the eastern edge of the Garden Village site for a new sustainable Garden Village that meets the providing an opportunity for a future Mainline Station requirements set out in the DCLG guidance. to serve the new settlement and wider sub-region that currently relies on Leeds and York central stations for direct services to London, Newcastle and Edinburgh.

Yorkshire’s Garden Village 15 Key

YORK Flood Zone 3

Flood Zone 2

HHARROGATEARROGATE Green Belt BBOUNDARYOUNDARY YORK GREEN BELT Existing Habitat Areas

Existing Railway Stations

A64 YYORKORK CCITYITY BBOUNDARYOUNDARY

Tadcaster River Wharfe SSELBYELBY DDISTRICTISTRICT River Ouse BBOUNDARYOUNDARY

Ulleskelf WEST YORKSHIRE A19 GREEN GardenVillage BELT Riccall Cawood

Church Mainline Coast East

A162 Fenton

River Ouse

Proposed HS2 Route Sherburn- in-Elmet

SELBY A1(M) GASCOIGNE WOOD

A63 BURN AIRFIELD

A19

Site Selection Why this Site in Selby?

Having identifi ed the broad location because of its national and regional connections, an assessment was undertaken to consider if other potential sites within the Selby District offered similar or greater opportunities for the establishment of a new settlement. To assess potential locations an initial assessment process was undertaken using the criteria set out in the DCLG Expression of Interest requirements, the TCPA Garden City Principles as well as other site suitability criteria e.g. fl ood risk.

Within the Selby District it is understood that there are two other locations where a new settlement has either previously or is currently being considered by the landowners. These locations are Burn Airfi eld (south of Selby) and Gascoigne Wood (to the south of Sherburn Business Park).

Other sites may also be being considered or promoted by other landowners however these sites are unlikely to be viewed as suitable locations for a new settlement because of poor connectivity, fl ood risk or proximity to existing settlements.

The table below outlines the assessment of the three • The site does not prejudice current or emerging potential new settlement locations. This assessment has proposed uses within the Local Plan been used to determine the most suitable location for • The majority of the site lies outside Flood Zone 3 a Garden Village for inclusion within the Expression of • The site is not located within the Green Belt and Interest. This assessment utilises a traffi c light system avoids signifi cant areas of habitat. to indicate the sites suitability and does not prejudice • The site has existing rail infrastructure and an future development by other means. operational railway station within close proximity Red = Unsuitable • The site is well located close to the existing Amber = Partially unsuitable strategic highway network Green = Suitable • The site is well located to meet some of the housing needs of the adjoining authorities The assessment of the suitability of the sites has been determined using the following criteria: On balance the assessment indicates that the proposed Garden Village location advocated within this document • Principal landowners are known to be supportive is the most suitable within the Selby District to deliver a of development. new Garden Village which serves the sub-region. • The site is capable of delivering a free standing development of at least 5,000 new homes with opportunities for signifi cant long term future expansion

Site ict with fl Willing Landowner Standing and Free >5,000 units Con Local Plan Flood Zone 3 Belt Green Habitat Area National Railway Line Line Local Railway Existing National Station Existing Local Station Strategic Highway Access Burn Airfi eld Gascoigne Wood Proposed GV site Assessment Stage Stage 1 Stage 2 Stage 3 Stage 4

Yorkshire’s Garden Village 17 KeyKEY

SELBY ExtentHistoric of Battle Gardenfi eld Village

DISTRICT M ScheduledMakin Enterprises Monuments Land

BOUNDARY IndividualRailway Stations or Groups of Listed Buildings Public Transport Route A64 Historicand Halts Park or Garden SSSIsParks (Siteand Greenof Special Spaces Scientifi c Interest) Strategic Green Axis M SINCs (Site of Importance forResidential Nature Conservation)Development

LocallyNeighbourhood Important and Landscape Village AreaCores

MGreenEmployment Belt Development M use Existing Public Rights of Way M (PRoWs) M ENV9 ENV16 M ENV9

WEST A162A16 YORKSHIRE GREEN BEELT 2 ENV M ENV9 M M M M

ENV9

A 1

A63 Local Designations Plan Why Meet the Need Here?

The low lying, relatively fl at topography of this area means that there are limited long distance views which will mean that the visual impact on the surrounding area will be limited in its extents. Currently views over the site are available from roads within the site including Boggart Lane in the north, Moor Lane in the east, Brackenhill in the south and Busk Lane in the west.

There are shorter distance views over the site from roads and footpaths within and beyond the perimeter of the site area, including elevated view from a railway bridge on Boggart Lane.

The fi gure opposite indicates the site in the context of local designations, including Green Belt, habitat and historic designations and Public Rights of Way indicating that the majority of the development area is unrestricted by such designations.

View looking northwest from the viewing area on Brackenhill Lane looking across the airfi eld towards the hangers and redundant buildings

View east from Moor Lane over the site lands

View south over the site lands from Boggart Lane

View southeast over the site from Busk Lane near Ulleskelf showing the fl at open landscape, large fi elds and open views

Yorkshire’s Garden Village 19 Who is Supporting the Vision?

The Garden Village proposal is wholly located within the Selby District and is supported by a large number of key stakeholder organisations including Selby District Council and North Yorkshire County Council. The Vision is also supported by the York, North Yorkshire & East Riding Local Enterprise Partnership. The adjoining authorities of Leeds City Council, Wakefi eld Metropolitan District Council and Harrogate Borough Council as well as the Leeds City Region Local Enterprise Partnership and the West Yorkshire Combined Authority have also been engaged during the preparation of these proposals and have confi rmed that they have no objections to a Garden Village being developed in this location.

Furthermore initial engagement has also commenced with Highways England, Network Rail and Transport for North and they also offered their support to the proposal concept.

