ADVICE NOTE PREPARED BY {SITE DETAILS} / {CLIENT NAME} RURAL SOLUTIONS LTD

EXAMINATION HEARING STATEMENT MATTER 10

NORTH STAINLEY GARDEN VILLAGE NORTH STAINLEY ESTATE

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EXAMINATION HEARING STATEMENT – MATTER 10

LOCA L AUTHORITY HARROGATE BOROUGH CO UNCIL

L O C A L P L A N HARROGATE LOCAL PLAN

ON BEHALF OF NORTH STAINLEY ESTAT E

I S S U E D A T E 6 TH DECEMBER 2018

PREPARED BY JAMES PODESTA M R T P I , DIRECTOR

CANALSIDE HOUSE 01756 797501 BREWERY LANE [email protected] SKIPTON WWW. RURALSOLUTIONS.CO.UK NORTH YORKSHIRE REGISTERED IN ENGLAND NO. 6839914 B D 2 3 1 D R VAT REGISTRATION NO. 972 8082 90

AUTHOR VERSION DATE

JP VERSION 1.00 06/12/2018

CONTENTS

1. MATTER 10: SECONDARY SERVICE VILLAGE ALL OCATIONS 6

APPENDIX1: SUSTAINAB ILITY COMMUNITY / RE SIDENT LIFE CYCLE 14

EXAMINATION HEARING STATEMENT – MATTER 10 PREPARED BY NORTH STAINLEY ESTATE RURAL SOLUTIONS LTD

1. MATTER 10: SECONDARY SERVICE VILLAGE ALLOCATIONS (10) Are the following allocations [NS3 and NS6], as defined on the policies map, soundly based? 1.1: The land comprising draft allocation NS3 is owned by our clients and forms part of the North Stainley Estate.

1.2: The draft allocation at NS3 is for housing on a site area of approximately 5 hectares (net). Harrogate Borough Council (HBC) has calculated a yie ld of approximately 134 dwellings (that would equate to a net density of just under 27 dwellings per hectare).

1.3: It is our view that the NS3 allocation is ‘sound’ as it accords with requirements of the National Planning Policy Framework (NPPF) paragraph 35 i n relation the whole plan or strategic policies which states that, to be found ‘sound’ it [policies] must be; positively prepared; justified; effective; and consistent with national policy.

Positively Prepared:

1.4: The site (NS3) has been part of the Local Pl an development from the Strategic Housing Land Availability Assessment (SHLAA), through various consultation draft Local Plan iterations, to submission draft Local Plan. Its’ suitability to host residential development has been tested by detailed analysis by independent specialist consultants acting on behalf of NSE. This information has been provided to the Council to support their decision-making process. The parties have worked together in a constructive and positive manner to provide information and identify sustainable sites for allocation. The proposed allocation of the site has also been discussed in detail with the local community during the plan making period and has attracted general support.

1.5: An important factor influencing the allocation of NS3 an d NS6 is the shared objective (amongst North Stainley Estate, the resident community, local planning and education authorities and the Diocese of Leeds) to safeguard the future of primary education at North Stainley and if possible, to enhance and improve the conditions in which education is delivered. The two draft allocations therefore need to be considered alongside the proposals for investment in new educational facilities in North Stainley (see the Infrastructure Delivery Plan) and the proposed allocation of a site for a new primary school.

1.6: It is our view that the allocation of NS3 and NS6 can be considered to be positively prepared when linked to the expansion or replacement of North Stainley Primary School.

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EXAMINATION HEARING STATEMENT – MATTER 10 PREPARED BY NORTH STAINLEY ESTATE RURAL SOLUTIONS LTD

Justified

1.7: The inclusion of the site (NS3) is justified as part of an appropriate strategy, taking account of reasonable alternatives and based on proportionate evidence. The settlement of North Stainley is included in the growth strategy policy as a location for development, it is part of the settlement hierarchy and is supported by detailed evidence.

1.8: The approach taken by the Council to distribute development around key settlements and rural villages is in our view appropriate for Harrogate borough and is entirely consistent with national planning policy (see below).

