North Northallerton Masterplan

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North Northallerton Development Area Masterplan Framework and Design Guidance Final Report

May 2011 North Northallerton Development Area – Masterplan Framework & Design Guidance

North Northallerton

Development Area

Masterplan Framework and Design Guidance

May 2011

FINAL REPORT

Document: 5335.doc.2.03 Taylor Young Compiled By: SP/BW Chadsworth House Reviewed By: JF Wilmslow Road Date: May 2011 Handforth Cheshire SK9 3HP

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North Northallerton Development Area – Masterplan Framework & Design Guidance

Contents

List of Figures 1. Introduction 4 Figure 1.1: Strategic Context Figure 1.2: Town Context 2. Policy Context 10 Figure 1.3: Study Area Boundary Figure 1.4: Social Infrastructure Context 3. Vision and Objectives 16 Figure 2.1: North Northallerton Development Area (from Allocations DPD) 4. Issues and Opportunities 22 Figure 4.1: Key Views and Contours Figure 4.2: Settlement Form Figure 4.3: Village Studies 5. Design Evolution 36 Figure 4.4: Preliminary Constraints Figure 4.5: Potential Opportunities 6. Masterplan Framework 48 Figure 6.1: Land-use Framework Figure 6.2: Movement Framework 7. Design Guidance 82 Figure 6.3: Open Space & Landscape Framework Figure 6.4: Character Areas 8. Indicative Sketch Designs 148 Figure 6.5: Masterplan Framework Figure 6.6: Illustrative Masterplan 9. Delivery Plan 162 Figure 7.1: Gateways & Approaches Figure 8.1: Area 1 Sketch – Village Centre Figure 8.2: Indicative Plan of Village Centre Figure 8.3: Area 2 Sketch – Stokesley View List of Tables Figure 8.4: Area 3 Sketch – Halfway Park/Hawthorne Table 3.1: Project Matrix Figure 8.5: Indicative Plan of Halfway Park area Figure 9.1: Land Ownership Table 5.1: Consultation exercise - comments and responses Figure 9.2: Indicative Phasing Table 5.2: Northallerton Area Forum – comments and responses Table 6.1: Ingredients Schedule Table 6.2: Policy requirements for open space Table A2: Street typology and recommended treatments Table 9.1: Indicative Phasing

North Northallerton Development Area – Masterplan Framework & Design Guidance

1.3 This masterplanning study has been commissioned jointly by 1. Introduction Hambleton District Council and the Homes and Communities Agency. It has been funded through the HCA‟s Rural Masterplanning Fund and consequently has the aspiration of 1.1 In September 2010 Taylor Young were appointed by Hambleton becoming a project that will exemplify best practice in place- District Council (HDC) and the Homes and Communities Agency making for rural communities. It is being managed by HDC with (HCA) to prepare a Masterplan Framework and Design Guidance the advice and assistance of ATLAS (The Advisory Team for for the North Northallerton Development Area (NNDA). This is an Large Applications – part of the HCA). area, designated in the Allocations Development Plan Document (DPD), proposed for a sustainable mixed-use extension to the 1.4 Taylor Young are supported by ekosgen (economic and property north of the town, comprising around 965 new homes, market consultants), WYG (engineers advising on transport, employment space and recreation facilities. The extension also utilities and flood risk) and Instinctively Green (sustainability includes a new road linking Stokesley Road to Darlington Road specialist). The project is overseen by a steering group that also through the area. includes HDC and key stakeholders. 1.2 The purpose of the Masterplan Framework and Design Guidance 1.5 This document represents the Draft Masterplan Framework and is: Design Guidance. It builds upon the earlier Baseline Report and Preferred Masterplan Framework Paper. The report presents the To set out an overall approach and shared vision for the masterplan and design guidance and explains how these have NNDA; been arrived at, referring to the earlier stages of the study. It also To provide a clear planning framework for the site, provides a Delivery Framework to guide the partners in moving including a balance of land uses, type, mix and design; this project forward. 1.6 The following figures describe the location of the NNDA (the study To identify a deliverable and financially viable project that area). Figure 1.1 first shows the strategic context of Northallerton, delivers the vision for the area; showing its position in the sub-region and its relationship with To identify social and physical infrastructure requirements surrounding towns and communication networks. Figure 1.2 and the funding mechanisms for this, including likely places the NNDA in the context of Northallerton, showing how it development contributions; will act as a northern expansion to the town. Finally, Figure 1.3 defines the boundary of the NNDA as established by the To determine the appropriate phasing to ensure the timely Allocations DPD. Please note that this has now been slightly delivery of the development and infrastructure and a amended in the Masterplan Framework in order to provide better sustainable quality place; integration with the surrounding topography. To provide a clear planning framework for the site against which to assess planning applications and to ensure the delivery of the NNDA vision and objectives and a comprehensive and integrated place. To provide design guidance to inform detailed masterplanning.

North Northallerton Development Area – Masterplan Framework & Design Guidance

Figure 1.1: Strategic Context

North Northallerton Development Area – Masterplan Framework & Design Guidance

Figure 1.2: Town Context

North Northallerton Development Area – Masterplan Framework & Design Guidance

Figure 1.3: Study Area Boundary

North Northallerton Development Area – Masterplan Framework & Design Guidance

Figure 1.4: Social Infrastructure Context

North Northallerton Development Area – Masterplan Framework & Design Guidance

2. Policy Context Housing Density

2.1 This section sets out the planning policy context that supports the 2.5 Originally, PPS3 (2000) stated that housing densities should development proposed for the North Northallerton Development always be more than 30 dwellings per hectare (dph). As of July Area. This includes national guidance notes and local planning 2010, this minimum requirement has been scrapped. This was in policy. response to “too many high rise blocks with affordable apartments too small for families”. Nevertheless, sustainability and climate change remain crucially important. The new wording in PPS3 National Policy and Guidance provides supporting text encouraging local planning authorities to adopt good policies on density and housing design in order to 2.2 The Masterplan is fully compliant with current national planning address the efficient use of land, walkable densities, responding guidance, particularly PPS1 (Delivering Sustainable to local character and affordable housing provision. This is Development) and PPS3 (Housing). Also important are PPS4 reflected in Hambleton DC‟s policy on required densities for (Planning for Sustainable Economic Growth), PPG13 (Transport), development at North Northallerton (see under Local Policy .PPG17 (Open Space, Sport and Recreation) and PPS22 below). (Renewable Energy). 2.6 PPG17 (Open Space, Sport and Recreation) states that open 2.3 The recently published Manual for Streets 2 – Wider Application space, sport and recreation provision levels will be set locally. of the Principles (2010), takes the philosophies and design Where local assessments find that there are deficiencies caused principles set out in Manual for Streets and demonstrates how by new development the use of planning obligations to remedy they can be extended beyond residential streets to encompass these is advised. both urban and rural situations. The guidance encourages a breaking away from inflexible standards and traditional engineering solutions towards approaches which respond to local Local Policy context and which improve quality of life and environment.

2.4 In the context of urban extensions Manual for Streets 2 2.7 Hambleton District Council has made good progress with their recommends that roads should allow for the growth of towns and Local Development Framework (LDF). This includes the Core cities in a sustainable way, enabling new residents to benefit from Strategy, which was adopted in April 2007, and the existing facilities in the town. Of specific relevance to North Development Policies Development Plan Document (DPD), Northallerton, it states that “practice that relies on limited access adopted in February 2008. These policy documents establish via distributor and relief road limits the level of connectivity that Northallerton as one of two Principal Service Centres in the can be delivered and is not recommended”. District where the majority of development should be focused. Brompton is identified as a „service village‟. The Core Strategy establishes the following vision for Hambleton.

North Northallerton Development Area – Masterplan Framework & Design Guidance

Hambleton’s LDF Vision an extensive and robust evidence base, which also informs this masterplanning study. “By 2021 Hambleton‟s communities will have become sustainable, 2.11 The Allocations DPD clearly identified the North Northallerton prosperous, safe, healthy and vibrant. The development of vibrant Development Area as a development site: NM5, and goes on to and prosperous market towns and sustainable rural communities sub-divide into separate land parcels and state appropriate uses will have been supported. People from all sections of society will for each. Policy NM5 therefore forms the planning policy have been provided with access to homes, jobs and services, foundation for this current masterplanning exercise. more of the District‟s younger population will have been retained and the needs of the elderly will have been better met. This will all 2.12 In brief, the policy states the following uses and development have been achieved in ways that reduce the impact of society on requirements for each parcel, which are labeled A to G and are the environment, improve the quality of design of the built located on the plan extracted opposite. environment and protect and enhance Hambleton‟s environmental NM5A: 200 dwellings (based on 5.7 ha @ 35 dph) in assets such as its historic heritage.” Phases 2 & 3. Flood attenuation measures will be required. Open space will need to be incorporated. Access 2.8 Two objectives are proposed relating to the scale of new will be taken from the new Link Road. development in the District. The LDF will seek to: NM5B: 200 dwellings (6.5 ha @ 30 dph) in Phase 3. Flood increase significantly the proportion of new houses that attenuation and sewage disposal improvements will be are lower priced, securing affordable opportunities required. Access will be taken from Brompton Road and particularly for local first-time buyers; and the Link Road. reduce the rate of in-migration into the District from those NM5C: 165 dwellings (5.5 ha @ 30 dph) in Phase 3. seeking retirement homes or more attractive locations to Access will be taken from Stokesley Road, and also live, whilst working outside the District to north or south. pedestrian access from Winton Road. NM5D: Mixed use development comprising: 400 dwellings (11.4 ha @ 35 dph) and 5.8 ha of B1/B2 employment. 2.9 The Regional Spatial Strategy (RSS) for Yorkshire and the Balancing ponds will be required as part of the drainage Humber still forms part of the Development Plan (at the time of and flooding alleviation works. Access will be taken from writing). The key elements of the RSS that inform local policy, the Link Road. notably housing numbers, have now been established within the Allocations DPD as statutory local policy. NM5E: 5.7 ha of B1/B2/B8 employment. Access will be taken directly from a new roundabout between the A167

and the new Link Road. High quality B1 uses are required

to define this gateway. Allocations DPD 2.10 The key local planning policy document in respect of the North Northallerton Development Area is the Allocations DPD. This was adopted by HDC on 21 December 2010, having been found sound by the Inspector in September 2010. This DPD is built on

North Northallerton Development Area – Masterplan Framework & Design Guidance

Figure 2.1: North Northallerton Development Area (NM5) (from HDC Allocations DPD)

North Northallerton Development Area – Masterplan Framework & Design Guidance

NM5F: North Northallerton Link Road (8m carriageway Northallerton and Thirsk will contribute at least 51% of the plus cycleway, footpath and bridge over the railway line). housing development target for the district for the plan The cost will be met from developer contributions. period (based on Core Policy CP6). NM5G: Recreation development. Increased and better The housing requirement has been informed by the facilities for local sports clubs. Access will be taken from Housing Market Demand Study (2008). This indicated a Brompton Road and will also be connected to the footpath demand for all types of housing within the Northallerton and cycleway network. This will help to maintain the sub-area. It is therefore expected that the development will physical separation between Northallerton and Brompton. deliver a mix of two, three, four and five bedroom homes. 2.14 The Development Policies DPD was adopted in February 2008. The policies within this document are derived from the Core 2.13 The DPD also makes the following important points regarding Strategy. They include a large range of development policies. development of the North Northallerton site: Relevant policies from this document will inform the preparation of Phase 1 is identified as being up to 2016; Phase 2 is the masterplan and will be reflected in the design guidance to identified as 2016-2021; Phase 3 is 2021-2026. direct subsequent detailed design. A requirement for 40% affordable housing is applied to all 2.15 In July 2003, Northallerton was awarded Renaissance Market the residential allocations on the site (based on Core Town status by Yorkshire Forward as part of their commitment Policy CP9). to development of the economies in rural areas. The town has benefited from the support of town planning, transport, tourism Flood alleviation measures are required before and socio-economic expertise. This intensive programme has built development can commence on any sites in the flood on the existing Community Plan written by the Northallerton and plain. This needs to be considered in the context of the Villages Community Plan Forum with a number of additional alleviation measures currently being explored by the consultations and research work being undertaken. Environment Agency. 2.16 The Community Plan for Hambleton 2006 to 2011 was adopted Developer contributions toward the Link Road, primary in 2006. The Plan has been produced by the Hambleton Strategic school places, public open space and improved access to Partnership, which brings together representatives from the local healthcare facilities will be required. public, private and voluntary sector. It lists a series of objectives Opportunities to incorporate sustainable and renewable for the local community to improve quality of life. energy generation should be maximised. 2.17 HDC have also produced a series of useful SPDs (Supplementary Planning Documents) that have been referred to as part of this Incorporation of high quality landscaping within each study and will guide development within the NNDA moving development site is required. forward. These include the Sustainable Development SPD and Housing is proposed at a density of at least 30 dph in the Open Spaces, Sport & Recreation SPD. order to reflect the “predominantly urban fringe location”. 2.18 The North Yorkshire Strategic Housing Market Assessment Densities of 35 dph are recommended in some areas in (SHMA) is being prepared by GVA Grimley. This study will order to meet housing requirements and maximise the include primary research to identify housing demand across North accessibility of services and facilities.

