Great Hammerton Growth Area: Our Vision August 2015

Hammerton Growth Area : Our Vision i Contents 1.0 Introduction 1 2.0 Our Vision 3 3.0 Principle of Development 5 4.0 Site Context 7 5.0 Townscape Character 9 6.0 Historic Context 11 7.0 Constraints 13 8.0 Opportunities 15 9.0 Design Concept 17 10.0 Transport and Accessibility 19 11.0 Deliverability and Next Steps 21

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ii 1.0 Introduction

This document sets out Commercial Estates Group’s emerging vision for a mixed use, residential led development at land around , to help meet the need for new homes in the Harrogate District over the 21 year Plan Period. It describes the assessments undertaken to date to create an initial illustrative master plan, and provides some background in respect of the planning and environmental matters to be considered moving forward.

This document demonstrates firstly that a significant development is achievable at this location and secondly CEG’s eagerness to work with the Council and local stakeholders to bring this site forward for development as a sustainable community.

Hammerton Growth Area Harrogate: Our Vision 1 2 2.0 Our Vision

Our vision is to create a sustainable, mixed use community and infrastructure, with high design and environmental standards, respectful of its local heritage and context and its wider setting.

The development will be deliverable, The following sections set out how commercially viable and contribute this vision translates into a masterplan positively to delivering around 5,000 for the development of Great homes, along with new, high quality Hammerton. employment provision. It will build on the existing infrastructure, such as the road and rail links, and provide all of the necessary additional infrastructure required to sustain the community.

Hammerton Growth Area Harrogate: Our Vision 3 4 3.0 Principle of Development

National Planning The Sites and Policies Development Taking into account the recent 2. One or more new settlements: Plan Document Submission Draft completions, existing planning This would provide an opportunity Policy (November 2013) (S&P DPD) sought permissions, sites identified as to create a long term plan for to deliver the Harrogate Core Strategy suitable for new homes, windfall sites The National Planning Policy settlements in less sensitive but housing requirement of 390 dwellings and an overall non-completion rate Framework establishes a presumption accessible locations with new per annum. However, following the of 10%, the Councils consultation in favour of sustainable development. infrastructure. It would relieve S&P DPD Examination in Public, the documents states a requirement For plan-making this means that pressure on the Green Belt, other Inspector recommended in a letter to identify future housing land to Local Planning Authorities should environmentally sensitive locations to the Council on the 29th April 2014 deliver around 6,364 homes. positively seek opportunities to meet and the infrastructure of existing that they withdraw the S&P DPD on the development needs of their area On behalf of CEG, NLP has prepared settlements. two grounds: in full. an assessment of the housing need in 3. A combination of extensions 1. Employment Land Requirements; and Harrogate district using its ‘Headroom’ A key requirement of the NPPF is for and new settlements: 2. Housing Requirements. model. This concluded that Harrogate Local Planning Authorities to ‘boost This option would provide scope for district will actually require at least significantly the supply of new homes’. In relation to housing requirements sustainable extensions to existing 800 homes per year, rather than 621, This is reflected by a requirement the Inspector specifically states: settlements in less sensitive locations equating to a need for 16,800 homes to seek opportunities to deliver a alongside improvement to local “It is accepted by the Council that over the plan period. Taking the wide choice of high quality homes, infrastructure. A smaller new new the submitted DPD falls considerably above factors into account, the including affordable homes, which growth area or growth areas could short of meeting the objectively Local Plan would need to identify widen the choice for home ownership also be provided. and create sustainable, inclusive assessed need. The DPD seeks to future housing land to deliver communities. provide 390 dwellings per annum, around 10,350 homes. Given the extent of the housing in line with the Core Strategy, as CEG’s view is that the district requirement and the district’s The NPPF provides the opportunity for opposed to the Strategic Housing housing requirement could be met environmental and infrastructure Green Belt boundaries to be reviewed Market Assessment (2011) projections in three basic ways: constraints, CEG’s view is this as part of the Local Plans process. (sub-national and employment led 1. Extensions to existing final option is likely to be the most projections) of 862 and 1,086. Other settlements: preferable in overall planning and Local Policy parties have put forward different – sustainability terms. but not dissimilar – figures. This is a This would require development in the The Harrogate district does not very substantial shortfall.” Green Belt and would place added The precise housing requirement for have an up-to-date plan setting pressure on the services, facilities and the district will be subject to further out its housing requirement. Policy The Harrogate district Local Plan infrastructure in historic settlements discussion, however, irrespective of SG1: Settlement Growth: Housing Issues and Options Consultation draft such as Harrogate, the final figure, the most sustainable Distribution of the Core Strategy states that there is a need to plan for and Ripon. and appropriate solution to delivering (adopted in February 2009) uses 13,041 new homes over the period of the housing needs of the district the Regional Spatial Strategy for the the Local Plan, based on a figure of would be to deliver a settlement of and Humber (RSS) housing 621 new homes per year. around 5,000 homes at Hammerton. requirement of 390 dwellings per annum (net).