The proposal is also supported by Makin Enterprises Ltd, a signifi cant landowner in the area, which will enable accelerated delivery of the initial phases. In addition, Screen Yorkshire who are located within the employment area have also confi rmed their aspirations to expand the scale of fi lm production on the site - building on the Leeds City Region LEP aspiration to support the growth of Creative and Digital Businesses in the region.

The Local Authorities who are supportive of this There is also support because of the opportunity it proposal recognise that this concept is of a strategic presents to mitigate fl ood risk within the catchments of long term nature and that preparation of Local Plans the Rivers Wharfe and Ouse. must continue to meet local housing need targets. The capturing of values for the benefi t of the community However, it is also recognised that Local Plans will not be and the long-term stewardship model provided by a able to provide a step change in the delivery of homes Development Corporation is also supported by the to meet growth aspirations for the region and the public sector partners. Northern Powerhouse because of existing constraints on many of the existing urban areas. The Garden Village therefore represents an ambitious medium to long-term opportunity to achieve signifi cant economic growth in the region and in the North.

The Garden Village is also supported because of the opportunity it provides to address long-term infrastructure needs and to strengthen the business case for local and regional highway and rail improvements. It is also considered that the Garden Village strengthens the case for High Speed Rail.

20 What do Local People Think?

Local Engagement Tadcaster Although both the Selby District and North Yorkshire Whilst signifi cant new housing development in Tadcaster County councillors have been engaged in the preparation is widely supported by the existing community and of this Expression of Interest, the wider communities Green Belt release is anticipated within PLAN Selby it is have not yet been consulted on the Garden Village considered that future growth, beyond the plan period, proposals. However, during the summer of 2015, Selby will be limited because land assembly and availability District Council undertook an extensive series of is a major issue. Demand for new homes is high with engagement workshops in connection with its emerging very limited availability of new family housing, affordable Local Plan (PLAN Selby) which identifi ed a number of housing and housing for an ageing population. There are key issues and concerns from both the residents and also limited opportunities to purchase a new home in businesses in Selby, Tadcaster and Sherburn-in-Elmet. A the Tadcaster hinterland and the proposal could make a summary of these issues and the opportunity for the signifi cant contribution to addressing this need. Flooding Garden Village to address many of these concerns is is also a major problem in parts of Tadcaster which in set out below and this will form a key part of the local turn is imposing additional limitations on the range of engagement as the proposals develop. possible housing sites that are within walking distance of town centre shops and services. The town also has limited bus services and there is no railway station.

Selby Sherburn-in-Elmet Within Selby, the major previously developed sites are Despite its size and population which give the impression now all in receipt of planning permission and will be of it being a small market town, Sherburn-In-Elmet is meeting the majority of the town’s previously identifi ed still regarded by many members of its community as housing needs over the current plan period. There is a village. There is also concern from some quarters community concern however about where the next that its original village-scale infrastructure is becoming generation of growth will occur in the town after the overwhelmed by the scale of recent residential PLAN Selby plan period is completed and that any further developments and allocated and consented sites. The expansion onto green-fi eld sites around the periphery settlement’s location within relatively easy commuting of the settlement will result in its coalescence with the distance of Leeds makes it an appealing location with surrounding villages. PLAN Selby currently seeks to increasing demand. The village’s expansion potential retain the separation between settlements and there is limited on its western boundary by green belt and are policies in place to retain Strategic Countryside on its eastern boundary by the A162 and further green Gaps that create signifi cant limitations on any long belt limitations. The capacity of local services such as term expansion plans. There is also concern from the secondary school and primary care facilities have residents about the capacity of ageing infrastructure also been cited as areas of concern by the community and services within the town should it receive more if there is to be any signifi cant further expansion of signifi cant growth. Furthermore many of the potential the village in future development plans. The proximity areas of expansion are located within Flood Zones 2, 3a of the proposed Garden Village would allow a large or 3b. It is also considered important that Selby retains proportion of the future housing needs of Sherburn to its principal town status within the District after the be met in close proximity to the village, without placing Garden Village is completed. any additional pressure on existing services, roads and utilities infrastructure or adversely impacting on the established village character and green belt.

Yorkshire’s Garden Village 21 80 0m (10 mins walk)

RailwayRailway connectivityconnectivity toto neighbouringneighbouring citiescities NeighbourhoodNeighbourhood CentreCentre

LocalLocal CentreCentre

RailwayRailway connectivityconnectivity toto neighbouringneighbouring citiescities

NeighbourhoodNeighbourhood KeyKey CentreCentre RailwayRailway SStationtation PrimaryPrimary SSchoolschools

SecondarySecondary SSchoolschools

PrimaryPrimary CCareare LocalLocal / NNeighbourhoodeighbourhood CentreCentre ((RetailRetail andand SServices)ervices)

ExtentExtent ooff DDevelopmentevelopment

PublicPublic TransportTransport LLinkink

PedestrianPedestrian / CCycleycle LLinkink

RailwayRailway

Sustainable Lifestyle Concept Strategy What is the Sense of Place?