North Northallerton Development Area – Masterplan Framework & Design Guidance

Yorkshire. Results of this survey work and the draft SHMA are supplementary „By Design – Better Places to Live‟ expected in May 2011. Initial secondary research suggests that (DETR/CABE, 2001); the „Urban Design Compendium‟ (English housing needs have not changed significantly in Hambleton from Partnerships & Housing Corporation, 2000) and Urban Design the Hambleton Housing Demand Study, although it identifies Compendium II (2007); and „Places, Streets and Movement’ particular housing needs for older persons and vulnerable adults (DETR, 1998). All of these documents outline the importance of (albeit on a small scale). urban design and place-making in our urban areas and provide practical advice and best practice examples. 2.19 The North Yorkshire Local Investment Plan 2011-2021 is currently in preparation. The Local Investment Plan (LIP) process 2.21 Central to the concept of successful placemaking is the need to is a means of bringing added value to the delivery of local create „sustainable communities’. This is expressed in priorities. Individual local authorities can determine whether to „Sustainable Communities: Building for the Future (ODPM, undertake this process alone or to work with neighbours to 2003) and „Creating Successful Neighbourhoods‟ (CABE, develop a shared investment plan. The following points within the 2005). The sustainable communities agenda is about focusing on document have particular relevance to the NNDA Masterplan: places where people will want to live now and in the future, which involves housing and the local environment in addition to The importance of infrastructure and bridges to facilitate consideration of employment, shops and services and socio- growth; economic factors. Five priority objectives: 2.22 A Conservation Area Appraisal for the Northallerton 1. Enabling the provision of more affordable homes Conservation Area was produced in 2009. Although this conservation area is focused on the Town Centre it is useful for 2. Maintaining and improving existing housing stock the masterplan in that it provides a definition of the special 3. Delivering Community Renaissance character and vernacular styles of the town, which should be referenced in the North Northallerton area. The Appraisal has now 4. Improving access to housing services been adopted as an SPD (December 2010). It has been studied 5. Reducing homelessness by the masterplanning team and has informed the townscape and vernacular analysis in Section 4 of this report. The NNDA is identified as the Key Strategic Growth Scheme in the Tees and Valley Links sub-area; 2.23 A Sustainable Development SPD was adopted by Hambleton DC in 2009. This has been produced to provide supporting The NNDA is described as an investment priority for 2011- information and guidance on LDF policies relating to the 2015. It also mentions a new „sports village‟, green achievement of sustainability in new developments. This accessways, 40% (c.400) affordable homes), and an document has informed the outline sustainability strategy for the emerging Infrastructure Delivery SPD. site (see Section 6). 2.24 The intention is that the Masterplan Framework will update and Design Guidance refine the planning and infrastructure requirements set out in the LDF, following further technical and viability testing, design 2.20 A significant body of national guidance now exists to aid development, analysis and consultation. implementation of good quality urban design, as outlined in PPS1. This includes „By Design‟ (DETR/CABE, 2000) and the

North Northallerton Development Area – Masterplan Framework & Design Guidance

3. Vision & Objectives Theme 1: Sustainability and Design 3.1 The Masterplan Framework has been informed by the project brief

and by the opportunities and constraints that have been identified Development Objectives: in the baseline report. At the start of the project ATLAS (Advisory Team for Large Applications) facilitated a Visioning event for stakeholders. This has resulted in a vision and series of project 1. To manage flood risk of site and sustainable urban objectives for the masterplan. Since then, the vision and drainage and integrate this with recreation and leisure objectives have been crystallized through a series of Steering objectives and enhancement of the Brompton Gap. Group meetings, community and stakeholder consultation and a Preferred Masterplan Framework Paper. 2. To explore potential for ecology/green corridors and green roofs to achieve biodiversity and water management objectives. ATLAS Visioning Workshop and Emerging 3. To enhance/increase the quality of sustainable Objectives transport links to and from existing and new communities – include bus links through the new 3.2 The workshop was held on 1st September 2010, facilitated by the development. ATLAS with officers from Hambleton District Council as well as representatives from North Yorkshire County Council, 4. To secure quality in design at all spatial scales from Environment Agency, Castlevale Group Ltd, Broadacres Housing houses to streets and infrastructure and to ensure Association and Taylor Young. Key objectives of the workshop design is informed by the strong local character. were to discuss developing a shared vision and objectives to clearly identify the type of place the NNDA will become and how 5. To develop a sense of place and local distinctiveness this will contribute to wider placemaking and sustainability. with distinct character areas, form and pattern informed by local character and vernacular. 3.3 After a series of group discussions around themes relating to issues and opportunities affecting the NNDA the basis for an 6. To create a positive visual and functional definition to emerging vision and objectives was agreed. the new settlement edge, including a variety of frontages and backs that accommodates any long 3.4 The emerging vision of the NNDA is that the area will be term post 2026 development. developed as a high quality comprehensive mixed use scheme; it is the principal Local Development Framework (LDF) allocation for Northallerton and is key to building the community to 2026 and beyond. The NNDA provides a significant opportunity for quality development and place shaping, ensuring the needs of the area are well served. 3.5 Attendees were organised into three theme workshop groups. Each group agreed emerging broad objectives for the Masterplan Framework, as set out below.

North Northallerton Development Area – Masterplan Framework & Design Guidance

Theme 2: Transport and Land-use 8. To encourage strong functional and physical linkages between the NNDA and the northern end of High Development Objectives: Street to support its use and improve trade.

1. To positively integrate the multi-functional role of the ‟link‟ road – as a movement route for vehicles, Theme 3: Delivery and Viability pedestrian and cycle friendly environment, green corridor, attractive gateway feature and landmark to Development Objectives: the town, and location for social interaction. 2. To develop high quality and attractive foot/cycle links 1. To provide a comprehensive mix of quality housing to the town centre, neighbouring employment areas and allow for flexibility in the delivery of housing and surrounding countryside. (phasing, quantum, density) to support viability. 3. To maximise the potential for new bus routes utilising 2. To explore options for wider community benefits from the link road to improve public transport to and from the development (e.g. Combined Heat and Power, the site. recreational assets, community enterprise). 4. To facilitate the early construction of the rail bridge – 3. To explore community ownership / social enterprise to realise its public transport benefits/potential as potential to include residents of Brompton in the soon as possible and establish sustainable transport design, definition of uses and management of patterns amongst new residents (e.g. provide bus recreational facilities. service to rail station). 4. To develop linkages from the site and North Beck to 5. To integrate land use mix, density and typologies with wider recreational destinations and activities such as public transport network, hubs and accessibility to the Battle of the Standard, Coast to Coast walk/cycle create a sustainable land use pattern and reduce the ride etc need to travel by private car. 5. To explore opportunities for utilising any required 6. To integrate a hierarchy of transport networks and flood mitigation measures for recreational/leisure facilities with emphasis on creating a pedestrian uses (e.g. balancing ponds) friendly environment through appropriate design

principles. 3.6 The workshop then went on to agree issues and tasks to be 7. To ensure appropriate neighbourhood provision of addressed, with responsibilities. This informed the preparation of facilities such as retail, food & drink etc to support a shared project plan and project management structures. establishment of new community, social interaction, provision of everyday facilities and reduce the need to travel.

North Northallerton Development Area – Masterplan Framework & Design Guidance

Vision and Project Matrix 3.7 The Vision and „Project Matrix‟ builds upon the work facilitated by 3.10 Project Objectives ATLAS and discussions with the Steering Group. This sets out a Vision and a series of themes, objectives and targets which will 1. To provide a comprehensive mix of housing type and tenure to have informed the development of the Masterplan Framework and meet a wide range of housing needs and requirements (e.g. Design Guidance. These are described below and summarised on vulnerable adults, older persons housing), including a target of the following Project Matrix (Table 4.1). 40% affordable housing.

2. To ensure appropriate provision of community facilities to The Vision support the existing and new population and ensure sustainable integration of the NNDA. 3.8 The „Vision‟ is a positive projection of the place that is intended to be created by the Masterplan. It is provided as an aspiration in 3. To enhance existing sports and leisure infrastructure and reaching this goal and a benchmark to assess the final result of deliver new recreational development, including the creation of a development. sports village hub to serve the needs of the local community and a wide range of users.

“By 2026 North Northallerton will have developed into a 4. To provide a mix of high quality development to meet local cluster of attractive sustainable communities needs and commercial demand, including a gateway on the complementing the existing town of Northallerton and Darlington Road approach to town. its neighbouring villages. High quality community facilities serve their residential and working 5. To create a multi-functional green infrastructure network communities well. The area is known for its ‘green throughout the site and beyond, which provides for sustainability, heart’, excellent parks, recreation facilities and nature recreational, biodiversity, water management and movement areas.” opportunities.

Project Objectives 6. To incorporate on-site renewable energy generation where appropriate to help meet the Council‟s and 3.9 The Project Objectives for the Masterplan Framework are set out community‟ssustainability aspirations and principles below. These represent a development of the emerging principles agreed at the ATLAS workshop, which have been discussed and 7. To ensure a high standard of design quality throughout the agreed with the Project Steering Group. These ten objectives development that creates a sustainable and locally distinctive clearly set out the aims of the Masterplan Framework. place.

8. To explore community ownership/social enterprise potential to include residents in the design, and management of recreational and community facilities.

North Northallerton Development Area – Masterplan Framework & Design Guidance

9. To create a sustainable transport network throughout the site Targets and Standards including a well designed primary route (link road) that creates a high quality, safe and pedestrian friendly environment. 3.13 There are a number of external standards and measurable targets 10. To ensure that the development, implementation and management that can be applied to the Masterplan. These allow the vision and of the NNDA includes the active participation and involvement objectives to be calibrated in a more tangible, comparable and of the community and key stakeholders to deliver the shared vision easily-understood form. The appropriate standards for and objectives. development within the NNDA have been fully considered and are set out below, organised under the Design Themes. These are derived from the aspirations expressed in the Vision and Project Objectives and are fully integrated with the design guidance Design Themes principles, which provide more detailed guidance to support these targets and standards. 3.11 The four Design Themes are the key concepts, distilled from the vision, that underpin the place that is being created. They provide 3.14 Quality place making and design an essential steer through the masterplanning and delivery processes and are used as organising principles for the design Building for Life Silver+ guidance. 3.15 Environmentally sensitive: Design Themes CSH 4+ Quality place making and design BREEAM Excellent+ Environmentally sensitive BREEAM Communities Well served and run communities 3.16 Well served communities Sustainably well connected 3.12 Within each theme there are a series of 3-4 design guidance 25-35 dwellings per hectare; 40% affordable principles (see Section 7). These principles will shape and instruct Provision of range of local services within walkable access development in order for it to be truly representative of these themes and to deliver the Vision. These principles are listed on 3.17 Sustainably well connected Table 4.1. 30mph max link / access road (subject to modelling)

Residents within 400m of a bus stop

3.18 The project matrix is included on the following page.

North Northallerton Development Area – Masterplan Framework & Design Guidance

Table 3.1: Project Matrix

North Northallerton Development Area – Masterplan Framework & Design Guidance

more depth elsewhere in the baseline analysis (see the Baseline 4. Issues & Opportunities Report).

4.7 Very little work has been undertaken in terms of understanding 4.1 This section highlights the key findings of our baseline analysis, the ecology across the site; the most relevant documents are the identifying the key opportunities and constraints affecting the Habitat Regulations Screening Report, LDF designations and the North Northallerton Development Area. These have informed the Hambleton Biodiversity Action Plan (HBAP). These reports show vision and objectives, as set out in Section 3. For full details of the that there are no designated wildlife sites within the site and baseline analysis please refer to the Baseline Report. development would have no impact on regional Natura 2000 or RAMSAR sites. The HBAP gives more general advice on the various habitats and tackles wildlife conservation issues. Habitat Understanding the Place – Key Issues classification work has shown that the habitats that are of highest Landscape Character value for wildlife are scarce in the District. 4.2 In terms of mitigating views to new development across the north 4.8 The Wildlife Audit Steering group formed for the HBAP was of Northallerton the Landscape and Settlement Character tasked with preparing a wildlife audit and was seeking to put this Assessment (Dec 2008) is prescriptive, recommending general information on GIS; however this does not seem to be available mitigation measures including, breaking up massing, using for the site at present. buildings of different shapes and sizes, along with internal tree and hedge planting. It also proposes that native tree and shrub 4.9 Discussion with the County Council‟s ecology unit has underlined planting can be used along sensitive boundaries. The nature and the following as elements which should be promoted in the proximity to development of relevant planting is discussed in the masterplan: mitigation for each of these typologies. Wetlands 4.3 Within and to the north of the site are, broadly, large open fields. There are some significant structural landscape elements. As Woodland described above, the landscape character of the area includes some significant structural landscape elements, including North Species rich grassland (protect existing within the verges) Beck and its associated woodland areas. Wet grasslands 4.4 Field and road boundaries are generally hedges; however some 4.10 They are also keen to underline the importance of a joined up of the field boundaries are thin and patchy. There are some rows ecology framework underpinned by a network of wildlife of individual trees within these hedgerows and in places beside corridors. the road there are some short belts of woodland planting. 4.11 It is also worth noting the existence of the Green Infrastructure 4.5 There is also some scrub and light tree planting associated to the and the Regional Spatial Strategy for Yorkshire and the Humber: railway through the site. developing the evidence base. Yorkshire and Humber Assembly, 11th June 2008. This document is a regional strategic document 4.6 The flood zones within the site are reasonably wide and largely follow the alignment of the Beck. This constraint is covered in

North Northallerton Development Area – Masterplan Framework & Design Guidance

Figure 4.1: Key Views and Contours

North Northallerton Development Area – Masterplan Framework & Design Guidance

and does not give guidance on the infrastructure specifically Settlement Form - Townscape and Local Vernacular around Northallerton. Note should be taken of the typologies in the Green Infrastructure report. 4.13 Given the isolated nature of development around the town centre 4.12 Key landscape Issues include: and the lack of cohesive townscape in many of the residential areas it will be difficult to tie new development into the existing. The Open Spaces, Sport & Recreation SPD suggests the need for around 10 ha of open space split under various 4.14 The coalescence of Romanby into Northallerton could provide a typologies for the new development, of which around 5Ha starting concept. It may be appropriate to generate a is for sports (excludes wider catchment). contemporary village core based on the model from the local historic villages, stitching a higher density development here back 8 ha suggested in the Allocations DPD cannot be formed into the town with sensitively designed new development. in a single area as shown. It needs to account for placemaking, retained features, accessibility and 4.15 One of the lessons to be learnt though is that this development appropriate locations, more open space may be required should not create an inward facing and poorly connected layout. to meet these objectives. Linking routes across the scheme should ensure that the area is Appropriate uses for areas of undevelopable flood zone permeable. need to be found, recreation facilities in the flood zone 4.16 Though the development falls within a largely rural setting it is may not be acceptable. important to understand the prevalent form and evolution of the Landscape features such as the woodland and the existing townscape and local vernacular, to enable new hedgerows should be retained where possible. development to respond positively to the built context. Townscape studies have been undertaken in the baseline Wildlife corridors particularly those along the railway and analysis, looking at Northallerton, Brompton and Romanby. the Beck need to be protected and where appropriate enhanced. 4.17 Recommendations from contextual analysis: The Environmental Assessment may require a maintenance strip of 8m from the top of the bank of the Village green to the core of development, usually Beck. bookended by a cross road and significant village buildings Hard „green‟ wooded edge to development is not suitable. to one end, the vista at the other closed with attractive detached buildings. The brief suggests that the recreation facilities outlined for the masterplan will be funded by both developer Tight knit urban form around the green and the village contributions and other funding opportunities - this will be centre with some farmstead type of arrangement of a challenge in the current economic climate. buildings to the rear.

Narrow carriageways, foot paths associated to the property not the open space.

North Northallerton Development Area – Masterplan Framework & Design Guidance

Formal open space can form the setting for becks and streams cutting through the development.

Modest buildings emphasising symmetry and rhythm.

Materials as outlined in the Northallerton Conversation Area Appraisal.

4.18 Key townscape issues include:

The railway and beck form a barrier cutting the site in half.

Links into the town could prove difficult to establish - the

existing edge of the town is formed by inward looking and poorly connected development. New development alongside the existing business/industrial Brompton: houses face onto linear open space park will have to be sensitive to the adjacent uses. The edge of the development will be visible from the north of the site, the massing of built form and combination of landscape treatments will have to be sound. The new link/access road will have to be carefully integrated into the townscape to ensure that it has a positive impact on the character of the settlement.