Hammerton Growth Area Harrogate: Our Vision 5 A61

A1(M)

Killinghall

Whixley Flaxby

Knaresborough A59 Green Hammerton

Goldsborough A59

Harrogate

A658

North Deighton Tockwith

A1(M)

Kirk Deighton

Wetherby

© Google Boston Spa

6 4.0 Site Context

Green Hammerton is a new growth area sustainable location for a new settlement with key road and rail links to Harrogate and , and beyond.

The site surrounds Green Hammerton and is north of Kirk Hammerton, separated by the railway line. Whixley lies to the north west.

Green Hammerton is located on the A59, 3.6 miles (5.8 km) from junction 47 of the A1(M). The A59 provides a direct road link to Harrogate, 11.9 miles (19.2 km) to the west and York, 10.1 miles (16.3 km) to the east.

Kirk Hammerton and railway stations lie to the south of Green Hammerton on the , providing a regular service between Harrogate and York. TO NORTH Site YORKSHIRE Characteristics A1(M) 1. Proximity to A59 and A1, Harrogate and York KNARESBOROUGH GREEN HAMMERTON 2. Proximity to both Cattal and Hammerton railway stations. A59 A59 HARROGATE RAILWAY LINE YORK

WETHERBY

A1(M)

TO

Hammerton Growth Area Harrogate: Our Vision 7 8 5.0 Townscape Character

Locally distinctive townscape evolves Green Hammerton is a historic as a place over many years reflected settlement which has retained its in street layout, built form and traditional character within a rural character. setting.

Both Green Hammerton and Kirk The village green is characterised by Hammerton have well defined main a wide open space fronted by houses trees, with a variety of buildings along a rural lane. in terms of size and design. The Buildings are typically wide fronted interaction with the surrounding framing the open space. Most houses countryside varies. are built in red brick with pantiled roofs, a consistent material palette is accented with distinctive architectural features.

Hammerton Growth Area Harrogate: Our Vision 9 10 6.0 Historic Context

Hammerton is derived from ‘tun’ and ‘hamor’ meaning ‘the homestead by a hill’.

Boroughbridge Road passes through Green Hammerton and aligns with the Roman road from York to Aldborough. This road was the key route from Harrogate to York before the by-pass A59 was built in 1989.

The village developed in linear form along the Roman Road and to either 1895 1910 side of The Green, which gave access to the Manor, now long gone. © Crown Copyright and Landmark Information Group Limited 2015 all rights reserved. This map may not be reproduced without permission. 752863828 OS County Series: YORKSHIRE 1:10,560 1895 © Crown Copyright and Landmark Information Group Limited 2015 all rights reserved. This map may not be reproduced without permission. 752863828 OS County Series: YORKSHIRE 1:10,560 1910

The East and West Yorkshire Junction Railway opened a route of 15 miles (24km) from York (Poppleton Junction) to Knaresborough in 1848. In 1851 a viaduct over the River Nidd completed the route to Harrogate. Hammerton and Cattal railway stations were stops on the original railway line.

1952 As demonstrated by the historic 1970 mapping, Green Hammerton has experienced limited growth and © Crown Copyright and Landmark Information Group Limited 2015 all rights reserved. This map may not be reproduced without permission. 752863828 OS County Series: YORKSHIRE 1:10,560 1952-1953 © Crown Copyright and Landmark Information Group Limited 2015 all rights reserved. This map may not be reproduced without permission. 752863828 OS Plan 1:10,000 1970 remains a compact, linear settlement.

Sources: Kirk Hammerton Parish Council Website Archive page BBC York and - Ar- cheology - Green Hammerton Dig Green Hammerton Conservation Area Character Appraisal

2015

Hammerton Growth Area Harrogate: Our Vision 11 25m

Whixley

30m

Green Hammerton

20m

45m

45m

30m 20m

Cattal Railway Station Hammerton Railway Station

Kirk Hammerton

Constraints Plan

KEY

Settlement area Roman Road (indicative) Parish boundary Listed building

Roads Watercourse Public right of way Conservation area

Railway line Floodplain Contours A59 barrier

Railway station Watermain (potential location) Woodland Johnsons wholesale nursery N

