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Bishop Monkton Action Group (Bmag)

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Bishop Monkton Action Group (Bmag) BISHOP MONKTON ACTION GROUP (BMAG) REPRESENTATION OF OBJECTION to DEVELOPMENT PROPOSAL By Berkeley DeVeer/Alfa Homes Case No.: 20/05181/FULMAJ Site: Land Comprising Field At 432447 466225 Moor Road Bishop Monkton North Yorkshire Proposal: Residential development of 98 dwellings including access, landscaping and public open space. 1st March 2021 BMAG – Representation March 2021 Introduction The Bishop Monkton Action Group (BMAG) represents an ever-growing number of residents in our village who have already expressed their objections to Alfa Homes planning application. At the time of writing, these number over 200, and all are united in the fear of the bad effects the application will bring upon us and on our village in perpetuity - if granted. Our members and patrons include 140 members on our Facebook group, in addition to residents who have signed up through emails. The fact that the site is allocated within the Local Plan does not signify sound planning policy was exercised, particularly in the light of the NYCC LLFA report regarding Drainage and of recent announcements by the Secretary of State, who clearly wants to see a change in the system of consultation and the abandonment of national housing targets. Several sites around our village have been allocated for high-density development which pay no regard to the essence of Bishop Monkton and its centuries-old organic growth and architecture. Furthermore, we fear the implications for the dreadful flooding we already suffer in heavy rain, our over-stretched sewerage infrastructure and the inadequacy of our narrow lanes which were laid out for horses around field boundaries and not for the burden of heavy traffic. We suggest that anyone can see that even contemplating increasing the risk of flooding in this particular village would verge on the irresponsible and be gravely unfair to those already affected. We are confident that our councillors will see that, in the light of mass public opinion already expressed and a more detailed understanding of the implications of a bad decision for a village in their locality, common sense should be allowed to prevail and a permission to grant this application where there is already an acknowledged oversupply above housing provision, should be refused. We object to the application. 2 BMAG – Representation March 2021 Policies & References Policy Publishing Authority Acronym National Planning policy framework (February Ministry of Housing, Communities & NPPF 2019) Local Government Site Specific requirements for BM2 and BM4 - Harrogate Borough Council HBCDM part of Harrogate District Local plan adopted in March 2020 Development Limits policies- part of Harrogate Harrogate Borough Council HBCDL District Local plan adopted in March 2020 Housing mix and Density - part of Harrogate Harrogate Borough Council HBCHD District Local plan adopted in March 2020 Bishop Monkton Conservation Character Harrogate Borough Council BMCCA Appraisal 2008 Strategic Flood Risk Assessment 2016 Harrogate Borough Council SFRA Executive Summary of Policy Noncompliance Policy Reasons Details NPPF (155) Inappropriate development in areas at risk Plan proposes surface water draining into Appendix A of flooding should be avoided by directing existing sewers confirmed to be operating development away from areas at highest risk (whether at full capacity by Yorkshire Water. existing or future). Where development is necessary in The SFRA section 5.6, table 5.4 references such areas, the development should be made safe for Bishop Monkton village (River flooding) as its lifetime without increasing flood risk elsewhere one location where there have been NPPF (156) Strategic policies should be informed by a significant flooding incidents in the past. strategic flood risk assessment, and should manage The plan as submitted if approved will end flood risk from all sources. They should consider up adding Surface Water to that table. cumulative impacts in, or affecting, local areas susceptible to flooding, and take account of advice from the Environment Agency and other relevant flood risk management authorities, such as lead local flood authorities and internal drainage boards 3 BMAG – Representation March 2021 NPPF (170e) preventing new and existing development Additional foul water (25% more) from Appendix B from contributing to, being put at unacceptable risk development entering existing sewerage from, or being adversely affected by, unacceptable which at times of rains leads to sewage levels of soil, air, water or noise pollution or land surcharge increasing pollution for Bishop instability. Development should, wherever possible, Monkton Beck onto River Ure and North Sea help to improve local environmental conditions such as air and water quality, taking into account relevant information such as river basin management plans NPPF (108c) any significant impacts from the It is clear that the proximity of the site to Appendix C development on the transport network (in terms of dangerous crossroads along with the capacity and congestion), or on highway safety, can be narrow often flooded roads into the village cost effectively mitigated to an acceptable degree impacts the highway safety. NPPF (102a) the potential impacts of development on The entire ITP has been shown to be flawed Appendix D transport networks can be addressed analysis with irrelevant TRICS data, using NPPF (104a) Planning policies should support an MSOA area instead of LSOA to model traffic appropriate mix of uses across an area, and within flows. Many proposals such as encouraging larger scale sites, to minimise the number and length working from Home are impractical unless of journeys needed for employment, shopping, Alfa Homes adopts discriminatory policies leisure, education and other activities to sell homes only to individuals and families who are employed by organisations that allow working from home. NPPF 8 Achieving sustainable development means that The development increases water pollution Appendix E the planning system has three overarching objectives, by about 25% by introducing foul water which are interdependent and need to be pursued in which surcharges downstream. mutually supportive ways (so that opportunities can be The local needs are for sympathetic taken to secure net gains across each of the different developments that preserve the natural objectives)” and defines an environmental objective (c) landscapes and in line with character. stating “an environmental objective–to contribute to The development at 2.5 storey spoils the protecting and enhancing our natural, built and natural and historic environment historic environment; including making effective use landscapes. Views of Ripon Cathedral and of land, helping to improve biodiversity, using natural Hambleton Hills from Burton Leonard and resources prudently, minimising waste and pollution, views of the village from walking paths are and mitigating and adapting to climate change, all lost forever. including moving to a low carbon economy The high-density development with a NPPF 77 In rural areas, planning policies and decisions suburban metropolitan design at 2/2.5 should be responsive to local circumstances and storey located at the edge of the village support housing developments that reflect local needs. close to the accident blackspot will destroy the vitality of the rural communities NPPF 78 To promote sustainable development in rural through loss of views, loss of landscaping areas, housing should be located where it will and loss of biodiversity. enhance or maintain the vitality of rural communities HBCDM The design and layout of development should The existing village settlement across the Appendix F integrate the new housing across the site with the site is 65% bungalows. Alfa Home’s plan existing village proposals for 2/2.5 storey on an elevated HBCDL The proposal is of a scale and nature that is in plot are overbearing, out of character and keeping with the core shape and form of the do not integrate. 4 BMAG – Representation March 2021 settlement and will not significantly harm its With no front gardens to 65% dwellings and character, appearance, and setting no side/border shrubs for 85% dwellings in NPPF 122(d) the desirability of maintaining an area’s the Alfa Home’s plan, this is a metropolitan prevailing character and setting (including residential suburban design that is out of character gardens), or of promoting regeneration and change with existing village BMCCA New buildings will only be permitted where With a 25% increase of homes at twice the they respect, rather than compete with the historic average density of the neighbouring parts of skyline, respect landform and landscape pattern and the village this will significantly harm the are accompanied by a comprehensive landscape existing village character, appearance and scheme that is integral to the design. setting HBCDM: The design and layout of development should integrate the new housing across the site with the existing village Planning Context of the Harrogate District Local plan We would like to highlight the historical planning context of the HBC District plan for Bishop Monkton Village. The Past The original 2016/2017 Local Plan draft consultative proposal was to build 82 new houses in Bishop Monkton three sites: BM2(40), BM4(16), and BM3(26). In 2017 at the additional sites consultation stage, this was increased to 112; achieved by extending the BM4 area along with density increases. The final breakdown was: BM2 + BM4 - 94, and BM3 - 32, a total of 126
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