Brompton: organic street form

North Northallerton Development Area – Masterplan Framework & Design Guidance

Figure 4.2: Settlement Form

North Northallerton Development Area – Masterplan Framework & Design Guidance

Figure 4.3: Village Studies

North Northallerton Development Area – Masterplan Framework & Design Guidance

4.19 Transport Standing surface water seems to be prevalent within the site boundary. The access/link road is the key constraint to achieving successful movement patterns to and within the site. The current agreed surface water run-off rate appears quite restrictive Phasing of the link/access road – this needs to be in place early on to prevent the Darlington Road/Yafforth Road junction becoming over capacity. The link/access road requires a structure over the railway line and Brompton Beck. Network Rail and Environment Agency requirements will need to be fulfilled. Public transport provision is currently poor for the western side of the site. If the access road is not completed at opening of the first parts of the development area an interim improvement to services and infrastructure along Darlington Road is required. Position of the access junction into the site from Darlington Road is fixed from the designed link road options as there is little land either side to relocate the proposed position. The use of a roundabout would also appear to be the most suitable means of highlighting the change of speed limit at this point. Flood risk has been addressed by natural solutions locally to the site (new employment development at the eastern end of Thurston Road).

4.20 Flood Risk The extent of the flood plain for a 1:100yr and below 4.21 Energy and Utilities event, associated with the Brompton Beck and its There is insufficient sewage treatment and network tributaries, renders large areas unsuitable for capacity to support the whole development. development. There is insufficient electricity network capacity (at 11kV) The flood alleviation works to the north of Brompton may to support the whole site. have an effect on the developable area. There is a foul pumping station at the site boundary NM5A slopes west away from the Brompton Beck. requiring a 15m environmental health buffer. The general slope of the land towards the water courses There is a foul water rising main within the site - can be is extremely shallow. diverted at cost.

North Northallerton Development Area – Masterplan Framework & Design Guidance

There are overhead 11kV electricity lines within the site – can be diverted at cost.

4.22 Property Market The residential property market remains weak following the economic recession, although there are signs of recovery. However, property prices remain below the 2007 peak and mortgage lending remains low. The Commercial property market also remains weak, without the signs of recovery in the residential market. A significant quantity of new build office and industrial property remains vacant. Whilst borrowing costs remain low, access to mortgage finance is tough, with stringent mortgage terms being enforced by the banks. Gently rolling hills create strong landscape character 4.23 Delivery & Risks Opportunities The highway and placemaking functions of the access/link road will need to be reconciled. The site is in multiple ownerships, with limited 4.24 Landscape collaboration between landowners. Landscape is used to define a strong character for the Delivery of the site requires a new bridge over the development weaving elements of the landscape into the Northallerton to Middlesbrough railway. placemaking objectives. Development viability remains weak due to low property The rural landscape character can be preserved within prices and costs associated with physical and the Brompton Gap. community infrastructure. Mitigate views to the development, using the precedence of some of the existing linear landscape elements. Existing hedgerows and woodland planting retained to settle new development in the landscape and create wildlife corridors. Create a well connected network of wildlife corridors

North Northallerton Development Area – Masterplan Framework & Design Guidance

using existing features. close to the existing Esso/Co-op could be explored (outside the red line). A new sustainable urban drainage system (SUDS) should be considered; new development should not put Design principles developed from the evolution of further pressure on the amount of surface water draining existing local villages could help to inform design of an to North Beck. attractive hub within the development. Create a new recreation hub close to the council offices, The character of streets such as South Parade and providing a high quality and central facility for the whole hedge-lined country lanes could help define a character area. for the new access/link road. Linking routes across the scheme should ensure that the area is permeable. Connections into the town centre should be promoted and pick out good existing links e.g. Northallerton Road. The use of the local vernacular should be considered.

4.26 Community Infrastructure The masterplan provides the opportunity to address a spatial under-provision in accessible community infrastructure in the northern part of the town. This could be by way of one or two community hubs and a primary school, which would serve the new residents and adjacent existing neighbourhoods.

Romanby: townscape form 4.27 Transport New access/link road provides the opportunity to connect areas within Northallerton rather than act as a 4.25 Townscape local barrier. The surviving village character of Romanby – including Close proximity to town centre allows for cycling and the village green - within the wider Northallerton walking trips to be made. There is the basis of a good settlement could form an interesting concept for existing network for these users, with the link/access townscape character. road corridor providing a „missing link‟ between the west Opportunities to reinforce the existing hub at the and east of North Northallerton. intersection of Northallerton Road and Stokesley Road

North Northallerton Development Area – Masterplan Framework & Design Guidance

New link/ site access road provides the chance to 4.28 Flood Risk improve transport for all modes in to the North of the The site is unconstrained by any existing buildings or centre of the town. It is a new road but as part of the drainage infrastructure. development area public transport, walking and cycling provisions can be greatly enhanced. The site slopes along its length rather than width allowing more credible surface water collection methods. Opportunity to enhance existing public transport services and infrastructure through the creation of the new link/ The Brompton Beck and tributaries can be turned into an access road. attractive feature of the site and integrated into the landscaping. New link/access road will allow the currently fragmented west and east sides (through the railway and Brompton The majority of the site does slope towards the natural Beck) of the NNDA to be joined up. water course and there are no apparent hollows or depressions. The area can provide a transport gateway to the town centre along the existing radial routes into Northallerton. 1.24 Ha of water storage, distributed across the site, is The positioning and design of new junctions into NNDA required for flood attenuation. will help to manage traffic speeds.

Area wide workplace travel planning measures could be 4.29 Energy and Utilities undertaken which would benefit new developments and the existing employment premises situated close to the Opportunity to explore local solid waste and local waste area. heat providers to understand technically and economically viable opportunities for community heating provision. Potential to explore whether parts of the local community could transfer to a low-carbon energy supply and become the anchor load within a new community energy company. Community buildings could be developed to maximise any revenue from Feed in Tariffs and other renewable energy subsidies where economically and technically viable.

Northallerton Road: links to Brompton are important.

North Northallerton Development Area – Masterplan Framework & Design Guidance

4.30 Property Market The site provides a significant supply of land for housing and employment, with multiple accesses. The site relates well to existing employment in Northallerton and the town centre. Northallerton is the main service centre for the district and the wider area. It includes a wide range of services, facilities and employment opportunities and is well connected by road and rail. Northallerton is a compact centre with a good range of national multiple and independent retailers. The residential market benefits from high levels of home ownership and house prices above average for North Yorkshire. Part of the development site

4.31 Delivery & Risks The NNDA is a large Greenfield site, allocated for mixed use development including housing, employment and ancillary uses. Hambleton District Council and the Homes and Communities Agency are committed to enabling delivery of the site. Borrowing costs remain low. Initial financial appraisals highlight the overall viability of the NNDA.

North Northallerton Development Area – Masterplan Framework & Design Guidance

Figure 4.4: Preliminary Constraints

North Northallerton Development Area – Masterplan Framework & Design Guidance

Figure 4.5: Opportunities Plan

North Northallerton Development Area – Masterplan Framework & Design Guidance

added (such as the movement hierarchy, open space 5. Design Evolution framework, character areas and phasing plans). 5.1 This section explains how the design of the Masterplan Design Evolution Framework has evolved during the masterplanning process to achieve the form described in the following section of this report. It explains how this has been achieved collaboratively, with the The design process has evolved through the previous baseline Steering Group, key stakeholders and local community and preferred options stages with the following influences: influencing the design progression work of the consultant team. Allocations DPD – the document produced by Hambleton DC and subsequently adopted establishes the broad site, land-use mix and key policy parameters. Visioning Event – at this event, facilitated by ATLAS, a Vision and „10 Objectives‟ provided placemaking and sustainability inspiration. Landscape assessment – we then developed a landscape framework including recreation land, SUDs and countryside edge treatment to ensure a sensitive fit with the landscape. Constraints mapping – this mapped known key constraints (such as flood risk) and clarified developable areas. Transport assessment – The Manual for Streets 2 and transport modelling contexts helped to develop the design concept for the east-west route. Consultation – consultation with stakeholders and residents allowed us to develop the countryside edge, open space and movement elements. Developer testing and financial appraisal – the emerging masterplan was tested to confirm broad commerciality Preferred Masterplan Framework assessment – this confirmed the masterplan approach and gained consensus around a Preferred Masterplan (see the Preferred Masterplan Paper).

Refinement and detail – finally the Preferred Masterplan was Masterplanning Process fine-tuned with the Steering Group. Further layers of detail were

North Northallerton Development Area – Masterplan Framework & Design Guidance

five large single-use land-use areas (for residential, employment Requirements and open space uses) and a suggested broad alignment for the new east-west route. These land-use areas were allocated 5.2 The requirements for the North Northallerton Development Area broad housing densities to provide an approximate indication of (NNDA) have been explained in Section 3. These requirements housing numbers. The Allocations DPD established the principle were first developed by the client group and presented in the of these uses in planning policy terms. project brief to the consultant team. They were then refined collectively by key stakeholders at the ATLAS Visioning 5.6 Whilst the broad land-use principles within the DPD remain Workshop. A clear vision and series of objectives were then valid, a detailed masterplanning exercise was needed to: agreed by the client team and consultant team. Benefit from a greater understanding of the landscape 5.3 Full details of these requirements are explained in Section 3 but and townscape contexts to aid integration with principally these included the need to deliver a quantum of new Northallerton and foster greater sense of place. housing numbers and employment space, acting as a Understand site constraints and opportunities – i.e. flood sustainable extension to Northallerton. There was also the need risk, utilities, ecology and topography. These factors to deliver open space and recreation facilities, both to serve the mean that not all the development areas indicated in the new residents and to address the needs of the town as a whole. DPD plan can be developed and also influence the form The new development must also sit comfortably in the of development. surrounding landscape and within the established settlement form, i.e. preserving the integrity of the separate village of Provide a finer grain mix of uses to support sustainability Brompton. objectives. 5.4 The requirements were also refined, and to some degree Reduce the impact of the east-west road, especially on expanded, during the study. For example, discussions with the northern countryside edge, and incorporating value the Local Education Authority allowed us to understand the local savings and functional requirements of the road from complexities in determining how to deal with the increased need both transport engineering and placemaking for primary school places. This allowed for an indicative location perspectives. for a school to be included in the masterplan, should it be determined that this is the best way to deal with the increased Create a useable network of accessible open spaces need. across the site. Consider access to local shops, services and public transport hubs across the NNDA. Allocations DPD Provide a more realistic estimate of housing numbers across the site, allowing for on-site constraints, the ability 5.5 The spatial form of the requirements were first expressed in the to vary densities within sites (to aid placemaking, form of the land-use plan in the Allocations DPD. This was sustainability and landscape integration) and prepared by Hambleton DC in a process that involved significant consideration of block form. public consultation, and has subsequently become adopted. This plan (see Figure 2.1 in Section 2) is a land-use plan, with

North Northallerton Development Area – Masterplan Framework & Design Guidance

Baseline Analysis Maximising Viability – an approach that maximises 5.7 The early stages of the masterplanning process involved the viability whilst being aware of constraints. consultant team gaining a detailed understanding of site opportunities and constraints, and of the landscape and Single Centre Garden Suburban – A garden village townscape contexts, in order to address the points listed above. style extension to Northallerton that expands the town The key points from this exercise have been summarised in around a single centre in a low-density suburban manner Section 4 of this report and are described in full in the Baseline without developing new higher density hubs. Report. This stage involved workshops with key stakeholders and discussions with the client group. 5.10 Sustainable Communities in the Landscape (I) – An approach that follows best practice by creating neighbourhoods 5.8 In addition to this greater understanding of place the consultant based around community hubs, integrating with the surrounding team added expertise in three crucial areas: landscape. Urban Design – understanding how to create successful 5.11 Following feedback from the Steering Group and key and sustainable places. stakeholders the Sustainable Communities in the Landscape (I) Viability and Deliverability – ensuring that the masterplan was then further developed as Sustainable Communities in would be deliverable by the private sector whilst still the Landscape (II) to represent the preferred concept. delivering the quality and wider objectives required, within a reasonable timescale. Without this thinking the masterplan would fail. Transport and Environment Engineering – ensuring that the masterplan proposals were deliverable, efficient and represented the optimum solution to technical issues.

Concept Evolution 5.9 At the end of the Baseline stage the team developed the strategic design concept through stages. A series of simple conceptual masterplan sketches (see the Preferred Option Paper) were developed by Taylor Young and discussed with the Steering Group and key stakeholders. These used a range of masterplanning influences:

Zoning – allocating different sub-areas to different land- Preferred Masterplan Framework Development uses (as in the Allocations DPD). 5.12 The baseline analysis and consultant thinking resulted in a number of key factors that refined the masterplan from the form

North Northallerton Development Area – Masterplan Framework & Design Guidance

illustrated in the DPD. These key factors and changes are The northern edge of the development from the summarised below. Allocations DPD , has been re-considered in order to allow for better integration with the surrounding Flood risk was a significant issue. This meant that a landscape, for example by following contours and field large part of site NM5A (all proposed for residential boundaries. This has also allowed for the shortfall in development in the DPD) could not be developed and housing numbers, resulting from the undevelopable also that significant parts of other development sites areas due to flood risk, being partially addressed in order were needed for water attenuation, significantly reducing to maintain the housing numbers set out in the the development area. requirements and in the DPD. The decision was taken to relocate the east-west route The viability advice provided by the consultant team also further south. This would reduce its visual impact on the challenged the extent of employment land included open countryside in the Brompton Gap, especially when within the Allocations DPD. This appeared somewhat seen from residents to the north. Locating the road at the larger than the expected level of demand, especially in point where the Brompton Beck and railway line were the current economic circumstances, for the projected located closer to each other would also result in a masterplan period. Altering the balance between shorter bridge span being required, thereby saving costs. employment and residential also allowed for the shortfall A short span solution was preferred because the beck in housing numbers resulting from other factors to be cannot be culverted. addressed. There still remains a significant extent of The alignment of the east-west route was also made employment provision in the masterplan. The designers more circuitous as it passed through the residential area. also planned the interface between the two uses in This was a deliberate attempt to reduce vehicle speeds, greater detail, allowing for better residential amenity after reduce severance and improve placemaking and considering integration with Standard Way employment residential amenity. This thinking is in line with the park and the position of existing heavy manufacturing guidance in Manual for Streets 2. uses. Whilst the southern part of the Brompton Gap area (site 5.13 All of the above changes were discussed and agreed with the NM5G) remains the focus for open space recreation Steering Group and a Preferred Masterplan Framework was facilities there was a need to distribute smaller open produced. This plan incorporated all the above changes and spaces within an open space framework across the provided an indicative block layout for residential and NNDA, to provide for local accessibility, improved employment uses, a recommended alignment for the east-west placemaking and to address flood risk issues. route and an open space framework. This Preferred Masterplan Framework included three „inset variations‟ for both the northern It was considered, following a review of social „countryside edge‟ and the „central greenspace‟ (i.e. the infrastructure, that there was a need to address Brompton Gap). These insets plans explored different anticipated spatial shortfalls in the NNDA by providing approaches to the issues described above in these areas. two „community hubs‟ for local shops and services. These would be for local needs only and would not 5.14 The Preferred Masterplan Framework was thoroughly tested by challenge the primacy of Northallerton Town Centre, to the consultant team. This included an assessment against the which strong links were also proposed. ten project objectives, a viability and deliverability assessment

North Northallerton Development Area – Masterplan Framework & Design Guidance

and a transport assessment. This stage also included a Route and role of the east- The Draft Masterplan Report community consultation exercise. These assessments are west route needs to be provides further explanation explained in detail in the Preferred Masterplan Framework Paper. clarified and explained. with cross-sections and examples. The route was further considered and Community Consultation discussed,

5.15 The consultation process included a drop-in day at The Forum Safe linkage for pedestrians The need for a safe route on 22 November 2010 and a public meeting on the same day. A (especially school children) alongside Northallerton Road public exhibition was produced to explain the emerging and cyclists between has been empahasised in the Preferred Masterplan and to seek comments. This was left on Brompton and Northallerton is Movement Framework and display at the Council offices, and online, with facility to leave a key concern. design guidance. comments for the following three weeks. 5.16 The outcome of this exercise was broad support for the The visual impact of the new Landscape guidance and road bridge must be indicative sketches to address emerging masterplan, with preferences expressed for individual ameliorated. these are now provided. inset variations for the countryside edge and central greenspace. Comments were also made about detailed masterplanning points (for example linkages between the The favoured inset variation This was used as the basis for Stokesley View character area (NM5C) and the adjacent for the countryside edge is a the Draft Masterplan neighbourhood to the south). mix of variations 1 and 2, Framework. maximising greenspace but 5.17 Comments were also made about detailed masterplanning allowing for some social and points . The table below describes the principal comments community infrastructure in arising from the consultation exercise and the resulting this area. amendments that were made to the masterplan.