In developing the vision of the place we have drawn upon established Garden City principles. The quality of place objectives set out in strategic economic plans and the ambitions set out in the individual partners local strategies and plans. A Natural Place A Low-Energy Place • The housing and urban realm will build upon the • All housing will target delivering the equivalent of existing rural nature of the surrounding area and Code for Sustainable Homes Level 5 and businesses mix natural habitat and green space into the urban BREEAM Excellent rated - subject to any viability area. issues • Urban-agriculture will be encouraged within the • Renewable energy will be generated within the Garden Village to grow food for the residents to Garden Village and its hinterland encourage healthy eating and an understanding of • The capture of energy from waste and sewerage how food is produced. This may be through formal will also be explored. farms, community garden schemes or allotments. • Installation of Envac (or similar) stationary vacuum • Flood and surface water management will be systems to encourage waste sorting. designed into the landscape as a constantly evolving • The existing off-site manufacturing plants at and changing feature. This will allow the creation Sherburn Business Park could be used to deliver of a dynamic natural environment in which the homes whilst reducing construction waste when buildings are located - changing from green parkland compared to traditional methods. to interconnected wetlands and water features depending on the weather. • Cycling and walking will be encouraged

A Connected Place A Communal Place • High quality urban design and public realm will • The community will be embedded within the delivery create walkable neighbourhoods with all housing of the Garden Village with a Neighbourhood Forum and employment within 800m of the local centre being established and in turn electing an individual • Connecting neighbourhoods through public to represent the community on the Development transport systems, walking and cycling. Corporation Board • The creation of an attractive and effi cient public • A Community Energy and Management Company transport system to support sustainable movement will be established run by local residents with within the village, to surrounding towns and to the support of the Development Corporation to the railway stations allowing connectivity to the provide the energy for the residents of the place. wider area. Automated vehicles may fulfi l this role Profi ts will be reinvested into the Garden Village. using dedicated routes, shared with cyclist and • The Community Management Company will own a pedestrians (similar to Catapult Transport Systems, Milton Keynes). selection of items (lawn mowers, private cars, etc.) • A bike dock scheme with rewards to further which can be hired by the residents, as part of the encourage cycling (similar to Santander Cycles, London) sharing economy. This will reduce the consumption • Digital technology will be integrated into the Village of lesser used items within the Garden Village. • New and redeveloped railway stations will connect • Communal facilities will be located at the centre the Garden Village to York and Leeds and the of each neighbourhood providing the local social, country by high speed and local rail services. recreational and retail facilities. • Pedestrian and cycle routes will pass through • A village centre is also proposed to the east of green spaces, parks and agriculture to connect the Garden Village to provide larger facilities for the neighbourhoods and surrounding towns and cultural, social and retail for the village as a whole. villages providing greenways to key designations as • An inclusive environment will be created allowing well as opportunity for formal recreation. for the integration of different generations, faiths • A ratio of one job for every household is proposed. and races. This will be achieved by delivering a All employment land will be within 3km of the mixture of house types and consideration of how dwellings. the tenures are mixed and the urban realm design.

Yorkshire’s Garden Village 23 Claire (26) Sophie (23) Chris (57) Jo (59)

Philip (2) Benjamin (26) John (85) Phyllis (84) Sam (17)

Sophie was excited - she had been working the walls and the brick detailing revealed its modern at the Special Effects Company for a year heritage. Within a year of Sophie’s parents moving into now and business was going well. She had the village it had more than doubled in size. been only the third employee the partners had taken on but the business seemed to On their two days off a week her parents would make be growing and they had taken on another the 12 minute train journey from Ulleskelf into York to fi ve people since then. Today she was being lend a helping hand with child care, looking after their given a great opportunity, she was to meet only grandson Philip. Philip’s mum and Sophie’s elder a famous French director to discuss the brother, Benjamin had realised that their relationship effects wanted in his fi lm. The director was in trouble even before Philip was born but they still was catching the Eurostar from Paris this had to live together because they couldn’t afford to rent morning and then travelling up to the separately. Her parents were trying to persuade them Garden Village using the High Speed Rail to both to move out to the Village. “It’s so affordable” meet with Sophie and her bosses at their they would say, “You could both have your own place, studio. close to each other for Philip’s sake, and we would be just around the corner to help out”. The prospect was As she walked down the corridor of her apartment persuasive; the Development Corporation had built an she pondered on how lucky it was that her parents Ofsted “Outstanding” primary and secondary school had decided to move to the new Garden Village on the and had even built some of its own housing for rent outskirts of York and that after fi nishing university she which was very affordable. Benjamin and his ex would had decided to follow their example. Her mother, Jo be able to get from their new homes into York and work had been a chemist but with two of her three children within 35 minutes. They had both put their name down having left home she had decided to semi-retire and that for houses, although in different neighbourhoods. had encouraged her husband, Chris to semi-retire as well. Their family had grown up on the outskirts of York Sophie’s grandparents were in their eighties and had but Jo and Chris had seen all the green space and the also moved to the Village following the example of her home living innovations that the Village provided and parents. They had bought a new one bed apartment had decided to move there. They had bought one of the designed specifi cally to cater for the elderly. It was custom build plots which allowed them to customise within two minutes of the neighbourhood centre so their new detached house to their exact requirements. they had easy access to local shops, they loved having Like all the other houses in the Village it had followed everything within easy reach by walking or by using the the design code and it looked beautiful. The house autonomous vehicles. The fi rst time they had used the they had helped to shape was a modern interpretation autonomous cars had been interesting with Chris trying of the Garden Village style with a steep red-tiled roof to explain them how to use the app on the smartphone sitting heavy upon the built form which was rendered to request the vehicle, in the end they had opted to use from just above the fi rst fl oor window sill sitting itself the voice-recognition service to request the car. But on a red brick ground fl oor. At fi rst glance it looked once the vehicle had arrived they had found it a great traditional but on closer inspection the depth of the experience. They could talk or read while the car drove window reveals looked like they were punched through along the shared footpath and cycleway to the station