1.9: Harrogate’s rural villages form an important part of the borough’s settlement pattern and provide important social and economic infrastructure that offers good quality of life to that part of the borough’s population that chooses to l ive in them. The rural villages and the communities they host play an important role in the social and economic vitality of the borough and are an important part of its character and distinctiveness.

1.10: Enabling the development of new housing in rural village s is therefore entirely justified, especially where it can help deliver enhancements or additions to local services and facilities (as is proposed here).

1.11: Policy GS2 notes that scale of development will be determined by; the settlements role and character, its relationship with the public transport corridor; the need to deliver new homes and jobs; and the need to maintain or enhance services and facilities in rural villages.

1.12: The scale of development is justified. Given the rural nature of the borough and distribution of settlements, it is well acknowledged that housing development is going to have to take place outside of the main settlements if the borough is going to achieve its minimum objectively assessed housing requirement. The borough needs to allocate sustainable and deliverable housing sites to accommodate its need (as a minimum starting point) and on past evidence, a range and variety of deliverable sites are required to do that.

1.13: The settlement is capable and suitable to host scale of development p roposed in the two draft housing allocations, subject to the necessary investment in primary education.

1.14: North Stainley is on a main transport corridor that provides private and public transport access to Ripon, Masham, Richmond and Harrogate. The land comprising draft allocation NS3 is within a single ownership 1, it is available and deliverable and can make an important contribution to the supply of housing land in the rural area.

1 North Stainley Estate

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EXAMINATION HEARING STATEMENT – MATTER 10 PREPARED BY NORTH STAINLEY ESTATE RURAL SOLUTIONS LTD

1.15: It is the Estate’s intent that development of this allocation will enable t he long- term sustainability of the settlement as it will help the Estate to enhance and add to services and facilities in North Stainley 2.

Effective:

1.16: The proposed residential development is deliverable over the plan period. The draft allocation includes for up to 134 dwellings on approximately 5 hectares of land (net). That is approximately 27 dwellings per hectare. That accords with the draft local policy and NPPF.

1.17: Development of the housing element will be phased and is likely to be built out at between 30 and 35 dwellings per annum which would deliver the entire development with 4-4.5 years i.e. within the first 5 years of the local plan.

1.18: A recent publication by Lichfield’s, ‘Start to Finish: How Quickly do Large -Scale Housing Sites Deliver? (November 2016) 3, notes that

‘Our [Lichfield’s] analysis supports this concept: larger sites deliver more homes each year, but even the biggest schemes (those with capacity for 2,000 units) will, on average, deliver fewer than 200 dwellings per annum, albeit their average rate – 161 units per annum – is six times that of sites of less than 100 units (27 units per annum)’.

1.19: In appendix 2 of the draft Local Plan Harrogate has considered a delivery rate of 30 dwellings per annum over the period 2020/21 – 2025/26.

1.20: On the basis of this analysis the average build -out would be 32 dwellings per year (just over a 4-year build). Even if a more cautious approach to build out rates was adopted, at 27 dwellings per annum the site at NS3 would still be fully deliverable within the first 5 years of the new Local Plan.

Consistent with NPPF:

1.21: The proposed draft allocation (NS3) is consistent with national planning policy in seeking to significantly boost the supply of housing (paragraph 59) and providing a sufficient amount and variety of land for housing development (paragraph 59). This is particularly true in Harrogate which has a large rural element.

1.22: It is consistent with national policy in the delivery of a different size, type and tenure of housing for different groups in the community including affordable housing, housing for families with children, and older people (paragraph 61). The

2 In addition to expanding and improving primary education the Estate’s development vision includes the provision of a new village shop and café, together with workspace (on a separate site). See NSE Vision Document. 3 https://lichfields.uk/media/1728/start-to-finish.pdf

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EXAMINATION HEARING STATEMENT – MATTER 10 PREPARED BY NORTH STAINLEY ESTATE RURAL SOLUTIONS LTD

proposal has been assessed for availability, suitability and likely economic viability through the SHLAA as required at paragraph 67 and s o accords with national policy on that basis.

1.23: The NPPF notes at paragraph 72 that,

‘the supply of large numbers of new homes can often be best achieved through planning for larger scale development, such as new settlements, or significant extensions to existing villages and towns, providing they are well located and designed and supported by the necessary infrastructure and facilities’ (our emphasis).