Views to Green Hammerton

12 7.0 Constraints

Understanding the site features Heritage and A59 that act as potential constraints and opportunities for development setting The A59 is a major road providing is central to preparing a responsive Careful design and landscaping will links to the A1(M) and Harrogate masterplan. minimise impacts on heritage assets to the west and to York to the east. This busy route separates part of The key constraints of the site and its and landscape character; and ensure Green Hammerton and is a barrier surroundings are illustrated opposite. that both Green Hammerton and Kirk Hammerton’s special character and between Green Hammerton and Kirk Landscape appearance is conserved. Hammerton. Considerations The site is adjacent to Green Railway Line Hammerton and Kirk Hammerton Land to the east of Green Hammerton Conservation areas which include The Harrogate to York railway line falls within the low-lying farmland clusters of Grade II listed buildings. is located south of the A59 to the character area within the River Ouse north of Kirk Hammerton. Three and Lower River Nidd River Corridors. Providence House is a Grade II listed level crossings provide links over the The land is flat to very gently building located north of the A59 on railway line at , undulating below 20m AOD. the approach to Green Hammerton Hammerton railway station and Parker from the west. Lane. The stations lie on the periphery The fields immediately surrounding of the settlements and are not readily Green Hammerton are bound by A Roman crossing point was accessible. a strong hedgerow network which discovered close to the River Nidd provides an important landscape to the east of Green Hammerton. Utilities setting. The direction of the road suggests it may align with Boroughbridge Road The water pipeline between Marton Land to the west of Green Hammerton through Green Hammerton. service reservoir (North Yorkshire) falls within the Whixley arable and Acomb Landing water treatment farmland character area. The land is works (City of York), follows the A59 gently undulating from between 20m and curves around the north east of AOD to 45m AOD. Medium to large Green Hammerton, the exact route sized fields are bound by a mix of of the pipeline is subject of further hedges and fencing, the Johnsons investigation. wholesale nursery covers a large area in contrast with the arable land.

New development should respect the local landform with integrated landscaping defining development limits.

Hammerton Growth Area Harrogate: Our Vision 13 25m

Whixley

30m

Green Hammerton

20m

45m

45m

30m 20m

Cattal Railway Station Hammerton Railway Station

Kirk Hammerton

Opportunities Plan

KEY

Settlement area Potential new village Watercourse Potential to downgrade A59

Roads Railway station Public right of way Potential development extents

Railway line Potential new railway station Contours Parkland setting N Potential park and ride Woodland Long distance views

14 8.0 Opportunities

The site presents an opportunity to Key Views Landscape Setting to positively contribute to meeting housing need and infrastructure, Key views can help structure the The pattern of existing hedgerows deliver affordable housing, and layout of built form and open spaces. provides a well-defined landscape promote sustainable living in a manner structure to the site which can help to Coney Garth Hill provides elevated which respects the existing landscape shape a development. pattern and creates an attractive new views towards York and beyond. There settlement. are also views of and from Providence There is an opportunity to create Hill to the south west. greenway linkages following the hedge lines which would provide Access and Within Green Hammerton there attractive pedestrian routes and are strong views of the ‘open’ Movement preserve wildlife corridors. countryside from The Green to the There is an opportunity to downgrade west, connecting the village with its the A59 through Green Hammerton surrounding arable landscape. Beyond Sustainability and reroute traffic onto a new by-pass The Green there are views from Back There are opportunities in conjunction road. Lane and Water Slack Lane across with development and infrastructure A park and ride at one of the stations open countryside. to provide new village centres with services and facilities within walking could encourage sustainable transport There is potential to protect distance for new and existing use for journeys to Harrogate and York the landscape setting of Green residents. via train. Hammerton with designated parkland There is also potential to site a new and green corridors maintaining views railway station on Parker Lane in a and sense of openness. location which is more central and accessible to Green Hammerton.