Narrative Description How will it Feel to Live in the Place? or the Village Centre with its shops and the library. made her smile. “Teenagers” she said as she smiled to Every time Sophie saw them her grandfather made a herself thinking back to when she used to have to beg point of telling her “You only pay for the exact distance her parents for a lift. you’ve covered – it’s remarkable!” Their move to using the AV service was a relief for Sophie’s father too, he The green route was busy today with people cycling, had been wondering about how to request that his dad, jogging and walking as well as the occasional AV car. whose eyesight was failing, stop driving. Since moving to Sophie briefl y left the urban area crossing one of the the Village he was pleased to say that they sold their car. parklands on her way into the next neighbourhood. She past a pond alongside the green route, the rain last night Sophie fi nished her breakfast, scrapped the dregs of her had fi lled the pond almost to the top, she could hear cereal into the Envac waste system. It looked like it was the faint trickle of water as the holding pond gradually going to be a lovely day so while brushing her teeth she emptied. The dappled sunlight was refl ecting from the decided she would cycle to the station instead of taking surface and, pausing to take in the view, Sophie noticed a the AV’s. She grabbed her bag, keys and phone from the dragonfl y dart across the surface of the water. She was coffee table and then picked her helmet off the hook drawn back into the world by a group of joggers passing as she walked out of the door. The high speed station her. They stopped just beyond the pond to make use of was only a couple of miles from her apartment and the the outdoor gym equipment. Sophie climbed back into terrain was so fl at that she wouldn’t even build up a her saddle and continued her journey. sweat. So she walked to the corner where the Cycle Hire Dock held eight bikes ready for use and unlocked As she approached the High Speed Station Sophie’s a bike using her phone. As Sophie did up her helmet mind switched to work in readiness for meeting the strap, she decided she would cycle past the house she director from the train. She docked the bike and the was currently getting mortgage approval to buy. The screen fl ashed on to let her know that her journey had Development Corporation had established a Building been under 15 minutes so was free. As she walked up Society Co-operative who she’d gone to for a mortgage the ramp she heard the train slipping into the station because of the favourable rates they offered and with and as she reached the barriers at the end of the the Government’s Garden Village Help-to-Buy and the platform she recognised the director approaching in the savings she had put aside it looked like it could soon crowd of people that had left the train. Having made be hers. her introductions Sophie guided the director to an AV and they both set off to her company’s studio to start Her house was coming together nicely, it had a more the day. contemporary look than her parents house but still maintained some of the details typically seen in the Garden Village style and of course it would be very cheap to run. The windows had been fi tted a few days ago and she was pleased to see her younger brother, Sam, heading into the site. Sam still lived at home with their Mum and Dad and hadn’t wanted to move out to the Village but it had coincided with him leaving school and the Construction Skills Village had offered him a place on a Construction Skills training course. He had taken the place on the course and was being trained as an electrician. He was doing the fi rst-fi x on her house over the next few days as part of his apprenticeship.

She waved as she cycled past, making her way towards the green route which linked her house with the High Speed Station. As she cycled along she saw that the Village was getting busy with people setting off for work and children leaving for school. She saw an AV glide to a stop for a group of four teenage children, and it View south over fi elds towards airfi eld hangers and Church Fenton

Yorkshire’s Garden Village 25 Phase 3 Phase 2 Phase 1 Tadcaster Tadcaster Tadcaster

Sherburn- Sherburn- Sherburn-

in-Elmet in-Elmet in-Elmet

River Wharfe River River Wharfe River River Wharfe River

River Ouse River Ouse River Ouse SELBY SELBY SELBY What does the Garden Village Deliver?

The image opposite illustrates the three initial phases of the Garden Village. These phases primarily make use of Makin Enterprises landholdings with the need for a new access road and redeveloped Ulleskelf Station to begin development. This infrastructure along with schools, local retail and employment provision and energy and services infrastructure will enable the development of Phase 1.

The second phase of development also utilises the land The infrastructure indicated as part of these phases of of the principal landowner. This will require the creation delivery are considered to be the minimum required of a new loop road, railway station and the provision of to deliver a successful Garden Village in this location. settlement-wide services and facilities within the Garden Viability appraisals will be provided in due course Village centre. It is the intention that this approach will following submission of this Expression of Interest allow further market areas to be developed in the east and will determine whether further infrastructure can concurrently with the neighbourhoods in the west. or should be provided for. This is considered to be of The early construction of the new Village Centre is particular importance to allow for future growth of the considered to be of particular importance in order to Garden Village. provide the settlement with its own sense-of-place.

The third phase of development creates further neighbourhoods and provides the Garden Village with frontage onto the River Wharfe.

1:2000 2.2/unit 0.25/unit 0.13/unit population

Indicative Indicative Indicative Primary Secondary Number Indicative Land Use Hectares Acres Housing Floorspace Jobs School School of GPs Population Numbers (m2) created Places Places required

Housing 448.87 1109.2 9,426 20,738 2,357 1,225 11 Employment 56.87 140.5 264,828 7,263 Retail and Community 14.04 34.7 35,098 2,194 Parks and Green Space 245.77 607.3 Parkland and Farmland 631.49 1560.4 Countryside Gap 123.25 304.6 Total Garden Village Area 1,520.28 3,737.7

Assumed Ratio of Gross/Net 60% Average Employment Job Density 1/ 36.46m2 Average Housing Density 35dph Average Retail Job Density 1/ 16.00m2

Yorkshire’s Garden Village 27 RAILWAY Key TO YORK Railway (10mins) Future Public Railway Station Transport link to Tadcaster Garden Village Public Tadcaster River Wharfe Transport Route

Future Public Garden Village Public Transport Transport Halt

Future Public Transport Garden Village Routes and Halts Internal Public

Transport East Coast Mainline Coast East

River Ouse Future Public RAILWAY TO Transport link HS2 Route LEEDS (25mins) to Sherburn-in- Elmet SELBY RAILWAY TO HULL Future Public (35mins) Transport link to Selby Public Transport Connectivity Concept Plan Transport Public

Key

Existing Motorway A64 Existing Primary A Road Future Primary Highway to A64 Existing Secondary A Road Tadcaster Upgraded link to Garden Village Primary A64 Highway

A1(M) Future Primary Highway linking A1(M) to A64 Garden Village Internal roads Future Secondary Highways

Future Secondary

Highway to Selby A19

A162 Future Primary Highway to M1 A1(M)

Future Secondary Highway to A63 Sherburn- Upgraded link to in-Elmet A63 A1(M) SELBY

Highway Connectivity Concept Plan Highway A63 What is Needed to Deliver the Vision?