1.24: Paragraph 73 sets out that local planning authorities should identify and update annually a supply of specific deliverable sites sufficient to provide a minimum 5 - year housing land. The draft allocation at North Stainley accords with this policy and contributes towards the minimum requirement 4.

1.25: A key policy for rural housing (paragraph 78) notes that,

‘to promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities’ (our emphasis).

1.26: This the proposed development at NS3 accords with this policy and supports the government’s sentiment on housing in rural locations. It goes on to set out that,

‘planning policies [such as GS2] should identify opportunities for villages to grow and thrive, especially where this will suppo rt local services’ (our emphasis).

1.27: Other policies in the NPPF including paragraph 83 and 84 ‘supporting a prosperous rural economy’, are supportive and relate to the wider development proposal at North Stainley.

1.28: The proposed draft allocation also supports wider aspirations of protecting Areas of Outstanding Natural Beauty (AONB) and Green Belt from encroachment, by focusing development at existing settlements.

4 At the time of drafting this Matters Paper, the housing delivery test are overdue publication. We therefore reserve the right to make further representations verbally, should there be significant implications of this for Harrogate

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EXAMINATION HEARING STATEMENT – MATTER 10 PREPARED BY NORTH STAINLEY ESTATE RURAL SOLUTIONS LTD

(10.2) Are the criteria set out in the relevant policies justified, effective, and consistent with other plan policies and with national planning policy (with particular regard to that in relation to the historic environment)? 1.29: The policy requirements in relation to NS3 are prescriptive. Most are covered by national policy requirements. An appropriate balance should be struck between seeking a high-quality development, without unnecessary repetition of national policy.

1.30: The requirement for technical information in addition to the local validation criteria is accepted, but there is clearly oppo rtunity to reduce the site-specific requirements that will be covered by local and national policy.

1.31: With regard to the requirements around the historic environment, it is the Estates opinion that these are not necessary to ensure a sensitive and appropriat e development of the site. They are addressed by national policy, which is a material consideration.

1.32: Site specific policies should include addressing requirements that are not covered by local policy in the remainder of the draft Local Plan of national pol icy, and which will advance the timely development of the site. They should not hold up delivery of a housing site.

(10.3) Is there evidence that the development of the housing allocation is viable? 1.33: North Stainley Estate has a proven track record in delivery. It has been responsible for the viable growth of North Stainley village over the past twenty to thirty years, bringing forward some 200 new homes together with village hall, cricket pitch and playing fields and public realm over that time.

1.34: The draft allocation has arisen following extensive discussions between North Stainley Estate and the planning authority informed by a significant volume of detailed technical work and investigations. Studies h ave been undertaken into access, ecology, landscape and visual impact, flood and drainage, heritage and arboriculture. Research has been undertaken into house builder demand, likely sales values and sales rates.

1.35: Evidence gathered, and the development expe rience of the Estate combine to inform our view that the site is viable. Viability is supported by the following circumstances; suitability, availability and deliverability.

1.36: The land is suitable. Detailed analysis over the plan making period has demonstrated that the site is technically suitable, can be accessed safely, can accommodate the proposed number of dwellings based on good design and provides a logical extension to the settlement.

1.37: The site is available, in single ownership and with a willing land owner that wants to develop the site in the short term.

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EXAMINATION HEARING STATEMENT – MATTER 10 PREPARED BY NORTH STAINLEY ESTATE RURAL SOLUTIONS LTD

1.38: The site is deliverable in the short term based on even the more pessimistic delivery rates.

1.39: It is therefore considered that the site is suitable, available and deliverable and is therefore viable as a site allocation.

1.40: Discussions have been undertaken and are ongoing with stakeholders in the primary school (Governors, LEA Diocese of Leeds) in respect of form, siting, cost and funding.

1.41: Detailed work has been undertaken into the ‘development yield ’ of the site and costs associated with delivery of a new or improved and expanded primary school. The Estate is confident that the educational requirements identified by the school stakeholders can be met by the combination of funds arising from the development of the two draft allocated sites in North Stainley, funds from the redevelopment or sale of the existing school site and LEA capital and revenue budgets.