Hammerton Growth Area Harrogate: Our Vision 15 Concept Plan

KEY

Settlement area Potential new village Watercourse Potential to downgrade A59

Roads Railway station Public right of way Potential to reroute A59

Railway line Potential new railway station Contours Potential green corridors N

Potential park and ride Woodland Parkland setting

16 9.0 Design Concept

The concept for the site is to create Principle 3: Principle 6: Principle 7: village communities within an overall Respect the setting of Green Create a generous landscape Local distinctiveness Hammerton framework connecting landscape framework. High quality architecture will be With the potential for new local The development will draw on An extensive network of green open used and varied to reflect the local centres and large areas of open the natural and built environment, spaces will surround and permeate vernacular while allowing for more space. The new communities will heritage and natural assets of Green the heart of the new neighbourhoods, modern interpretation. benefit both new and existing Hammerton and Kirk Hammerton connecting the existing and future residents. to create a framework for new communities to the surrounding Buildings will be adaptable and development, fostering a sense of countryside. Orchards and allotments sustainable. legacy and natural evolution. will provide opportunities for local A copy of the initial Illustrative Key masterplan food production. principles The development will protect the Masterplan is enclosed overleaf. setting of Green Hammerton and key Woodland planting will help enclose Principle 1: views through the site. The re-routing the settlement and community A high quality place of the A59 and downgrading of the squares and gardens will provide the Our vision is to create a distinctive, existing road will integrate Green focal point for new homes. high quality place and an accessible, Hammerton. Sustainable Urban Drainage Systems legible and attractive environment Principle 4: will underpin the network of green for people to live and work in. Integration spaces reducing the risk of flooding, The new neighbourhoods could at countryside boundaries assisting with sustainable water support up to 5000 homes, including The interface with the countryside management and providing rich affordable housing with local centres around the site will be softened by habitats for wildlife. and supporting employment and the provision of buffer landscape community facilities to meet the day treatments at the edges of the to day needs and some of the high development and the extension of order goods and services. green fingers into the development Principle 2: area, to bring the countryside into the A walkable place new neighbourhoods. The neighbourhoods should be at a Visual integration will be achieved scale and form of development which WEST GREEN EAST through the retention of key trees HAMMERTON HAMMERTON HAMMERTON connect by foot at around a 400m and hedge lines within the site and radius. Within each neighbourhood respecting key views. there should be a mix of land uses and a compact built form with safe and attractive pedestrian corridors.

KIRK HAMMERTON

Hammerton Growth Area Harrogate: Our Vision 17 Illustrative Masterplan

KEY

Employment Primary School site Residential - low density

District Centre Secondary School site Parks, natural and semi- natural open space, amenity Local Centre Residential - high density green space N

Residential - medium density Landscape buffers

18 10.0 Transport and Accessibility

It is important that transport and Key improvements could comprise: access to the development provides 1. Improvements to the site access opportunities for sustainable travel onto the A59 choices. 2. Bus routes We will respect existing Public Rights 3. A park and ride at Hammerton of Way and think creatively about Station new pedestrian and cycling networks 4. A new rail station through the site and connections beyond – including making the most of the opportunity created by the existing railway stations.

We will work with the local authority, and public transport providers to identify the potential scope to improve public transport connections to the site.

It is also critical we ensure that the highways infrastructure can accommodate the development. We will work with the North Yorkshire County Council and Harrogate Borough Council to ensure that appropriate highways improvement works are identified and delivered as part of the scheme.

Hammerton Growth Area Harrogate: Our Vision 19 20 11. 0 Other Community Infrastructure

In addition to the transport It is likely that the development of infrastructure, it will be crucial 5,000 homes will result in the delivery that the necessary community of the following facilities and services infrastructure required to support in central and accessible locations the new sustainable communities is within the development: provided alongside the new housing • 1 district centre and 4 local and at the right times. The delivery centres, which will include GP of infrastructure is a fundamental surgeries, community halls, post objective of CEG’s proposal. The offices, dentists and local shops; community infrastructure provision will initially build upon and improve • 4 new primary schools and 1 new the existing infrastructure of Green secondary school; Hammerton and Kirk Hammerton (e.g. primary schools, local shops, • A range of types and sizes of post office, village hall, etc) but will public open space throughout quickly result in a wide range of new the development, including parks, additional facilities and services to playgrounds and sports pitches. support the new residents living in This community infrastructure is the area. shown on the initial illustrative masterplan.

Hammerton Growth Area Harrogate: Our Vision 21 22 12.0 Deliverability and Next Steps

Deliverability Having undertaken initial assessments of the site potential, CEG is confident Based on a minimum requirement of that it can deliver the significant 800 homes per year, there would be sustainable growth of Hammerton a total requirement of 16,800 homes to help meet the identified local and over the 21 year plan period and a district housing needs. shortfall of around 10, 350 dwellings. The vision and its masterplan are an The 2000 homes suggested in the important first step in developing our Hammerton and Cattal Area under proposals. Option 3 of the Local Plan Issues and Further analysis of these areas will Options document would therefore be now be undertaken to produce more insufficient to meet the housing needs detailed proposals including the of the Borough. potential mix of uses and associated This shortfall is best facilities. accommodated through a The options will be shared with combination of some additional Harrogate Borough Council and urban extensions and significant promoted through the emerging Local growth at Hammerton to the Plan incorporating engagement with order of 5,000 new homes and local communities, councillors and assoicated infrastructure. other stakeholders.

Hammerton Growth Area Harrogate: Our Vision 23 Client Commercial Estates Group Planning Consultant and Masterplanning Nathaniel Lichfield & Partners Transport Bryan G Hall

24