Table 5.1: Consultation exercise - comments and responses Landscaping in the Brompton This has informed the Open Consultation Comment Masterplan Response Gap needs to be carefully Space & Landscape managed, with integration of Framework and the associated Need to achieve housing Sensitive extensions to the formal and informal recreation design guidance. numbers. countryside edge, and a incorporating footpaths (with reduced proportion of consideration given to the employment, now allows over 55s). housing numbers to be broadly achieved. The contour-led inset variation This variation has been used (variation 2) is preferred for for the Draft Masterplan

North Northallerton Development Area – Masterplan Framework & Design Guidance

the northern countryside edge. Framework. It provides for Table 5.2: Northallerton Area Forum - comments and The number of additional around 85 additional units, responses dwellings this provides for should be defined. Consultation Comment Masterplan Response

There should be no vehicle This link is now pedestrian and Road issues: design speed A traffic model was link between Winton Road and cycle only in the masterplan. and alignment; traffic and commissioned to test the road Mowbray Road (in DPD area noise levels; access to design. Noise reduction and NM5C), only pedestrian and industrial estate; landscaping. landscaping is addressed in cycle links. masterplan amendments. Ultimately a dual solution was Potential locations for public Design guidance point B2 reached – providing a art. makes recommendation separate access to the regarding the siting of public industrial estate. art. Flooding issues: concern with It is confirmed that this location 5.18 The assessments undertaken by the consultant team, and the potential position of the is outside of the EA flood discussed and agreed with the Steering Group, also provided a new school. zone. robust testing and support of the Preferred Masterplan Framework. Comments were also provided from key EA engagement: query over Confirmation that WYG did stakeholders on the emerging masterplan and these influenced whether the EA (Environment interview the EA and that the subsequent design development. Agency) were specifically EA also attended workshops engaged by the consultants. and meetings during the study. 5.19 The emerging Preferred Masterplan was also tabled at a st A further meeting was held meeting of the Northallerton Area Forum on 1 February 2011. with the EA - who confirmed This resulted in the following comments and responses. that areas of flooding concern could be resolved by improved surface water drainage in the

development).

Extensions to the LDF Confirmation that the

allocation boundary extension represented 3.08 Ha (specifically land parcel NM5c) and approximately 48 and the additional housing dwellings, although total

proposed. numbers still did not exceed the Allocations DPD total.

Further Forum consultation. The masterplan was also

North Northallerton Development Area – Masterplan Framework & Design Guidance

discussed at the Forum Draft Masterplan Framework meeting 23rd March. 5.21 A Draft Masterplan Framework was then prepared. This incorporated the inset variation preferences described above and other comments received during consultation and from the 5.20 Representatives present at the 1st February 2011 Northallerton Steering Group. This new framework also resulted from Area Forum included the Clerk of Brompton Town Council who additional design development by the consultant team. A issued the following statement after that meeting: number of minor changes were made to the Preferred Masterplan Framework, whilst maintaining the overall form that had been assessed. These changes are described below. “Brompton Council were extremely pleased to learn tonight of the way forward that Hambleton District Council is intending to Inset variation 1 (maximising pitches and greenspace) move with the North Northallerton development in the months was used for the central greenspace and variation 2 and years to come. (contour-led) was used for the countryside edge. Both of these followed preferences expressed during community The Council hopes that what was seen at the recent meeting of consultation and the preferred direction of the Steering the Forum will not be too much different to the final report from Group. the Consultants. The block form in the western employment area (Site

NM5E) has been amended to provide better movement In particular the Council is very supportive of the new location of and legibility and to provide for slightly more employment the access/link road and considers that this location is far development. Small open spaces were removed here as preferable to what was initially being considered. it was felt that they were not needed in the context of the

wider open space framework. Also the plans as envisaged now appear to acknowledge a proper green demarcation between the development and the The alignment of the east-west route has been made Parish of Brompton rather than some more minor separation slightly less circuitous following discussions with the perhaps by a row of trees or similar boundary. highways authority. This has led to amendments to surrounding block shapes. The Council understands that much of the work that has been undertaken up to now has been carried out by officers of the The interface between the employment area and the District Council and Brompton Town Council wishes to new housing to the north has been improved, with a acknowledge the vision that the officers have sought to achieve frontage of housing now facing the road from the south. in their plans to date. Block form in the Stokesley View character area (NM5C) has been slightly amended to provide a better Brompton Council very much hopes that the development, future gateway to the NNDA and to ensure that linkage to economic circumstances etc permitting, will move forward very Mowbray Road (east of Stokesley Road) is for much as is currently envisaged.” pedestrians and cyclists only, following consultation with local residents. Paul Atkin, Clerk to Brompton Town Council

North Northallerton Development Area – Masterplan Framework & Design Guidance

5.22 This amended version of the Masterplan was presented at the Option 1: Link Road – Site Allocation end of the Preferred Masterplan Framework and, with only very minor amendment (the removal of one open space in NM5E) this was the masterplan described in the Draft Masterplan Framework report. This document was concerned primarily with the development of a series of supporting frameworks (i.e. open space, movement, character areas) and the preparation of design guidance, now that the masterplan has been agreed.

East-West Route 5.23 In order to respond to issues and comments regarding the east- west route a number of options were prepared and assessed by the consultant team. These are summarised below alongside the relative pros/cons of each.

5.24 Pros: • Ease of access for vehicles • Strong traffic relief function • Strong gateway opportunity • Conforms to Allocations DPD

5.25 Cons: • Segregation of communities & facilities • Doesn‟t support local character/place-making • Poor fit with Manual for Streets • Costly bridging point

North Northallerton Development Area – Masterplan Framework & Design Guidance

Option 2: Manual for Streets led Option 3a: Southerly Fork

5.26 Pros: • Pedestrian friendly environment • Strong fit with Manual for Streets 5.28 Pros: • Cost effective bridging point • Ease of access for vehicles • Well integrated communities & facilities • Adequate traffic relief function • Supports local character/place-making • Cost effective bridging point • Strong gateway opportunity • Local centre maximises passing trade 5.29 Cons: • Split gateway/weak legibility 5.27 Cons: • Weaker local centre function • Less strong traffic relief function • Segregation of communities & employment • This option is not supported by the County Highways Authority. • Additional costs

North Northallerton Development Area – Masterplan Framework & Design Guidance

5.32 It was decided by the consultant team and client group that Option 3b (Centre/Access Balance) was the most favourable Option 3b: Centre/Access Balance solution. Hambleton DC endorsed the decision to progress the Masterplan Framework on this basis. Taylor Young have consequently amended the framework to incorporate these changes and this is the version that now appears in the Final Report.

Final Masterplan Framework

5.33 The Masterplan Framework was developed further with substantive changes to the layout and street hierarchy to reflect ongoing concerns over strategic connectivity and the east-west

route through the heart of the development. 5.34 The main concern was that the sinuous and tightly meandering street designed as part of the draft masterplan would prove sub- optimal in terms of traffic movements at the town wide level. In simple terms the traffic modeling showed that the street as designed would not offer sufficient relief to the town from traffic. 5.30 Pros: 5.35 It was always the intention to balance the function of the east- • Cost effective bridging point west link and to create a pedestrian friendly environment where traffic was calmed and where through movement of vehicles • Adequate traffic relief function occurred but at slow speeds and priority given to pedestrians • Supports local character/ place-making and cyclists. The balance in the draft masterplan has been challenged and the agreed way forward is to create a street • Strong gateway opportunity which offers greater efficiency in terms of traffic movements • Local centre location maximises passing trade east-west. In reponse (as outlined in Option 3b above) the east- west route is now oriented further south in the western part of the NNDA, providing more direct access to the adjacent 5.31 Cons: industrial park and new employment uses to the south and west. This has been a clear message from the project steering group • Degree of segregation of communities and facilities and accordingly the layout has been redesigned. The street hierarchy has been updated to include the new more direct link • Additional effort needed to ensure place-making on southern road – 30pmh as opposed to 20mph – which can be designed route. as a formal avenue or boulevard.

North Northallerton Development Area – Masterplan Framework & Design Guidance

5.36 This does not mean the abandonment of the „Manual for Streets‟ (MfS) ethos which underpinned the residential layout. The Option 3b approach allows the former alignment of the east-west route to the north to act as a downgraded local residential access which will better facilitate placemaking in the heart of the new neighbourhood. The MfS approach has been applied to all residential streets outside the principal east-west link (including this parallel northern route) and so this remains identifiable within the Masterplan. 5.37 Importantly the east-west route retains its broad alignment and connects with Darlington Road at the local centre which remains in the same location as the draft masterplan. As options were assessed to agree a sensible redesign of the east-west link, the potential for the local centre (which requires co-location with the east-west route in order to maximise passing trade) to change location was discussed. None of the potential relocation areas proved satisfactory and it quickly became apparent that the optimum location for the centre was that shown in the draft masterplan. 5.38 The final arrangement of east-west route and local centre creates the best design response to the constraints, best practice and client feedback to provide a pragmatic and practical layout which can meet the needs of wide-ranging stakeholders, whilst also providing the basis for a successful development.

North Northallerton Development Area – Masterplan Framework & Design Guidance

6.3 The Masterplan Framework is therefore comprised of the 6. Masterplan Framework following complementary frameworks: Land-use Framework 6.1 The Masterplan Framework is the key element of this report. It sets out the form of development that is proposed for the North Movement Framework Northallerton Development Area (NNDA). This is then amplified in further detail by the design guidance in Section 7. Open Space and Landscape Framework 6.2 The Masterplan Framework exists as a series of „layers‟, each covering different aspects of the masterplan. All of these layers are fully integrated with each other and collectively represent 6.4 These spatial frameworks are complemented with the following the Masterplan Framework. supporting elements, which are also included within this section: Sustainability Strategy – the establishment of sustainability principles for the site with an explanation of how these are being met by the Masterplan Framework and how they should be further delivered through subsequent detailed design. Character Area Framework – an explanation of how the design guidance will result in a series of distinct „places‟ being created within the NNDA. This should be read alongside design guidance principle B2: Memorable Gateways and Approaches (with Figure 7.1). Indicative Masterplan – an illustrative plan (Figure 6.5) providing a further level of detail - demonstrating how the Masterplan Framework and design guidance may be interpreted in a block layout form.

6.5 The Masterplan Framework has been developed in direct

response to the ten Project Objectives (see Section 3). Each of The Masterplan Framework is comprised of a series of layers the sections listed above addresses different project objectives and this is set out at the beginning of each section.

North Northallerton Development Area – Masterplan Framework & Design Guidance

Land-use Framework requirements for sports pitches from the local authority. There was also the extent of flood risk areas and EA confirmed areas for surface water attenuation (0.44 ha) meaning an additional Project Objectives area adjacent to the previously identified open space could not 6.6 The Land-use Framework addresses the following Project be developed and this area was also included in the Brompton Objectives: Gap open space. Finally, there was a need to provide open space for residential amenity and children‟s play in accessible 1. To meet a wide range of housing needs and locations throughout the new housing areas, and not just requirements (e.g. vulnerable adults, older persons centrally at the Brompton Gap. These factors have all resulted housing), including a target of 40% affordable housing. in a significantly higher open space provision being included. 2. To ensure appropriate provision of community facilities to 6.10 Community hubs have been provided at two locations. This is support the existing and new population and ensure in response to the need to provide accessible services to the sustainable integration of the NNDA. new residents and workers and to address existing shortfalls. 3. To enhance existing sports and leisure infrastructure and This assessment is explained in the Social Infrastructure deliver new recreational development, including the creation Review section of the Baseline Report. The community hubs will of a sports village hub to serve the needs of the local include convenience retail, a primary school, pub/restaurant, community and a wide range of users. hotel and potentially a primary school and health centre. The primary school is likely to be provided just outside the 4. To provide a mix of high quality development to meet masterplan area. local needs and commercial demand, including a gateway on the Darlington Road approach to town. 6.11 Initial residential densities were provided in the DPD for each Allocation. In order to understand the capacity of the NNDA and Explanation deliver the quantum of housing required this study has considered this in more detail. Each site allocation has been 6.7 The broad land-uses for the NNDA and their distribution have broken down into smaller blocks and an appropriate density has been defined in the Allocations DPD. This sensibly proposes been provided for each. These now vary between 25 dph employment uses largely alongside the existing Standard Way (dwellings per hectare) to 35 dph, reducing densities to blend employment area, open space focused on the Brompton Gap better into the countryside edge and raising them around and residential across the rest of the site in the form of distinct community hubs and the more urban parts of the site to aid neighbourhoods. sustainability and integration. This more detailed density 6.8 We then looked in more detail at this land-use mix, responding consideration has also indicated the space required for road to issues and constraints and providing a more fine-grain infrastructure and incidental open space, ensuring that the approach. This has resulted in the land-use framework that is densities and resulting block form remains realistic and described by the Preferred Masterplan and set out in the deliverable. Ingredients Table. In particular, the land-use framework has 6.12 The NNDA is expected to deliver 40% affordable housing, in responded to the following considerations: accordance with the principles and delivery mechanisms 6.9 Open space is provided in response to the figures and location described in the Council‟s Affordable Housing SPD (June 2007). set out in the DPD but also accommodating more specific