1.42: The Estate is currently in the advanced stage of preparing a planning application (an EIA scoping request has already been dealt with by the local planning authority) for the development of new housing, a new village shop, new primary school and workspace.

1.43: Work undertaken in relation to the earlier consultation has given them in an excellent position to deliver an achievable and viable scheme on the site.

1.44: This advanced stage of preparation means that delivery on site can be achieved comfortably within the timescales set out within appendix 2 of the draft Local Plan.

(10.3. cont.) Would the allocation of these sites [NS3 and NS6], which would result in a very significant increase in the size of the village, be justified, having regard to North Stainley’s role and its position in the settlement hierarchy? 1.45: This question raises two points, one relatin g the role and function of North Stainley and two, its position in the settlement hierarchy.

1.46: We have some concerns relating to the application of a firm settlement hierarchy in the first place and have previously raised challenges about both the need for two tiers of rural villages and the classification of North Stainley as a secondary service village.

1.47: The Estate has made representations that the village should be re -classified as a ‘primary service village’. Failing that, the local plan should recognise that the function of settlements is dynamic rather than static and allow for the shift of settlements from one tier of a settlement hierarchy to another (up or down) in the event that changes in the characteristics and role and function merit it.

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EXAMINATION HEARING STATEMENT – MATTER 10 PREPARED BY NORTH STAINLEY ESTATE RURAL SOLUTIONS LTD

1.48: It is important to note however, that should North Stainley remain a ‘secondary service village’ it is the Estate’s view that the specific circumstances and opportunities associated with the scale of development proposed provide clear justification for their adoption.

1.49: Our concerns around the rigidity of settlement hierarchies are helpfully articulated in the recent CLA publication ‘Strong Foundations Sustainable Villages’ 5. In this document the CLA states that,

1.50: ‘outdated sustainability assessments and a static ap proach to rural planning have led to the stagnation of thousands of rural communities. While housing is the focus, the implications of current policy and practice are as damaging for new economic development as they are for new homes’.

1.51: The point that the CLA seeks to make, which we wholeheartedly agree with, talks to role and function, and is that the sustainability of a village, or a development, should not be dictated or fixed by its position within a settlement hierarchy. Rather the matter should be con sidered on its merits, with the test being that set out in national policy (NPPF paragraph 79) that housing should be located where it will enhance or maintain the vitality of rural communities.

1.52: Given their linkage to investment in the primary school and the manner in which North Stainley Estate seeks to bring forward development 6 the allocations proposed at North Stainley will demonstrably achieve this.

1.53: NSE has consistently promoted development of the scale proposed at North Stainley as a holistic, inclusive and comprehensive project for the sustainable development of the whole settlement. The proposals are anchored in well - established principles of sustainability and sustainable development which look to address the problems that many rural settlements f ace.

1.54: The development approach seeks to address the individual elements, or building blocks, that lay the foundations for sustainable development in perpetuity and addresses the loss of sections of the population that is also experienced by many rural settlements 7.

1.55: The proposed growth of North Stainley represents the final stage of a 50 -year vision of the Estate. The fulfilment of this vision will complete the community’s journey from roadside settlement to a fully functional and sustainable community, ensuring future vitality. These are attributes that central government is promoting through its support for sustainable development initiatives like new garden settlements.

5 https://www.cla.org.uk/sites/default/files/FINAL_CLA%20StrongFoundations%20Sustainable%20Villages%2 0lo%20res.pdf 6 See our earlier submission, Vision and promotional documents submitted to Harrogate Borough Council 7 See Appendix 1 for diagrammatic representations of a Sustainable Community and the Resident Life Cycle

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EXAMINATION HEARING STATEMENT – MATTER 10 PREPARED BY NORTH STAINLEY ESTATE RURAL SOLUTIONS LTD

1.56: The proposed development in North Stainley (including NS3) is supported by Lord Matthew Taylor, the Government’s advisor on the creation of new garden settlements. He has taken an active interest in North Stainley and is working very closely with the Estate and HBC to deliver an ambitious development that will have wider reaching positive consequences for development in rural settlements with a predominant land owner.