The delivery of the Garden Village will require the early construction of infrastructure, utilities and facilities which are sized to accommodate both the immediate needs as well as the future growth potential. The location and costs of these elements are currently being assessed as part of the viability work that will be submitted after the Expression of Interest. However it is recognised that the early delivery and initial phases of infrastructure will require public sector funding support. Further support may be required to provide opportunity for future growth of the Garden Village.

Public Transport Highways The public transport strategy will take a longer term A new road is required to link the Garden Village to view allowing for future expansion of the network, if the existing major highways. Also signifi cant highway required. It will plan for commercial sustainability, rather improvements to the A162 between the A63 and than being predicated on long term fi nancial support. Sherburn-in-Elmet are likely to be required as well as Planning and phasing of development to favour public between Tadcaster and New Lane. In addition further transport journeys will be critical to achieving attractive highways improvements will be required to the A63 and levels of accessibility and commercial viability from an A64 between the A1(M) and the A612. early stage in development. In the short term this will include adapting existing services, and agreeing a longer To future-proof the Garden Village’s growth potential it term strategy with bus and rail operators and local may be desirable, with the support of Government, to authorities to embed the new network into the existing provide a new primary highway connecting the A1(M) commercial public transport network over time. At this to the north of Junction 42 with the A64 to the north stage a tram system or light railway system has been of the site. This primary highway would ease traffi c planned for however there is potential for automated congestion on the existing local network however this vehicles to fulfi l this role. is not currently part of the Garden Village proposal.

The National Infrastructure Commission report ‘High Education, Primary Care and Utilities Speed North’ recommends that funding be provided The delivery of Garden Village will require the provision to further develop the long term plan for HS3, which of up to six primary schools, a secondary school and should be conceived as a high capacity rail network that a single, centrally located primary care centre. There is fully integrated with existing proposals to maximise will also be a need for utilities connections, power the benefi t from planned investment. Emerging generation and waste disposal to be considered in considerations as part of the east-west High Speed greater detail. proposition include the potential for an intermediate stop at York which would further enhance the strategic Flood Mitigation connectivity of the Garden Village The location (within Flood Zone 1) and the topography of the site means the site will be robust against the With the proposed alignments of HS2 and HS3 passing impacts of climate change of Flood Risk. There is likely adjacent to the site, the emerging consideration of an to be no increase in fl uvial (rivers and seas) fl ood risk. intermediate HS3 stop at York and upgrades to the Increased rainfall will be accommodated within the northern rail network as part of a package of measures design provisions of the development’s SUDs drainage associated with the new franchise contracts, there are and surface water management systems Some fl ood also opportunities to explore how new rail services mitigation measures will be required to account for from the settlement may link with these more strategic climate change effects. routes. The Garden Village could be provided with a High Speed Station or easy access to the proposed High There are areas within the catchments of the Rivers Speed Stations. Wharf and Ouse that are susceptible to fl ooding from these rivers (e.g. Tadcaster, Cawood and Selby). The design of water management systems within the Garden Village will have the ability to alleviate some of these issues ‘at source’ thereby improving volume and quality of water within these watercourses.

Yorkshire’s Garden Village 29 Pre-Commencement Phase 1 Phase 2 Phase 3 10,000

9,000

8,000

7,000

6,000

5,000

4,000

3,000

2,000 Number of Homes / Jobs

1,000

0 Year 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17

Planning and Masterplanning Initial Land Acquisition Development Corporation Construction Commences Private Sale Housing 30 90 90 90 90 90 120 180 180 180 180 223 270 Private Sale Elderly Housing 6 13 18 20 26 26 29 39 41 41 41 55 59 SME Private Sale Housing 10 20 20 40 40 40 40 60 80 80 80 120 120 Private Rent Housing 30 50 120 120 200 200 200 250 250 250 250 350 350 Public Rent Housing 30 60 80 80 80 80 80 80 80 80 80 80 120 Custom Build Units 5 5 20 30 40 40 40 40 60 60 60 80 100 Self Build and Co-housing 5 5 20 30 40 40 40 40 60 60 60 80 100 Starter Homes (30%) 23 52 75 81 107 107 117 139 165 165 165 225 240 B1 Employment (m2) 485 1,032 1,552 1,721 2,184 2,184 2,332 2,971 3,210 3,210 3,210 4,250 4,762 B2 Employment (m2) 969 2,065 3,104 3,441 4,368 4,368 4,664 5,943 6,420 6,420 6,420 8,501 9,524 B8 Employment (m2) 2,423 5,162 7,760 8,603 10,921 10,921 11,659 14,857 16,050 16,050 16,050 21,252 23,810 Retail Core Employment (m2) 4,579 4,579 4,579 4,579 4,579 4,579 4,579 4,579 Civic Building Construction Primary Schools Secondary Schools Primary Care (GP Surgery) Hospital Police Fire Highway Improvements (m) 7,242 New Strategic Highway (m) 5,982 5,832 3,202 Ulleskelf Station East Coast Mainline Station Energy Generation Waste and Sewerage Utilities and Digital Services Public Transport Route (m) 2,307 3,677 1,763 Public Transport Hub 2 3 2

Development Trajectory When will the Vision be Delivered?