North Northallerton Development Area – Masterplan Framework & Design Guidance

6.13 This affordable housing is required to be developed to address is understood and this area has not been proposed for a range of local housing needs, including those of older people, development, indeed its openness has been increased by siting families with children, young people and newly forming the east-west road further south. households. The affordable homes will be visually 6.16 The Ingredients Schedule (Table 6.1) sets out the quantum of indistinguishable from the open market homes, built to similar or development that is delivered in the Masterplan Framework, more exacting standards and will be „pepperpotted‟ throughout based on the uses and housing densities. This indicates the the developments, avoiding the creation of large clusters of level of community facilities and open space that would be affordable units. The provision will be a range of 1 and 2 needed to support this new population and address current bedroom apartments, 2,3 and 4 bedroom houses, the quantum shortfalls. Some of these facilities will be delivered outside of of which will be informed by the results of the forthcoming the red-line boundary of the NNDA. The figures in bold are the Strategic Housing Market Assessment (SHMA) – expected July areas within the NNDA. 2011 - and other local evidence (please see Section 9 for further detail on the delivery of affordable housing). 6.14 Employment uses are provided at a location, and in a form, where they can effectively integrate with similar adjacent existing uses. The interface and relationship between these and neighbouring residential uses has also been considered, ensuring that separate access can be achieved and residential amenity not prejudiced. For example, this has led to new softer employment uses being located to form an interface between heavy manufacturing on Thurston Road and the new residential neighbourhood to the north. The quantum of employment space has been reduced from the figure in the DPD but remains significant. This is in response to delivery advice on the employment market and on the need to deliver the quantum of residential development indicated in the DPD (which would not otherwise be possible given the additional open space requirements, greater known constraints (especially flood risk, and the more detailed understanding of density and site capacity). 6.15 Countryside edge and the Brompton Gap – we have looked in more detail at the outer boundary of the NNDA. The boundary in the brief has evolved to its present position after taking the opportunity to consider landscape features and contours and define a boundary that will allow development to sit well in the landscape. In some cases this has meant extending the boundary. This allows the quantum of development allocated in the DPD to be delivered. The importance of the Brompton Gap

North Northallerton Development Area – Masterplan Framework & Design Guidance

Figure 6.1 Land-use Framework

North Northallerton Development Area – Masterplan Framework & Design Guidance

Table 6.1: Ingredients Schedule

Ingredients Extent Comments

Community Infrastructure/hub(s) Retail/pub/hotel Retail: <1000 sqm Requires main road frontage Pub: <1.5 acres Hotel: <60 bed Total: 1.17 ha Education 1.34 ha (off site) NYCC review, off site Community/health local centre 0.58 ha (off site) PCT, off site Commercial/ employment B1, B2 7.25 ha Smaller users – typically 1000-3000 sqft. Residential – 922 homes (40% affordable) 32.32 ha 269 homes @ 25 dph 10.99 ha Area figures include residential roads 474 homes @ 30 dph 16.10 ha and small incidental open spaces. 179 homes @ 35 dph 5.23 ha

Open space/recreation 15.14 ha Outdoor sports pitches 7.11 ha Amenity Space (Formal): 3.32 ha All age play areas 0.65 ha Teenage facilities 0.50 ha Allotments & Orchards 0.48 ha Amenity Space (Informal) 1.40 ha SUDS (inc flood attenuation storage) 1.68 ha

Access Road/infrastructure Influence of Manual for Streets 2 Up to 7.2m width 3.32 ha

Energy Centre Energy Centre 0.5 ha (Off-site) Total 59.20 ha

North Northallerton Development Area – Masterplan Framework & Design Guidance

Movement Framework 6.20 The function of each street is described in the Design Guidance (Section 7) uner principle A2. The Movement Framework has the following principles, which are connected to the hierarchy: Project Objectives 6.21 Manage/reduce the need to travel and optimise smarter 6.17 The Movement Framework addresses the following Project choices Objectives: Support the use of public transport, cycling and walking 9. To create a sustainable transport network throughout particularly through workplace and residential travel the site including a well designed primary route (link plans. road) that creates a high quality, safe and pedestrian friendly environment. Provide bus service enhancements suitable for all phases of the development (e.g. early phase enhancements to the Darlington Road services) to Explanation ensure public transport is a realistic option from the outset not just once the area is fully developed. 6.18 The Movement Framework for the North Northallerton Development Area will enable an attractive, accessible and well 6.22 Maximise connections to provide strong walking, cycling integrated neighbourhood in which to live. The street structure and public transport links for NNDA has been designed around people and developed to Provide a legible layout with short blocks and multiple facilitate and encourage use of sustainable modes of transport direct connections offering a choice of routes and a in line with Manual for Streets 2. The framework recognises hierarchy of street character types making it easy for existing movement networks and maximises connections, using residents and visitors to find their way around. existing routes as opportunities within the NNDA and to link with surrounding areas such as the town centre, Brompton and Developing a permeable hierarchy of well proportioned nearby employment. streets, maximising integration both within the NNDA and to neighbouring areas. 6.19 The masterplan has been developed against the following movement hierarchy: Provide strong, attractive, overlooked, convenient and accessible pedestrian and cycling routes through the Manage/reduce the need to travel development. Walking Utilise and enhance key routes that minimise congestion Cycling and support pedestrian desire lines. Public Transport The location of new facilities and investment in the public realm shall create efficient and safe connections with Essential service vehicles (e.g. refuse collection) Northallerton town centre and Brompton. Other motorised vehicles. Ensure that every property is within 400m walking distance of a bus stop.

North Northallerton Development Area – Masterplan Framework & Design Guidance

Figure 6.2: Movement Framework

North Northallerton Development Area - Masterplan Framework & Design Guidance

6.23 Create a place that is designed around the needs of people is approximately 10,000 in Annual Average Daily Traffic rather than cars flows. Create a walkable, integrated neighbourhood, Noise and air quality will need to be confirmed by further characterised as having a range of facilities within 10 traffic modelling and more detailed environmental minutes walking distance. modelling of the potential for noise and air pollution. Noise mitigation measures such as screening and planting could Provide streets and spaces that are well defined, safe, be investigated as the detailed design of the street overlooked, high quality and will be well used. progresses. 20mph speed limits throughout the area (except for the The primary purpose of the road is to provide the access/link road). necessary traffic relief in the town centre to accommodate Roundabouts will be provided at the proposed junctions of traffic generated by the development. the access street with the A167 Darlington Road and the The peak hour two way traffic flow of 1,140 vehicles A684 Stokesley Road. This gateway treatment will indicates a 2026 two way daily flow of around 10,000. This emphasise the reduction in the speed limit on the entry can be compared to a number of case studies used in points to the NNDA, which in turn will provide an Manual for Streets, where a street concept or reduction in environment conducive to pedestrian and cycling carriageway width to promote pedestrian movement has movements. been used.

6.24 Enable access for all vehicles 6.26 Pedestrians and cyclists The link/access street will be designed with a 30mph The street will be a place for people not just vehicles. speed limit, however there will be no restrictions on the types of vehicles that can use the street, which will be It maximises the opportunities for integration between the important for encouraging use of the existing/proposed different transport modes identified in the street hierarchy. employment areas located around the area. The area shall be a „walking‟ neighbourhood, characterised as having a range of facilities within 10 minutes walking distance or around 800 metres (DfT‟s 6.25 Ability to accommodate the anticipated traffic flows and mix „Building Sustainable Transport into New Developments‟). The evidence base provided by the modelling previously Existing Public Rights of Way shall be retained and carried out for Hambleton District Council's LDF Strategic enhanced wherever directly affected by the proposed Option Testing Report shows that the road is required to street. At the western side of the NNDA the existing public be a relief road. The predicted traffic flows (LDF Strategic footpath will be diverted onto the proposed footway Options modeling) for the 2026 AM peak hour two way adjacent to the north of the access street for a short flow of up to 1,140 (535 eastbound and 605 westbound section. near junction with Stokesley Road) with the new road in place and the assumed Sustainable Urban Extension. This Connections shall be provided for pedestrians and cyclists

North Northallerton Development Area - Masterplan Framework & Design Guidance

between the existing Industrial Area on Thurston Road enforcing for residential traffic speeds. The street concept and the proposed industrial uses at the south of the allows for lower mean speeds to be generated without the NNDA. need for traffic calming. Pedestrian and cycle connections to the easternmost The access street shall provide a safe environment where residential area are important. This shall enable safe potential conflicts between the mix of traffic can be crossing over Stokesley Road and provide pedestrian/ managed. cycle only links to Mowbray Road and Winton Road. Pedestrian and cycle crossing opportunities, along with The current proposal for the access street is for cyclists to measures to reduce vehicle speeds will be provided. use the 6.0m carriageway (7.2m on the bridge) due to the envisaged mix of traffic and to provide a clear area for pedestrian activity along the corridor. If required the corridor could accommodate wider footways to enable 6.29 Frontage Development shared footway/ cycleways, however. Frontage development shall be situated along the access street to enable a vibrant mix of uses which are not dominated by motorised traffic. MfS2 suggests that 6.27 Public Transport “providing direct access to buildings and public spaces is an important element in creating streets that are linked to All residential properties will be within 400m of bus stops their surroundings, rather than simply being conduits for to be located on the access street; passing traffic. Access is a key part of the place function of streets and should be facilitated where possible”. It Bus stops will consist of on-carriageway marked clearways concludes that the use of “direct access is applicable to all rather than lay-bys. urban roads, and that providing direct frontage access is New bus services will be required to serve Darlington unlikely to have significant disbenefits in road safety Road in the early stages and once the access street is terms”. complete to serve the entire area as far as Stokesley On-street limited waiting parking bays should be used to Road. encourage activity. MfS2 suggests that this adds to the The existing industrial areas around Darlington Road will street activity, provides improved security and provides a benefit from the bus route improvements as well as the barrier between pedestrian and motorised vehicular NNDA. movements.

6.28 Road Safety 6.30 Structures Enabling a safe and convenient mix of traffic is a key A structure is required to cross the North Beck and aspiration of the project. Northallerton to Middlesbrough railway. Initial discussions with Network Rail have identified that their primary The access route should be as much as possible self concern relates to the structure‟s height being sufficient to

North Northallerton Development Area - Masterplan Framework & Design Guidance

accommodate any future electrification of the line, rather congestion from the level crossing on Darlington Road. To than its particular position within the site. The Environment allay this concern, the transport strategy will consider the Agency will require flood compensation land to account for possibility of stopping up Northallerton Road to motorised the structure being within the flood plain. Locating the vehicles at the proposed junction with the access street. structure towards the south of the site allows for less land Cycling and pedestrian connections, including controlled of potential flood risk being affected so less flood crossings at the signals, should still be provided. compensation land is required. This also potentially

reduces the cost of construction through allowing a single span structure over both the watercourse and railway, 6.32 Phasing rather than separate structures as would be required further north. The implementation of the access street will need to consider phasing and the „trigger‟ points for when off-site The position away from the northern boundary is less transport improvements are required. visually intrusive, particularly where the structure over the North Beck and Northallerton to Middlesbrough railway will Interim bus route enhancements will be required for be in place. Further south the road and structure will blend Darlington Road if the access street is not constructed in in with the existing built environment more acceptably and its entirety at the opening of the development. there will be greater opportunities to landscape/ shield the impact of the embankments associated with the structure through planting through all of the surrounding land being 6.33 The Movement Framework plan (Figure 6.2) establishes the key within the development area. principles desirable for the extension area in urban design terms. However, detailed interpretation of this framework guidance will need discussions with North Yorkshire County Council as Highway Authority. 6.31 Junctions

The access street‟s proposed junction with the A167

Darlington Road shall provide a gateway from the north to both the development area and Northallerton as a whole. At the junction with A684 Stokesley Road a roundabout junction is proposed with controlled pedestrian and cycle facilities towards the eastern residential section of the development. A junction is proposed for the access street and Northallerton Road. The initial form suggested was a 4- arm signalised junction. From consultation responses it is understood that there are some fears this could allow for through traffic to use the new access street and Northallerton Road to access the town centre to avoid

North Northallerton Development Area - Masterplan Framework & Design Guidance

Open Space & Landscape Framework Protect and include appropriate wildlife corridors and habitats;

Objectives Create varied open space experiences with diverse recreational appeal, including considering recreational 6.34 The Open Space and Landscape Framework relates directly to needs of local people and visitors; Project Objective 5: Consider how open space and formal recreational 5. To create a multi-functional green infrastructure provision can be used appropriately and safely; network throughout the site and beyond, which provides for sustainability, recreational, biodiversity, water Create a network of open space sensibly threaded through management and movement opportunities. the development providing walkable, accessible spaces, appropriately located for their type;

Link new open space to existing provision around the site 6.35 The following is an overview of the open space framework, the including good connections to the broader countryside and concept, and its elements are expanded in C2: Creating a Green network of footpaths to the north and west of the Framework in the design guidance. development area; Provide a context for comfortable and safe non-car A Legible Framework movement that does not create barriers to appropriate movement across the development area; 6.36 A clear landscape concept, particularly on a green field site, helps to create a legible and well connected place; ensuring that a good Ensure open space is integrated throughout development variety of different open spaces are easy to locate and more – including employment areas. accessible. Incorporate elements of a sustainable urban drainage 6.37 The open space network needs to balance a range of system as appropriate, maximising landscape character considerations and demands but the overriding ambition is to and utilising the existing watercourses and wetlands. retain visual/landscape character as well as habitat values. These have been considered across a number of policy documents, the overarching aims of the North Northallerton Landscape and placemaking network are to: 6.38 Clearly landscape is also important in the placemaking of North Meet quantitative targets set by the District for PPG 17 Northallerton. The site has a semi-rural landscape character at typologies in the Open Spaces, Sport & Recreation SPD present and it is important that this continues to drive the design and relevant deficits of open space; of the development. Respond appropriately to the regional Landscape 6.39 The landscape and open space framework will play a significant Character; role in the sustainability of the development and the residents‟ lifestyles providing opportunities for recreation, sustainable Draw together and improve Green Infrastructure (GI) drainage, biodiversity and healthy living. The framework itself throughout the area;

North Northallerton Development Area - Masterplan Framework & Design Guidance

Figure 6.3: Open Space & Landscape Framework

North Northallerton Development Area - Masterplan Framework & Design Guidance

contains a number of different types of landscape. The largest 1.24 ha of ponds, and SUDS); areas of open space, taken from the councils Open Spaces, Sport & Recreation SPD, are broadly amenity space and outdoor sports To protect and retain existing significant landscape facilities. However, this does not describe the quality and features, including the Beck and associated vegetation; placemaking functions which are described in the specific To meet the additional requirement for sports pitches from framework elements. Hambleton District Council. 6.40 Some of the key principles for the development are: To ensure that North Northallerton draws on the high quality of the public realm in the town centre, not only creating an attractive new place but adding value to the town as a whole; To provide a focus at the village centre; To create distinctive green gateways and arrival points, for both Northallerton and North Northallerton; To incorporate a memorable and attractive journey along the new village street/ access road; To provide a high quality regional sports facility, forming a key destination in the town; To reinforce the street hierarchy; To settle the development in the broader environment;

To create a robust structure into which biodiversity and The Masterplan will create focal points and incorporate memorable sustainable urban drainage frameworks can be journeys. successfully integrated; To protect important views to the edge of the town; To preserve the separate identities of Northallerton and Brompton; To create a legible and easily navigable new place; To respect the category 3 flood zone and incorporate only appropriate open space functions within the zone, i.e. functions that can withstand occasional flooding; To provide required flood attenuation features, (such as

North Northallerton Development Area - Masterplan Framework & Design Guidance

The landscape concept and key components in the new 6.47 All the key elements of the vision are set out below, and development discussed in more detail in part C2 of the design guidance: Halfway Park 6.41 The concept for the open space framework is largely formed around three key structuring features, Brompton Gap, the The Village Green northern edge of the development and the new east-west access link road. Given the narrow nature of the site open spaces and Stokesely View gateway corridors principally hang off these. The meander at Hawthorne 6.42 The key zone for sports and recreation is in Brompton Gap, Green link Halfway Park and along North Beck, helping to reinforce a new community hub around the leisure centre. Strong routes into the - The access/link road at the new bridge town centre running alongside the beck. North Beck corridor 6.43 The access link road cuts through the northern edge of Halfway North Beck allotment Park, the intersection of these two elements the road bridge is a significant structural feature which needs to be settled in the Stokesley View orchards landscape. The road is seen in the open space framework as a green link however it should not form a corridor through the Hawthorne Wetlands scheme but be stitched into the development largely through the Edge of development landscapes along its edge. Significant SUD system 6.44 After Halfway Park, there are three key landmark spaces/ gateways along the green link these are, the Village Green, Stokesley View gateway and Hawthorne Wetlands. These occur where the access link road intersects with the main north-south routes along Darlington Road, Stokesley Road and a proposed pedestrian and cycle route along North Beck. 6.45 The green link along the access road is the principle movement spine for people and will also form the main linking feature in the new SUD system. 6.46 The northern edge of the development is the interface with the Greenfield landscape beyond the site, the edge will have a number of functions, including movement of people and wildlife, connected to Halfway Park, North Beck and the wider countryside. The Masterplan will create a series of formal and less formal spaces for the new community to enjoy.