1.57: To deliver the wider significant benefits and enhancements and create a sustainable community at North Stainley, the Estate consider that a minimum quantum of housing development will be required. In particular, the delivery of a 105-place primary school will require a significant financial contribution from the sale of new housing at NS3 and NS6 (circa 200 dwellings).

1.58: Whilst the Estate makes not detailed comment on the loc ation, sustainability credentials or relative advantages / disadvantages of Mr Bryant’s land (NS6), it does support the overall quantum of development proposed through the allocations for North Stainley.

1.59: The Estate is confident that should NS6 not be sufficiently supported at the examination or not be found to be ‘sound’ for any reason, that it can provide alternative land in its ownership that would accommodate the same level of sustainable development.

Ends.

Word Count. 2891

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EXAMINATION HEARING STATEMENT – MATTER 10 PREPARED BY NORTH STAINLEY ESTATE RURAL SOLUTIONS LTD

APPENDIX1: SUSTAINABIL ITY COMMUNITY / RESIDENT LIFE CYCLE

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APPENDIX 2 - North Stainley Village Final Phase 2017 RESIDENTSR ES LIFEI D TCYCLEENHET R VILLESIDEANGTE L LIFIFECEY CCLYECL - CEU -R RCUENRRENTT VS. FU VTS.UR FUE T URE

C URRENT F UTURE

Leave for Reta il and Retirem e n t Travel f o r C h ildcar e and Nur sery

P r ovi d e d L ocally :

Travel f o r Childcar e , N urs e ry, Employment, Ent ert a inmen t , E d u cation, Ret a il, Emp l oyment Recreatio n , Opportunities , Health a n d Spo r t Ente rta inme nt, Reta il, L eave for Rec rea tio n, Hea lth , Aff ordable a n d A ltern a tiv e Sport, A ffo r dable and Hou s ing A lterna tiv e H o u s ing Travel f o r a n d Retirement C h ildcar e , Nur sery and F acilities for Educatio n

Travel for Em p l oyment, Entert a i nment, Ret a il, Rec rea tion, Health and S port Leave f o r Aff ordable and Alternative Housi n g

“These proposals will allow someone to be born in the Village, go to school in the Village and grow up in the Village, work and develop their career in the Village before eventually retiring in the Village. No longer should we automatically expect to lose members of our younger generation in their quest to start a career. Nor should we automatically expect members of our older generation to have to leave when they become too old or incapable of driving to the shops to get their essential supplies.”

A SUSTAINABLE FUTURE FOR NORTH STAINLEY A SUSTAINABLE COMMUNITY FOR THE FUTURE

Sustainable Community ‘The power or ability to continue in existence, live or grow’

The ‘Topping out’ layer, the ultimate synergy created as a result of the sum of the parts being greater than the whole

Renewable energy & Access to food & Connectivity & building materials: water: Infrastructure: • Supply of locally • Readily available access • Readily available access produced green to food and water • to super-fast broadband energy and biomass • Allotments available for • Help reduce our reliance • Use of carbon those wishing to ‘grow on cars for retail, neutral materials their own’ fruit and employment and social vegetables reasons • Improve local infrastructure and housing

The ‘Life Blood’ layer providing essential resources & infrastructure needed to both exist & function as a community

Access to essential Access to non essential Identify opportunities to Provision of optimum community facilities to add to support new local amount and mix of new facilities & services to quality of life and opportunities and retain housing: meet everyday needs: vitality: existing employment: • To achieve min level of • Stop permanent leakage • Minimise ‘temporary • Foster growth funding to pay for all from Resident Life leakage’ from Resident • Avoid having one large ‘subsidised development’ Cycle (See Fig. 1) Life Cycle (See Fig. 2) employer, create diverse • To support population • Increase local • Maximise and foster a economic and growth to guarantee employment availability ‘Sense of Destination’ employment base sufficient long term usage • Increase local of all facilities i.e. ‘critical employment availability mass’

Foundation layer including identification of all new essential and non essential development without which the community would never be sustainable

A SUSTAINABLE FUTURE FOR NORTH STAINLEY

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