Yorkshire’s Garden Village is an ambitious proposal to accelerate delivery of housing and employment in the sub-region. To achieve this ambition a number of approaches will be used. Primarily this will involve the creation of an attractive and desirable place to live and work. This will be achieved through the architecture, masterplanning and urban design of the place as well as a potential range of fi nancial incentives. The proximity and existing rail connectivity to Leeds and York will attract residents and the connections to the East Coast Mainline and High Speed Rail network will serve to increase this. Improvements and connections to the existing highway network will also be critical in encouraging residents and businesses to establish themselves or relocate here. Further market attraction will be achieved through growing the fl edgling digital and fi lm industries which already operate on the site. Marketing the sustainable and lifestyle aspects of the Garden Village will also play an important part in accelerating delivery and will cover aspects such as low energy costs, sustainable living in a natural rural environment, a shared economy and the use of autonomous vehicles.

Further market initiatives to accelerate the delivery of Creating a range of price brackets and tenures across the Garden Village may include fi nancial incentives to the settlement will allow it to appeal to the maximum new businesses and home buyers and residents. These number of people. incentives may include a number of months free from paying Council Tax and Business Rates. There is also the The tenures proposed to maximise the market opportunity for elements of the early phases of housing opportunity within the Garden Village will include: and business units to be offered at a below market price with the developers compensated for the lost revenue. • Private Sector Housing For Sale • Public Sector Housing For Sale (Development With a range of market incentives in place it will be Corporation Housing Company) necessary to deliver the proposed buildings within the • Small and Medium House Builders - Housing For required timescales. The increased delivery rate for Sale housing will require an innovative approach that will be • Private Sector Rental Housing achieved through the creation of a number of market • Public Sector Rental Housing (Development areas within the Garden Village. Each market area will Corporation) require that all the necessary infrastructure, services • Private and Public Sector Elderly Housing for sale and facilities are in place and open for use before the and rental homes are occupied, and the potential use of subsidies • Starter Homes and initial rent-free periods to facilitate this will need to • Custom Build Homes For Sale be explored further. • Self Build and Co-housing Plots for Sale

Within each of these market areas, housing for young In particular the Custom Build, Self-Build and Co-housing people, young families, established families and the residents are likely to require support. To encourage elderly will be included. The diverse range of needs for a these sectors the Development Corporation may wide range of age groups will be accommodated within appoint a dedicated team to help facilitate accelerated each new neighbourhood to enable greater interaction delivery of these forms of residential development. between generations.

In order to achieve an accelerated delivery, it will be particularly important that the Garden Village provides a wide selection of land and development opportunities in order to attract a diverse range of housing providers and developers. Each market area will offer a unique character and price range within each neighbourhood.

Yorkshire’s Garden Village 31 Yorkshire’s Garden Village offers a suitable, available and viable development prospect. As identifi ed elsewhere in the document the land is free from any major constraints that could be regarded as ‘show stoppers’, and is ideally located within close proximity to both the Leeds and York housing markets and as such is able to attract a wide range of house purchasers and occupiers.

Capturing Uplift in Land Values Sales values of new housing within the general location Therefore there is opportunity to acquire land at low is signifi cantly above the regional average and provides cost – either via private treaty or on a compulsory the potential for a signifi cant uplift in land values. The basis if required. Should the acquisition price refl ect land is currently greenfi eld in nature and as such carries the ‘hope’ of development value of £370,000 per ha an agricultural existing use value thought to be in the (£150,000 per acre – a level that has been observed order of £25,000 per ha. The uplift in values associated across the region), this still allows for a major uplift in with transforming the land into a new settlement is land values. therefore considerable. This uplift in land value offers the potential to generate Based on preliminary appraisals it is estimated that income that can be used to pay for the scheme’s the value of an unfettered and serviced parcel of infrastructure and site enabling costs. The Land Value development land, including an allowance for 40% Capture per Dwelling Chart below illustrates the affordable housing (20% of which starter homes) and potential uplift to be in the order of £15,000 to £25,000 the prevailing Community Infrastructure Levy tariff of per unit, depending on the acquisition price for land. £50 per sq m, is equivalent to approximately £960,000 This is in addition to the CIL tariff which equates to per hectare (£390,000 per acre). This is almost 40 times approximately £2,000 per unit. the existing use value (Refer to Land Value Uplift Chart)

Because the site is currently isolated and largely inaccessible, in the absence of the Garden Village scheme the prospects for existing land owners achieving development values on those sites are remote.

LandLand VValuealue UUpliftplift CCharthart LandLand VValuealue CCaptureapture pperer DDwellingwelling CCharthart

£964,414£964,414 £25,000£25,000

£15,000£15,000

£370,650£370,650

£2,000£2,000 £25,000£25,000

ExistingExisting UUsese VValuealue WorstWorst CCasease ResidualResidual LLandand UpliftUplift fromfrom UpliftUplift fromfrom WWorstorst CILCIL RevenueRevenue / / HHaa ((gross)gross) AcquistionAcquistion CCostost / ValueValue / HHaa ((net)net) ExistingExisting UUsese ttoo CaseCase AAcquistioncquistion UnitUnit HaHa ((net)net) MarketMarket VValuealue / HHaa CostCost ttoo MMarketarket (gross)(gross) ValueValue / HHaa ((net)net)

32 Is the Vision Viable?

Infrastructure Funding Strategy In order to create the above uplift in land values, The Fund Income and Borrowing Capacity Chart below substantial investment in infrastructure and site illustrates that the aggregate of the total cumulative preparation is required, although costs will be prepared income of the scheme over a thirty year period equates after submission of this Expression of Interest. In order to £498 million. The grey bar represents the Net Present to meet the potential costs associated with delivering Value of this income discounted at 4% per annum. This the infrastructure required, it is proposed that an NPV fi gure of £261million effectively represents the innovative funding mechanism is used based on ring upfront borrowing capacity assuming fi nance costs of fencing the tax revenues generated by the development. 4% per annum.