North Northallerton Development Area - Masterplan Framework & Design Guidance

Types of Open Space based on the Open Spaces, Sport & Recreation SPD

6.48 As mentioned above the open space provision should broadly follow the guidance from the district‟s Open Space, Sport and Recreation Study and this largely sets out standards for the quantity of and accessibility to open space. 6.49 An interpretation of these standards based on the proposed housing numbers and size of development areas is set out in the table below. This has informed the distribution of provision within the Open Space Framework.

Open space calculations Referenced in POS SPD

Areas in FIT (planning and design NNDA

Quality Areas in for outdoor Accessibility (2400

Standard - SPD/ sport and / Service Accessibility persons

Type Policy DP37 person play) Centre /Villages using SPD)

Amenity Green

Space 1.38Ha/1000 13.8 sqm 15mins walk 10mins walk 3.312

Play areas 1facility/1350 2.7 sqm 10mins walk 10mins walk 0.65 Facilities for young 800sqm for people and both types of teenagers 1 facility/4000 2.1 sqm play 15mins walk 15mins walk 0.504 Outdoor sports facilites 2.1Ha/1000 21sqm 15mins walk 15mins walk 5.04

Allotment gardens 0.2Ha/1000 2sqm 15mins walk 15mins walk 0.48

Table 6.2: Policy requirements for open space

North Northallerton Development Area - Masterplan Framework & Design Guidance

Outline Sustainability Strategy

Objectives 6.50 The Outline Sustainability Strategy addresses the following Project Objectives, in addition to ensuring more generally that the NNDA represents sustainable development. 6. To incorporate on-site renewable energy generation where appropriate to help meet the Council‟s and communities sustainability aspirations and principles 8. To explore community ownership/social enterprise potential to include residents in the design, and management of recreational and community facilities.

10. To ensure that the development, implementation and Sustainable building design management of the NNDA includes the active participation and involvement of the community and key 6.53 Hambleton DC are committed to ensuring sustainable stakeholders to deliver the shared vision and objectives. development, in the NNDA as for elsewhere in the district. Sustainability is a key objective of the adopted Core Strategy. 6.51 The project to date has involved the active participation of key This includes spatial principles, which will ensure sustainability stakeholders and the community (as explained in Section 5). As and Policy CP1 explains how this will affect development the sustainability strategy is further developed (see Next Steps management decisions. Policy Policy CP18 provides more below) it will ensure the continued involvements of the community detailed guidance on sustainable building design. The and key stakeholders. Development Policies DPD (adopted February 2008) includes further, more detailed policies on sutstainable development in support of the core strategy policies (for example DP34: Explanation sustainable energy and DP36: waste). Both of these documents 6.52 Sustainability has been a key driver throughout the master- should be referred to with regard to sustainability. Developers planning process, incorporating land-uses, movement, landscape should also refer to the Sustainable Development DPD, adopted and energy. A Sustainability Strategy brings all these elements in September 2009, which provides detailed guidance on together, considers them holistically and ensures that our designing and implementing sustainable development (through approach to sustainability is co-ordinated, comprehensive and water, energy, waste and biodiversity and materials). supports wider masterplan objectives. The sustainability principles 6.54 Sustainability has been a key driver in the development of the outlined below have been followed in the development of the Masterplan Framework, and the principles established in the local Masterplan Framework and should subsequently be followed by planning policy context have been followed. The points below, developers as designs are progressed in detail. This will increase organised around the themes in the Project Matrix, explain how the potential for the North Northallerton Development Area to the Masterplan Framework ensures that development in the deliver a place which represents a viable sustainable community.

North Northallerton Development Area - Masterplan Framework & Design Guidance

NNDA will be sustainable – in terms of the frameworks that are attractive through public realm design and the creation of presented in this section of the report and the structure that this pedestrian dominant environments with low vehicle speeds (20 gives for developers to follow in developing more detailed layouts mph in residential areas is proposed). The block layout in the (similar to that illustrated in Figure 6.5). This forms an Outline masterplan supports these principles and the design guidance Sustainability Strategy for the site, which will be further developed (specifically A2, B2 and D4) develops these points further. as the project progresses through further design and delivery 6.58 Supporting cycling and walking between land-uses – stages. Attractive, safe and well-lit routes should be created to link across 6.55 This strategy should be read in conjunction with principle C4: the NNDA and to link the NNDA with the town centre and existing Supporting Environmentally Sensitive Solutions within the design residential and employment areas. Crucially, this will include safe guidance (Section 7). This explains how the outline sustainability routes to schools (such as to Allertonshire School via strategy should be further developed through detailed design and Northallerton Road). These routes will accommodate cycling, development in the NNDA. walking (and bridleways where appropriate), They should be separate safe routes, often alongside roads but protected from vehicle traffic. The routes should link in to existing networks and Theme A. Sustainably Well Connected be integrated with the open space and landscape strategy. Their design will also encourage passive recreational use such as 6.56 Supporting public transport – development has been sited to jogging. maximise accessibility by public transport. This has involved considering existing routes, providing sufficient densities (see 1a) and destinations to support new/extended routes and providing bus stops within easy reach of homes (400m walking distance wherever possible). Public transport routes will link the new houses to the town centre, to the new community hubs, and from the town centre to the new employment areas. The masterplan includes densities to support public transport along key corridors with designs that allow buses to penetrate residential areas with good access to bus stops. Attention to the location of bus stops has been considered to encourage increased use of public transport. 6.57 Creating walkable neighbourhoods – the design of the NNDA, especially the residential neighbourhoods, will encourage walking by making routes direct, attractive and safe. The density of development will ensure that distances are short and walkable. The block layout is permeable – ensuring that a wealth of direct routes are available. The siting and design of buildings and streets within this framework should create a legible layout to aid Sustainable neighbourhoods are walkable wayfinding. Houses should present habitable rooms overlooking pedestrian routes to increase safety. Routes should be made

North Northallerton Development Area - Masterplan Framework & Design Guidance

6.62 Protect and enhance existing habitats – significant existing Theme B. Quality Placemaking and Design habitats and landscape features will be enhanced and not prejudiced by new development. This is especially important for 6.59 Making efficient use of the land – land is a finite resource and protected species. The integration of the new development within as such it should be used efficiently. This is especially true in the the existing landscape will be key to achieving environmental case of greenfield development. The density of development sustainability benefits. Detailed ecology studies will be required to should pay regard to this maxim, whilst also allowing effective support future planning applications. integration with the character of surrounding development and landscape. Generally, density in the Masterplan Framework is at 6.63 Create new habitats – the Open Space and Landscape 30-35 dwellings per hectare and not less than 25 dph at the Framework proposes the creation of significant new habitat areas, countryside edge. The Indicative Masterplan (Figure 6.5) for example within the informal open spaces, creating new demonstrates that these densities can achieve the required wetlands as part of the flood attenuation strategy and creating housing numbers and design quality. habitats within SUDs. Consideration has also been made to create and extend wildlife corridors. 6.60 Integration with surrounding uses and infrastructure – land- uses in the masterplan area should be sited, where possible, to 6.64 Drainage and flood risk – the design of development areas will maximise the opportunity provided by adjacent existing uses. This address climate change by reducing flood risk and attenuating will include grouping retail/community uses together to create surface water run-off. The Masterplan Framework provides for the consolidated community hubs, extending existing employment required 12,400 sqm of flood water attenuation and the Open areas to benefit from existing road infrastructure and energy Space Framework promotes the use of sustainable urban capacity, and allowing residential neighbourhoods to integrate drainage (SUD). Detailed design will involve the inclusion of with adjoining neighbourhoods. This is the approach that has features such as permeable paving, green roofs etc. been followed in the Land-use Framework, allowing the 6.65 Promotion of healthy living – the design of neighbourhoods can employment uses to extend from the Standard Way business park promote healthy and sustainable lifestyles for individuals. The and for housing in the east of the area to integrate with the Masterplan Framework provides walkable neighbourhoods (see existing neighbourhood to the south. paragraph 6.43), access to open space (including sports pitches, play areas and informal recreation) and the provision of Theme C. Environmentally Sensitive community allotments. Subsequent planning applications should be accompanied with Green Travel Plans. 6.61 Integrating landscape features – the Masterplan Framework retains existing significant landscape and topographical features where possible, allowing development to blend naturally and coherently into the landscape, reinforcing the sense of place. This has been a prime consideration in the Open Space and Landsape framework, for example the incorporation of the Beck and of existing significant trees. Please refer to design guidance for C1 for detail on how this should be taken forward further.

North Northallerton Development Area - Masterplan Framework & Design Guidance

catchments for their users, encourage linked trips and also to act as destinations on public transport routes.

Emerging Energy Strategy

6.68 The energy strategy for the NNDA has been considered by the masterplanning team and WYG have produced a short report: Emerging Energy Strategy Development (March 2011). This report should be referred to in full; it is summarised here. The report aims to define the scheme‟s approach to the delivery of a carbon reduction strategy. A key aim is to incorporate on-site renewable energy generation, where appropriate, within the NNDA. 6.69 The report summarises national and local requirements and aspirations for energy provision. This includes the national target for Zero Carbon homes by 2016, the aspiration to deliver Code Level 4 homes in the NNDA (See C4 in Section 7) and the requirement (in Policy DP34 of the LDF) to deliver 10% of energy Allotments promote healthy lifestyles demand from on-site renewable generation. 6.70 An on-site district heating network, including Combined Heat and Theme D. Well Served and Run Communities Power (CHP) is considered potentially technically and economically feasible in meeting heating and hot water demand. 6.66 Reducing the need to travel through mixing uses – differing The location of the Standard Way Industrial Estate next to the land-uses should be sited within walking or cycling distance of NNDA could represent an opportunity for a wider community- each, wherever possible, to reduce the need for individual car heating network to be established. travel. The Masterplan includes housing, employment and 6.71 The site‟s potential for solar technologies has been indentified and retail/community uses within walking and cycling distance of each solar thermal hot water systems are a proven technology well other. It also provides cycling proximity from the NNDA to the suited to residential demand for hot water. Photovaltaic (PV) Town Centre and from existing neighbourhoods to the new open systems are costly but technically suitable. space and recreation facilities. 6.72 Heat pump systems may also be integrated at a dwelling or 6.67 Providing community hubs – community hubs are groupings of building level subject to restrictions with land and services. facilities to provide for local retail, social and community needs for However, these systems are not considered complimentary to any the new neighbourhoods, employment users, passing trade and CHP led network. There is also the potential for utilising individual the existing communities. Two community hubs are included in building or community heating biomass boilers. the Masterplan Framework and have been sited to allow walkable

North Northallerton Development Area - Masterplan Framework & Design Guidance

6.73 The NNDA will need to deliver Zero Carbon development and two alternative scenarios are set out to achieve this standard. Both scenarios consider high standards of building energy performance and efficiency that are in accordance with recommended standards. 6.74 Energy Scenario 1: presents a building integrated approach to delivering Zero Carbon development at North Northallerton whereby individual dwelling and building solutions are adopted to achieve the target standards set for North Northallerton. This requires little initial infrastructure planning or investment and allows individual land parcel developers to adopt different approaches at different phases and utilise different technologies over time. However, this approach is unable to benefit from the potential economies of scale and efficiencies achieved through a site wide energy strategy. Consideration will have to be made to ensure that the amount of south facing roof area is maximised to allow the use of PV (20-30m2) and solar thermal panels (2- 5m2) to meet the 70% targets. Sufficient space for the inclusion of ground source heat pumps would also need to be considered 6.75 Energy Scenario 2: Scenario 2 presents a North Northallerton community heat and possibly power network, whereby decentralised energy is generated onsite at North Northallerton from one or more energy centres and distributed to dwellings and buildings via a low temperature hot water and electricity network. This strategy would enable efficient CHP generation and biomass 6.77 Either scenario is potentially appropriate and the role of the report technologies to be integrated in combination with conventional was not to make a recommendation between them. Further work gas boiler plant to meet all of North Northallerton's space heating is required in relation to both scenarios. and hot water demand. Within the masterplan, careful consideration of the location of the energy centre will have to be 6.78 A provisional energy strategy for the NNDA looks to combine a made so that it is as close to the centre of the main heat load and mix of passive and active solutions based on the built form and that the visual impacts are mitigated. If a biomass fuel source is characteristics of the development proposals within the chosen, there will be air quality impacts and consideration will Masterplan Framework. The mix of development and volume of need to be made of the increased deliveries and storage of the homes is considered sufficient to consider a community energy fuel source (c500m2). strategy using district heating, although the density of development and proximity of development areas may ultimately 6.76 The two scenarios will require the following masterplanning mean only certain areas of development can be served considerations. The Masterplan Framework allows these to be economically. If district heating is to be progressed then a suitable included. strategy for delivery must be established early on in the

North Northallerton Development Area - Masterplan Framework & Design Guidance

development process as the governance arrangements and initial planning and coordination for any network is critical. Areas of low heat but high electricity demand could be targeted for renewable power generation technologies such as PV. 6.79 It is recommended that a dedicated North Northallerton Carbon Reduction Working Group is established; led by Hambleton District Council, will develop the Energy Scenarios outlined in this emerging energy strategy as part of a Carbon Reduction Framework for the scheme. 6.80 The agreed targets of any final North Northallerton sustainable energy strategy are defined as:

1. Delivery of Zero Carbon homes to meet the requirements of future Building Regulations and Code for Sustainable Homes Level 6 from 2016. 2. All Non-residential buildings to achieve BREEAM 'Excellent' or above. South-facing homes with PV panels 3. All Non-residential buildings to be Zero Carbon from 2019.