The proposed sources of revenue include council tax, We have modelled the revenues generated by the new homes bonus, business rates, the Community development based on the trajectory set out elsewhere Infrastructure Levy (CIL) and additional land value in this document: capture. FundFund IIncomencome OOpportunitiespportunities The support required of Government are that CILCIL Enterprise Zone status is given to the Garden Village to £24.6m£24.6m enable 100% of business rates retention for a fi xed and unbroken period for the life of the development. Also, LandLand VValuealue that Government commit New Homes Bonus on a ring CaptureCapture fenced basis to the site over the life of the development. £153.6m£153.6m BusinessBusiness RRateate In addition, it is requested that Government assist in retentionretention allowing a percentage of Council Tax to be retained (100%)(100%) within the Garden Village (10%). The Garden Village £236.5m£236.5m proposal is also seeking assistance with borrowing to enable the capital to be raised at the outset of the development with repayments linked to the generation CouncilCouncil TaxTax of tax revenues (effectively a tax increment fi nance retentionretention ((10%)10%) mechanism). NewNew HHomesomes £28.2m£28.2m BonusBonus rretentionetention (100%)(100%) £55.1m£55.1m

FundFund IIncomencome aandnd BBorrowingorrowing CapacityCapacity CCharthart

£50m £500m

£40m £400m

£30m £300m

£20m £200m Annual Income (£10 millions) Annual £10m £100m Borrowing Borrowing NPV Upfront NPV Upfront CUMULATIVE INCOME (£100 MILLIONS) CUMULATIVE Capacity £261.5m Capacity 0 £0m Year 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30

KEY - Annual Income KEY - Cumulative Income Community Infrastructure Levy New Homes Bonus retention Cumulative Income (£100 millions) Land Value Capture Business Rate retention NPV Upfront Borrowing Capacity (£100 millions) Council Tax retention (10%)

Yorkshire’s Garden Village 33 ChairmanChairman DeputyDeputy CChairmanhairman

FutureFuture AdditionalAdditional NeighbourhoodNeighbourhood ForumForum SelbySelby RepresentativeRepresentative DistrictDistrict CouncilCouncil

FutureFuture AdditionalAdditional NeighbourhoodNeighbourhood ForumForum CityCity ofof YYorkork RepresentativeRepresentative CouncilCouncil

Yorkshire’sYorkshire’s NeighbourhoodNeighbourhood GardenGarden VVillageillage ForumForum LeedsLeeds CCityity DevelopmentDevelopment CouncilCouncil RepresentativeRepresentative CorporationCorporation BoardBoard

HomesHomes aandnd LeedsLeeds CommunitiesCommunities EnterpriseEnterprise AgencyAgency PartnershipPartnership

WestWest YYorkshireorkshire YorkYork / NNorthorth CombinedCombined YorkshireYorkshire aandnd EEastast AuthorityAuthority NorthNorth RidingRiding EEnterprisenterprise YorkshireYorkshire PartnershipPartnership CountyCounty CouncilCouncil

Proposed Delivery Vehicle Who will Deliver the Vision?

The scale of the vision for the Garden Village will require a consistent approach over a number of decades and across Local Authority, Local Enterprise Partnership and County Council/Combined Authority Boundaries.

To achieve this, and in line with TCPA advice2, it is therefore proposed that a Development Corporation be established allowing representation from Local Authorities, the LEPs and County and Combined Authorities on the Development Corporation Board. This will allow the Garden Village to maintain strong leadership and vision whilst working in partnership with the neighbouring Authorities and LEPs which will reduce the potential for confl ict with future planning policy. To ensure the sustainability of the place, an appropriate successor (or successors) to the Development Corporation will be required to provide long-term stewardship of the Garden Village beyond its 30 year life span.

Development Corporation Long Term Stewardship The Development Corporation will be established In line with TCPA5 recommendations it is proposed that using powers established under any devolution deal. the Development Corporations should be established The legislation for establishing the Development for a minimum of 30 years to recognise the long- Corporation allows the appointed board to include term aspirations of the Garden Village and to provide 11 members in addition to a Chairman and Deputy continuity of Vision. Chairman as decided by the Secretary of State3. The Organisational Diagram opposite illustrates To ensure that investment in the Garden Village can a preliminary composition of this group including continue to sustain the place and maintain infrastructure representatives from the neighbouring Local Authorities and facilities beyond the life of the Development and representatives from the community nominated by Corporation it is proposed that assets not only transfer the Neighbourhood Forum(s) as established under the to the Local Authority but also to a new Community Localism Act 2011. The Neighbourhood Forum may Trust6. It is proposed that the assets transferred to include representatives from the existing Ulleskelf and the Community Trust will include, among other things; Church Fenton Parish Councils. This will enable senior the Community Energy Company, Housing and other local government offi cers, local councillors and the buildings constructed by the Housing Company and local community to have an joint stake in delivering the the Facilities Management Company. This will enable Garden Village4. the Community Trust to re-invest profi ts back into the Garden Village and to borrow against these assets. It To deliver the Vision it is believed that the Development will also be necessary for the Community Trust to be Corporation will require powers: endowed with appropriate fi nance to aid the long-term stewardship. • of land assembly, Compulsory Purchase, and land disposal • to determine planning applications • to directly commission construction of infrastructure and buildings • to allow borrowing against existing and future assets • to establish companies to assist with delivery e.g. Community Energy Company, Housing Company and Facilities Management

2 New Towns Act 2015?, 2014. Town and Country Planning Association. London 3 Schedule 26 to the Local Government, Planning and Land Act 1980. 4 As recommended in New Towns Act 2015?, 2014. Town and Country Planning Association. London 5 ibid. 6 The TCPA Garden City Principles. Town and Country Planning Association, 2014. London.

Yorkshire’s Garden Village 35 LinksLinks thethe RRegionegion iintonto tthehe NorthernNorthern PPowerhouseowerhouse

NationalNational RRecognitionecognition AddressingAddressing tthehe forfor tthehe SSub-Regionub-Region aandnd needsneeds ooff tthehe DistrictDistrict LocalLocal EEnterprisenterprise ££1.54b1.54b PartnershipsPartnerships CumulativeCumulative discounteddiscounted GGVAVA iimpactmpact

Approx.Approx. 99,450,450 9,8579,857 JobsJobs ((gross)gross) ImprovedImproved PlannedPlanned DDevelopmentevelopment newnew homeshomes ConnectivityConnectivity withinwithin toto rrelieveelieve ffutureuture thethe RRegionegion developmentdevelopment pressurespressures YORKSHIRE’SYORKSHIRE’S GARDENGARDEN VILLAGEVILLAGE + BENEFITSBENEFITS 6,0416,041 AAdditionaldditional JJobsobs 21,62621,626 ConstructionConstruction (net)(net) JobsJobs ((gross)gross)

800m + £ 10 mins 15,69315,693 AAdditionaldditional £1.4b£1.4b GGVAVA iimpactsmpacts ConstructionConstruction JJobsobs GreaterGreater FFloodlood (excluding(excluding PatternPattern fforor (net)(net) ProtectionProtection construction)construction) SustainableSustainable LLivingiving

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Benefi ts of the Garden Village What Support is Needed?

In order to deliver the Garden Village it is envisaged that the following support will be required: Asks Indication of Support Required 1 The Expression of Interest will be • To enable the Local Authorities to undertake the fi rst round of Private and Confi dential until at local engagement with the community least the end October 2016 2 Financial assistance to cover the • Reimbursement of costs associated with preparing this Expression current and future costs of the of Interest Expression of Interest and the • Funding the additional feasibility work post-submission future work for the Garden Village • Funding the preparation of further work and plans including dedicated Local Authority offi cer(s) 3 Support to deliver on existing • To encourage development within the existing settlements before brown fi eld sites in the Selby the construction of the Garden Village commences District 4 Support in securing the separation • Confi rmation that new homes are in addition to existing Local of the Garden Village proposal Plans from emerging Local Plans • Clarifi cation of the planning strategy in the case that Local Plans are challenged because of the Garden Village proposals 5 Support the establishment of a • The roles the Development Corporation requires include: Development Corporation • Direct Development • Planning Powers • Land Assembly • The establishment of Delivery, Service and Management Companies 6 Assistance with Land Assembly • The use of HCA Compulsory Purchase powers if they are and Infrastructure and Mitigation required to deliver land required for access, infrastructure or Assessment and Delivery development as part of the proposal whilst the Development Corporation is being established • Assistance in liaising with Government Agencies (for example Network Rail, Highways England, Environment Agency, Transport for the North, etc) to deliver the proposal • Delivery of a highway link to the A1(M), through the Garden Village and to the A64 to mitigate traffi c impacts and to support future growth 7 Encourage and prioritise future • Recognise importance to delivery of Northern Powerhouse investment and funding to benefi t • Recognise that the concept supports the justifi cation for HS2 & the Garden Village HS3 • Prioritise Garden Villages in future funding programmes • Assistance with delivering inter-LEP collaborative funding • Creation of an Enterprise Zone, a New Homes Bonus Zone and to retain a percentage of Council Tax within the Garden Village. 8 The provision of loan fi nance on • Borrowing against the potential development value low cost fl exible terms linked to the generation of receipts 9 Subsidy for the early delivery of • To provide infrastructure, facilities and services before there is a infrastructure facilities and services full market for these items to allow the Garden Village to begin to function before it is complete 10 Support in promoting the • To attract businesses and residents to the Garden Village and the Garden Village nationally and sub-region to stimulate the market internationally

Yorkshire’s Garden Village 37 Key

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A64 Garden Village Parks and River Wharfe Green Spaces Garden Village Strategic

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A1 Garden Village Vision Monk Fryston Conclusion

This Expression of Interest illustrates how exciting the opportunity for a Garden Village in Yorkshire is and how it has wide ranging support from the Local Authorities, the Local Enterprise Partnership and County Councils. Furthermore support has also been received from Government Agencies who will be essential in delivering the proposal. This sub-regional support recognises the economic and social benefi ts that the opportunity provides not only for the Garden Village but also the sub-region and the Northern Powerhouse.

Yorkshire’s fi rst Garden Village is positioned in the optimum location to take advantage of proximity to the cities of Leeds and York as well as to be embedded within the Northern Powerhouse through High Speed Rail connections. The delivery of the Garden Village will support the delivery of the Northern Powerhouse vision by helping to attract investment, employees and workers. The Garden Village will provide a distinctive sense of place and innovative approaches based on Garden City Principles which will help to create a place where people will choose to live.

Should the Government support this Expression of Interest the existing communities affected by the proposal will be fully engaged with to provide them with the opportunity to shape the vision and to share the benefi ts that the Garden Village will deliver.

This document outlines a clear delivery plan and how the proposal can be taken forward through the use of a Development Corporation.

The need for a new settlement has been explained and the location has been justifi ed to confi rm why the site is the best location to meet this need, including the opportunity it provides for future growth into a proposition that is of regional signifi cance.

This document presents a supported and deliverable concept but is only the beginning of the process of working with Government, partners, key stakeholders and the local community to realise the potential of a new Garden Village. To achieve the vision the support of Government will be required to assist in providing fi nance, infrastructure and support during the pre-development and delivery stages.

The partners are keen to work with Government to realise Yorkshire’s Garden Village and the opportunities and benefi ts it provides.

Yorkshire’s Garden Village 39 Harrogatero

YorkYork WetherbyWetherby

Yorkshire’sYorkshire’s GGardenarden VVillageillage

SelbySelby Leeds

Wakekefi eld Selby