Next Steps 6.81 This framework and associated targets will result in a robust long term procurement and delivery strategy for North Northallerton 6.83 The Outline Sustainability Strategy highlights the key areas which that will establish the final energy supply strategy in order to need to be addressed if North Northallerton is to become a viable achieve the outline targets set in this report and find an and attractive sustainable community. acceptable balance of sustainable development objectives. Technology will continue to advance and other building envelope 6.84 Principle C4: Supporting Environmentally Sensitive Solutions and low carbon energy systems will emerge and need to be within the design guidance (Section 7) provides additional continually evaluated. sustainability principles that are appropriate for detailed design stages. This integrates fully with the principles described above 6.82 It is anticipated that this Carbon Reduction Framework be a and C4 should also be considered as part of the Outline condition of any outline planning consent and that as individual Sustainability Strategy. phases of development are bought forward a full energy and carbon dioxide emissions assessment be required to demonstrate 6.85 To provide rigor to the development process a detailed compliance with the targets established for North Northallerton. sustainability strategy which sets out specific target and objectives should be established. These targets and objectives should be tested to ensure that they can be achieved viably and ensure that the overall vision is delivered. Targets need to be smart, appropriate and deliverable.

North Northallerton Development Area - Masterplan Framework & Design Guidance

6.86 The sustainability strategy should be tested with key stakeholders to ensure that statutory and voluntary organisations and local community groups gain consensus and ownership through an engagement exercise. 6.87 Future planning applications should be judged on their compliance with the sustainability strategy as part of the formal detailed planning stage. 6.88 A system of performance will need to be put in place which is accurate, easy to measure and allows clear presentation of results. 6.89 Further work should be considered on the future-proofing and adaptability of the masterplan. For example, how homes can be extended, changed; and how community buildings can be flexible to enable affordable renovation for change of use. 6.90 During the subsequent delivery stages Hambleton DC should make a clear statement on the provision of ICT infrastructure in the NNDA, such as high speed broadband or its future equivalent, as well as providing re-charging points for electric vehicles. 6.91 Early consideration needs to be given to setting up appropriate governance and long term management arrangements for the new place, especially around the public realm and community infrastructure, potentially involving parish and town councils and forums.

North Northallerton Development Area - Masterplan Framework & Design Guidance

Character Area Framework character and not just zones of different types of building one next to another. Our best towns and villages did not evolve in this way and are not typically comprised of zones of different building Objectives styles. Instead, they grew and evolved through different periods, within and from established streets and places. Changing 6.92 The Character Area Framework addresses Project Object 7 architectural tastes would add new layers of variety to already (below) and facilitates the creation of a series of distinct and well established places or through natural incremental outward growth. integrated places. The mosaic of different buildings would typically be controlled by a 7. To ensure a high standard of design quality throughout consistent use of local materials and the conventions of street the development that creates a sustainable and locally design. So our first principle about character areas is to create a distinctive place. mosaic of character buildings well related to one another through strongly defined streets and spaces.

6.96 Developing this concept, it is then important to identify the key Explanation „structural elements‟ in the masterplan that will anchor the 6.93 It is vitally important that new development within North development and create a series of genuinely different focal points and areas of differing character. This is again how historic Northallerton Development Area (NNDA) creates a distinct sense of place, and is well-related to the local context. In part this will be places evolved both in terms of towns and villages and particularly about taking care to design buildings which provide a strong developments at the rural-urban edge. These are the essential response to the best local buildings. More broadly, this will set-pieces. For example buildings gathered around a junction or involve designing building, streets and spaces together. The aim fork in the road creating unusual and striking spaces and changes being to achieve places which have the qualities which are in direction. Similarly, buildings steadily defining and edging common land which evolve into a distinctive village green. evident in the historic townscapes and village settings distinct to this part of North Yorkshire. Likewise a beck which is captured within a streetscape, to improve drainage and deliver development land, which then forms 6.94 This will be a large area of new development. Whilst it will be a picturesque „watery‟ village street. delivered over a number of years, this time period will be much shorter than the many decades and centuries taken to develop 6.97 Landscape features such as trees and hedgerows are also very often structural components in defining areas of character. In and evolve the historic towns and villages with which we are so NNDA,all of these features will contribute to the sense of place. familiar today. There is a threat from development on this scale, over such a relatively short time period, that the interest, variety The various deliberate relationships formed between buildings will and coherence, which make established historic places so be a key part of this structure. For example, will streets be distinctive and memorable will be missing. It is very difficult to formally planned avenues? - i.e. South Parade in Northallerton, design this level of layered authenticity and character into new with its trees and polite villas set back from the street. Will streets be more organic and informal? - i.e. the historic lanes in developments created all together. We say this is the challenge. Brompton. Will there be a combination of the two? - With principal 6.95 Character areas are typically used in larger developments to sub- streets designed in a formal language and mews lanes off of the divide a development with the aim of creating character and local principal streets design in a more intimate and organic fashion. distinctiveness. Whilst this can be a useful device when done effectively, care does need to be taken to create genuine areas of

North Northallerton Development Area - Masterplan Framework & Design Guidance

Figure 6.4: Character Areas

North Northallerton Development Area - Masterplan Framework & Design Guidance

Figure 7.1: Gateways & Approaches

North Northallerton Development Area - Masterplan Framework & Design Guidance

6.98 The following areas are identified and described as character of important adjacencies which need to be accommodated within areas which will have their own interpretation and response to the this area and which will have a bearing on character overall theme:

Darlington Road Business Park

6.99 This comprises two separate areas of small and medium sized new employment buildings either side of Darlington Road (of circa 1000-3000sq ft industrial units) This should be a high quality development, raising the bar on the Standard Way and Thurston Road Industrial Parks. The smaller and better quality buildings with a more domestic scale of architecture should be located along Darlington Road. These buildings should respond to the scale and vernacular of the surrounding farm buildings and relate well to the proposals for development in the village centre along Darlington Road. 6.100 Within the development area a clearly defined and legible layout

should be created. The illustrative master plan indicates a main Higher density development is appropriate in the Village Centre area avenue fronted by a number of small developments on the site west of Darlington Road. There are a number of opportunities to 6.103 To the west of this character area is the proposed community hub. incorporate SUD‟s into this part of the development and the It is proposed that the hub is sited at the intersection of Darlington naturalistic landscape should also include formal tree planting. Road and the new village street. The development and frontage 6.101 The southern edge of the village centre meets the proposed band character of this part of the community hub will be key to place of new employment shown to wrap around the existing industrial making in North Northallerton as this will be a highly visible part of uses. This new employment area will form part of the Darlington the site and a key hub for commercial uses. Employment Area. The village centre development at this edge 6.104 It is envisaged that retail would be largely along the village street will be medium density, larger plot „cottages‟ and relate well to the and this „one sided street‟ would have an attractive and active smaller „office type units‟ in the employment area. The key to the frontage visible to passing traffic along Darlington Road. symbiotic relationship between these two uses will be the design Proposals for the local centre include a village pub and and nature of the street bisecting them. associated budget type hotel, this development should be clustered together and present a well articulated frontage onto Village Centre Darlington Road. The new hotel and pub present opportunities to increase the quality of the built form along the road and create a 6.102 The Village centre is the largest of the character areas and significant landmark on the way into Northallerton. though it has a common theme in the design, there are a number 6.105 The hotel and pub should respond to the scale and pattern of traditional street frontage type developments in Northallerton, for

North Northallerton Development Area - Masterplan Framework & Design Guidance

example period houses and also vernacular farmstead and 6.109 To the north of this section of the village street the indicative agricultural buildings. Conscious design rationale is needed to master plan proposes the retention and use of the existing govern these buildings and these should not be standard in their structural landscape and water course to create enclosure and design. These buildings should also be pulled slightly back from define a more information „green‟ edge. The integration of the the carriageway, in part to respond to the existing building and beck/watercourse is very important to character here and this houses along the road and in part providing a better relationship feature should become a striking and attractive part of the with the street. development. The watercourse should meander close to the street to develop a relationship with the public realm and be open 6.106 The proposed village green at the intersection between Darlington to the wider countryside beyond to the north. Road and the Village Street is intended to provide a memorable gateway to the development. The form and configuration of road, space and development in the illustrative master plan is based on

the historic village evolution of the traditional places such as Brompton and Romanby. The buildings on Darlington Road relating to the green should be pulled close to the carriageway to create pinch points, creating a degree of enclosure along the street, before the built form opens up into the green. Views across the grassed area will be created towards the new local centre, and the strong urban edges defined by residential development to the north of the green. It is envisaged that these properties will relate well to the space and the associated access road for the houses will be an attractive lower order street relating well to the space. 6.107 A new linear space is proposed along the street and this would be a core around which uses can be drawn together. This space will have an informal landscape character and may include some wetland typology landscape. The development around the open space would have a good relationship with the space and would have limited or no private open space addressing the street here.

6.108 The development to the east of the local centre has a strong relationship with the new village street and associated road bridge. The treatment of the street will be the dominant character Illustrative sketch of the Village Centre (see also Figure 8.1) feature. As the new street drops down from the bridge towards the local centre, it may be an opportunity to incorporate some of the design sensibilities from South Parade in the town centre, development set some way back from the street, to allow large attractive front gardens and street trees to create lush formal urban landscape.

North Northallerton Development Area - Masterplan Framework & Design Guidance

Hawthorne

6.110 This area is essentially the edge of the new development and the transition between the fringes of Northallerton and the broader countryside. The concept for this character area broadly falls in line with the rural vernacular and setting, the lower density of the residential development here carefully blended with informal landscape characteristics.

Green corridors can provide strong local character

A compact perimeter block within the village centre can accommodate a 6.111 Small groups of individual dwellings might be clustered together well articulated built form and varied parking strategy, whilst retaining the using the farmstead typology of farmhouse, and individual barn / strong continuous frontage which helps to define the character of the agricultural outbuildings. The clustering of buildings into visual area. and functional groupings with a clear hierarchy and design narrative and sense of belonging can help new development echo traditional forms of development at the urban rural edge and buildings within the countryside.

North Northallerton Development Area - Masterplan Framework & Design Guidance

6.112 There should be a good outward aspect particularly from these larger properties across the generally flat countryside to the north of the site. However it is envisaged that the edge of development will be broken with important belts of tree and hedge planting, following the alignment of the historic hedge, which forms the boundary to the site and open countryside 6.113 The street hierarchy in this character area should be composed principally of „lower order streets‟ for example the courtyards and mews. On the Masterplan Framework these emanate from village access routes. This part of the development is directly accessed from the main east-west village street at one location.

Illustrative layout showing how larger the built form and landscape might work along the rural edge at Hawthorn.

Cross-section of the village lane with a watercourse

North Northallerton Development Area - Masterplan Framework & Design Guidance

6.117 The key structural elements which need to be carefully designed Halfway Park are the inclusion of the floodlighting of the sports pitches and the new road bridge crossing the railway and the beck. The design of 6.114 This is essentially the part of the NNDA falling within the the road bridge should be more than just a functional structure as Brompton Gap. It comprises the recreational facilities, existing this will be highly visible within this area. and enhanced open space and green infrastructure elements. It also includes the road bridge associated to the new village street – the access/link road. 6.115 It is essential that the right balance is struck here between bringing forward the appropriate recreational function and ensuring that the formality of a well developed sports centre does not, to all intents and purposes, contribute to coalescence between Brompton and Northallerton. 6.116 There are a number of existing hedgerows and stands of trees in the park and these will be embraced within the design of the park wherever possible. There is a strong informal landscape running beside the railway and the opportunities within the flood zone at this point to consider wetlands, and potentially water bodies for a SUD‟s system.

Indicatice sketch of the interace between Halfway Park and new housing to the west (looking south from Brompton)

6.118 It is considered that the use of belt tree planting, not dissimilar to those beside the railway and the current northern boundary of Northallerton, will form good foils and reduce the stark nature of these elements. 6.119 The village street (access/link road), should have the character of a slow country road, lined by hedges in places to create a sense of enclosure. Tree planting along the street will also help create a strong and structural green edge.

Halfway Park should be an area that unites rather than divides 6.120 To the south of Halfway Park is one of the two community hubs. communities This would make a good location for the potential school and health centre. These buildings should be designed to sit

North Northallerton Development Area - Masterplan Framework & Design Guidance

comfortably in the landscape, though as key civic buildings both should be well overlooked and have a good relationship with the broader townscape setting.

Stokesley View

6.121 There are two sub-character areas within Stokesley View, the development on the rural fringe and the development relating to Brompton Road and Stokesley Road. At the rural fringe the most appropriate development will be larger villa type detached housing interspersed with parkland quality landscape. This will provide a series of high quality distinct individual buildings within a ‟soft‟ green setting, with development fronting onto the countryside whilst also relating well to the building typology of the existing residential property in this part of Northallerton.

Indicative sketch of Stokesley View (see also Figure 8.3)

Conclusions

6.122 To conclude this section of the report it is important to consider the architecture and the buildings which will be delivered on site. Many developers still prefer to develop a traditional product and this would be a legitimate approach at NNDA. Equally buildings designed in a contemporary language would also be encouraged to add a new layer of interest to the built form of the town. 6.123 If a developer chooses to adopt a traditional approach then it will be expected that the development will meet very high standards in terms of the accuracy and authenticity of traditional buildings so Character provided by soft landscaping that they are indivisible from the vernacular and period buildings found in this locality. This is not about designing buildings which look old. It is about a fit and proper response to local character

North Northallerton Development Area - Masterplan Framework & Design Guidance

and the buildings found locally. Traditional arrangements of Masterplan Framework buildings, traditional forms of buildings, traditional materials and details must all be thoroughly researched and referenced.

6.124 A contemporary approach will give a developer and designer more freedom to innovate and to be creative. Arguably also more 6.125 Figures 6.5 and 6.6 provides the Masterplan Framework for North scope to design with the environmental sustainability agenda. Northallerton (Figure 6.6 in a more graphical form). This serves as Architectural quality will be vital and a strong architectural concept a demonstration of how the frameworks described above, and the would be needed which created a narrative between the existing design guidance principles described in the following section, can palette of traditional buildings in this area and the contemporary be followed whilst delivering the quantum of outputs described on interpretation proposed. Hence context remains important and the Ingredients Schedule (Table 6.1). The masterplan illustrates relevant. how the guidance can be interpreted, whilst being flexible and not overly prescriptive. It provides an indication of likely development form and a benchmark for expected urban design quality. 6.126 This framework should be applied flexibly. An alternative layout that is sufficiently evidenced and remains consistent with the design guidance and overall masterplan framework may also be deemed appropriate. .

Contemporary design can fit well with local character.

North Northallerton Development Area - Masterplan Framework & Design Guidance

Figure 6.5: Masterplan Framework

North Northallerton Development Area - Masterplan Framework & Design Guidance

Figure 6.6: Illustrative Masterplan

North Northallerton Development Area - Masterplan Framework & Design Guidance

7. Design Guidance A. Sustainably Well Connected

A1. Connecting with Towns and Villages 7.1 This section sets out the Design Guidance which development in A2. Movement (Hierarchy of Streets) the North Northallerton Development Area (NNDA) will be A3. Integrating Parking expected to follow. This will become a material consideration used to assess planning applications. 7.2 All of these principles follow nationally accepted best practice in B. Quality Placemaking and Design urban design, sustainability and urban extensions. They are based on a series of recognised exemplars (see the case studies B1. Developing a Distinctive Identity in Appendix 2 of the Baseline Report) and on national design B2. Memorable Approaches and Gateways guidance. More importantly, the design guidance is based on a B3. Improving Safety and Security through Design thorough understanding of the local context (as summarised in Section 4 of this report). Nationally accepted best practice principles have been applied to this context in a considered C. Environmentally Sensitive manner and bespoke solutions have been developed. The design guidance is intended to work in tandem with the Masterplan C1. Setting Development within the Landscape Framework (Figure 6.5). C2. Creating a Green Framework C3. Increasing Local Biodiversity 7.3 The design guidance is structured around the Themes and C4. Supporting Environmentally Sensitive Solutions Principles expressed in the Project Matrix (see Section 3). These ensure that all the principles are in place to create a truly sustainable community and that sustainability is considered D. Well Served and Run Communities holistically across a series of themes. 7.4 The Design Guidance follows the structure set out in the Project D1. Integrating a Mix of Uses Matrix, based around four over-arching themes. The principles D2. Developing Community Hubs within each form the building blocks of the design guidance. D3. Designing for a Variety of Employment Opportunities These are referred to by letter and number as set out below: D4. Design for a Range of Housing Needs

North Northallerton Development Area - Masterplan Framework & Design Guidance

A. Sustainably Well Connected Development boundaries The new development and community will need to be integrated with Northallerton and its landscape setting. A1. Connecting with Towns and Villages Key boundaries include the connection to the Northallerton Business Park, integration with the community hub at the Civic Centre and District Council The following paragraphs provide broad guidance on how an urban offices and the surrounding countryside, in particular Brompton Gap. expansion of this scale can be knitted into the existing settlement pattern It is important to understand the sensitive relationship between the and environment considering integrating sub areas, integrating across development and the rural fringe and this is therefore covered in detail in development boundaries and providing flexibility for future growth. These design principle C1: Settling development within the landscape. issues are developed further in later sections.

Integrated sub-areas The scale of the development is too great to be created as a single zone. It needs to be broken down into a series of integrated character areas and places that residents and visitors can differentiate from each other and feel a sense of belonging. This can be supported by physical characteristics and the orientation of homes around clusters of facilities. The Masterplan Framework highlights the scope for five character areas, which are described in Section 6.

The following design principles should be followed:

Develop distinct neighbourhoods of an appropriate scale, each with their own sense of place; Design the development to a scale and density that can support appropriate community and commercial hubs; Development should sit sensitively into views of the landscape Integrate the development as part of a complementary network of communities, both within the extension itself and relating to existing The Noartallerton Industrial Park offers specific opportunities to integrate suburbs and villages. new employment development alongside more established uses. The range of existing employment uses is varied some will need careful consideration as to their appropriate neighbours e.g. Allerton Engineering. It is considered that new employment could be well sited along the south- west boundary of the site and provide a suitable transition between new residential and commercial property and the existing employment uses.

North Northallerton Development Area - Masterplan Framework & Design Guidance

There are few adjacencies with residential development, only a small part Respect the environmental characteristics and sensitivities of the of the development area abuts houses in the south-east of the site. This is area, a particularly sensitive edge to the site and it is felt that though there should be selective pedestrian links into the existing town here, Utilise topography, landscape and supporting man-made features to development should respect the fringe setting of these properties. provide a clear boundary for the development and its sub areas.

Integrated movement network Much of the residential development connected to the site is situated along the arterial roads of Darlington Road and Stokesley Road. As discussed above it is important that the clearly defined character areas are preserved however it is equally important that good movement underpins the connections between the development and the wider area. On the whole connections to the broader environment will be along Darlington, Stokesley, Northallerton and Brompton Roads. These routes already have good vehicular connections to the broader area and reasonably good pedestrian and cycle provision. It is important that the movement network across the new development picks up on these existing links and in particular new east-west pedestrian routes stitch these together across the development. The most significant connecting element is the new access road across the site. The design of the road needs to form part of the placemaking of Landscape can aid wider integration this new part of the town and respond to the character of the other key roads. The key relationships with residential development to be promoted are Links into the existing development need to be carefully considered, as those along the linear north-south route of Darlington Road and Stokesley although good permeability is a desirable aim, it is neither practical nor Road into and out of the town centre. Though there are opportunities to appropriate in some cases. Particular thought needs to be given to linking build on this historic townscape development emanating from into the Darlington Road/Thurston Road Industrial Estate and the area of Northallerton, it is important that a clear distinction is made between North residential development to the east of the site. Northallerton and Brompton. Development along these streets should not create coalescence between the settlements. It is particularly important When considering linking the new development into the existing in terms of that the character of the landscape through Brompton Gap beside movement, developers should: Brompton Road responds to the rural landscape character, preserving the definition between the two settlements. Ensure that good cycle and pedestrian connections linking the When considering these development boundaries the following key broad existing north-south routes are created principles should be considered: The new link road is fully integrated in the design of this new part of Northallerton

North Northallerton Development Area - Masterplan Framework & Design Guidance

There is a good north-south pedestrian route linking the new community hub and the facilities at Halfway Park with the town centre.

Flexibility for future growth Northallerton has historically experienced a number of significant expansion phases – notably for residential development in late Victorian and Edwardian times and the 1950s to 1970s and 1980‟s to date in the employment areas. The principle of providing adaptability for longer term change - and potentially growth - should be considered, if only in very broad terms. This could be addressed by the phasing of development through a series of clear boundaries from the south west of the area to the north and east. These clear boundaries include the edges of the potential new neighbourhoods and boundaries of the landscape framework. The following design principle applies:

Orientate development and design boundaries to allow for potential longer term growth options.

North Northallerton Development Area - Masterplan Framework & Design Guidance

A2. Movement (Hierarchy of Streets) The following key design principles should be followed: Site local facilities within 10 minutes walk of all residential areas; A sustainable design approach takes the circulation of people on foot and Create permeable and legible urban areas and avoid cul-de-sac bicycle, and the effectiveness of public transport as starting points. This development; involves developing a permeable street structure which is easy to move through and navigate. The road network and the needs of the car are then Design streets according to the needs of pedestrians and cyclists; accommodated around this hierarchy. At every scale of the development Ensure, attractive, convenient and convivial routes are created; designers are challenged to create energy efficient movement networks around these principles. Ensure pedestrian and cycling routes feel safe and benefit from good levels of natural surveillance; The guidance contained in this section should be read in conjunction with the modelled traffic flow along the access road undertaken by the county Improve the existing public rights of way and footpath network and council. ensure proposed infrastructure connects to provide continuous routes for pedestrians and cyclists; Walking and Cycling Ensure that each phase of the development makes provision for secure, covered cycle parking and ideally changing facilities to North Northallerton is within fifteen minutes walking and five minutes improve the attractiveness of cycling trips to and from the area. cyling time of the town centre and the route along Northallerton Road from Brompton is already well used. A walkable new neighbourhood which ensures that all residents have good access to local amenities by foot or cycle will play a significant part in the development of this area. A walkable neighbourhood encourages people out of their cars. This has obvious benefits for the environment but also for community health and well being. In response, developers will need to ensure that, in line with the indicative masterplan framework, schools, shops and facilities are located in accessible positions within the overall movement hierarchy and closely related to the green space network in order to provide attractive, safe routes for pedestrians and cyclists. Design comfortable places for pedestrians and cyclists, and encourage non-car travel. The indicative movement framework respects the established footpaths and connects them with a network of key pedestrian routes. New pedestrian and cycle routes will be combined with the significant streets, in particular the east-west access link road, and new north-south links towards the town centre. Developers will be expected to integrate new pedestrian and cycle routes into the street hierarchy and enhance access to the surrounding countryside and wider open space networks.

North Northallerton Development Area - Masterplan Framework & Design Guidance

Public Transport Plan public transport accessibility from the start,

Provide high quality bus stops and shelters in appropriate locations The indicative movement framework allows for excellent public transport and the provision of real-time bus information, integration and accessibility. A network of bus routes is shown which uses the access / link road within the road hierarchy (shown on the Movement Ensure bus stops and waiting facilities are situated in accessible Framework) to ensure that all parts of the development are within easy locations which benefit from good natural surveillance. walking distance of a bus stop. Detailed design needs to be discussed Ensure that all residential properties are within 400m of a bus stop. with the Highway Authority at an early stage.

Public transport should ideally be in place from the outset, as habits are The Street Hierarchy hard to change, but the routes should be planned in a phased manner in agreement with the bus companies. Bus stops should be provided before nearby houses are occupied to ensure that facilities are available and to The proposed movement hierarchy for the area is: avoid inconveniencing new residents. Manage/ reduce the need to travel Unless the access link road and bridge is in place at the start of the Walking development, an interim improvement will be required to bus services to the A167 Darlington Road corridor. Cycling Public Transport Essential service vehicles (e.g. refuse collection) Other motorised vehicles.

The provision of a defined hierarchy of streets is necessary not only to provide a suitable level of infrastructure for expected traffic levels, but also to provide a means of logical and legible progression through the development area. The indicative movement framework illustrates routes within the top tiers Appropriate public transport facilities are key (indicative aspirational images) of the hierarchy (see Table A2 street hierarchy typology and recommended treatments) capable of accommodating a bus service and a cycleway. A permeable movement grid should be developed between

these strategic routes, comprised of streets lower down the movement The following key design principles should be adhered to: hierarchy. National good practice guidance such as Manual for Streets

supports more innovative shared surface treatments designed around Undertake early discussions with bus operators to understand „home zone‟ principles for streets at the bottom end of the hierarchy where feasibility and capacity issues, streets are not expected to carry much traffic. In such instances, a reduction in access and visibility standards can also be achieved.

North Northallerton Development Area - Masterplan Framework & Design Guidance

Therefore, designers are encouraged to seek early advice from the The Access/Link road Highway Authority when developing proposals in order to assess the potential for innovative solutions. The proposed access / link road is described in the MasterplanFramework in Section 6. The function of this road will underpin the entire development. The guidance given in this section of the report relates to a new access road with the following broad functions: The main street through the new development, bringing visitors and local people into the area, A key place making feature defining a memorable journey through the development, Providing traffic relief to the town centre, particularly with regard to providing good direct access to Standard Way industrial park.

The character of the street will vary along its length; the general character is described in the Character Area Framework in Section 6. The cross sections below set out the principles of three key cross sections: a general section through residential areas A street designed for people first, this illustrates how one of the village access routes in the low density areas might work. a section through Halfway Park a section showing the road bridge over the railway and North Beck Streets should be designed using „tracking‟ principles, whereby the arrangement of buildings and spaces is designed before the carriageway. Swept path analysis can then be used to ensure the street / carriageway One of the most significant sections of the new road is where it rises to can accommodate the minimum width required for that class. This can cross the railway and the beck. help to create more interesting and varied streets. Streets need to be considered in their entirety, not simply as a series of roads. This requires The below 3D sketch model illustrates how this might be settled in the the consideration of surrounding buildings and uses. landscape of Halfway Park. Using gentle earth modelling and groups of trees to give structure, view from Brompton towards the town centre can

managed to mitigate the visual impact of the road.

Guidance on dimensions, quality and character are given in Table A2: Street Typology.

North Northallerton Development Area - Masterplan Framework & Design Guidance

A cross section through the access/link road in a residential area.

Elevated view southward showing new bridge in the landscape

Cross section through access/link road at Halfway Park as road rises to bridge

North Northallerton Development Area - Masterplan Framework & Design Guidance

Precedent images illustrating some of the key characteristics The access road and residential development

Good integration between pedestrians and motor vehicles on the street. An attractive village centre, with residential development fronting the street.

This is the main street though Market Harborough and draws together all forms of transport. Village green and the main street, the village green is a key part of place making.

North Northallerton Development Area - Masterplan Framework & Design Guidance

Figure 6.2: Movement Framework (repeated here for ease of reference)

North Northallerton Development Area - Masterplan Framework & Design Guidance

Table A2: Street typology and recommended treatments

Illustrative Designed Movement / Carriageway Edge treatments Characteristics Other uses Traffic management Framework Speed vehicles width and opportunities typology Street Proportions (height /width ratio)

Village Street - 30 mph All movement / 6m (without Minimum 2m footways to both sides, „Greened‟ Urban Street Cycle parking at Alignment of street (access/link road) all vehicles on Bus 1.5m cycleway incorporated into Tree lined, informal and appropriate designed to limit own side of Lay-bys; 7.2m carriageway, both directions. formal boulevard as destination. Bus traffic speeds. carriageway. on the bridge) appropriate. stops. Sitting, Limited shared Some direct 4-6m width pavement beside active Active frontage. Good meeting people. surfaces associated access to frontage in Local centre. Additional degree of enclosure. Art. to open space. dwellings 1:3 1.2m for verges or street furniture Street well overlooked. Raised crossings. permitted. zones as appropriate. All street 2-3 storey buildings (3 Tables at junctions. Limited on- furniture in first 0.4m behind kerb. storey buildings in the street parking. local centre). Village Street – 30mph All movement Varying 4-6m wide pavement adjacent to Tree lined street, Cycle parking at Raised crossing Local Centre only Limited direct dependant on active frontage. Minimum 2m informal planting. appropriate points. Car parking. (access/link road) access to size and footways to both sides. Additional destinations. Bus Pinch Points at dwellings facilities of 1.2m for street furniture zones. All stops. Sitting, crossings. Shared centre. street furniture in first 0.4m behind meeting people. surfaces. Minimum 5.5m kerb, with exception of benches Art. Cycling on which should be placed road appropriately for micro-climate, 1:3 aspect, and ease of use.

Village Lane 20mph All movement / 5.5m Minimum 2m footways to both sides. Tree lined, informal Car and Cycle Alignment of street all vehicles on Additional 1.2m for verges or street planting. Parking. designed to limit own side of furniture zones as appropriate. All Relatively small front traffic speeds. carriageway. 1:3 street furniture in first 0.4m behind gardens (2-3m) related Limited garage Parking layout, pinch Direct access kerb. to road width. Good access off street points along street, to dwellings degree of enclosure. permitted. shared surface areas. permitted; on Street well overlooked. site turning 2-2.5 storey buildings. Cycling on road required.

North Northallerton Development Area - Masterplan Framework & Design Guidance

Employment 20mph All movement / 7.3m Minimum 2m footways to both sides Tree lined, informal Build outs Pinch points at access road all vehicles on planting. included where crossings. own side of appropriate to carriageway. accommodate signage for units. Village Access 20mph Refuse 4.8m Minimum 2m footways to both sides 2-2.5 storey buildings, Parking. Walking. Parking layout, pinch Route - Medium vehicles and over looking road. Cycling on road. points along street, density areas delivery Some street trees Some amenity shared surface areas. vehicles 1:1.5 species and centers to space for sitting, Road alignment entering using create low key informal meeting people, designed embracing on own side of character. Less LAP play. „street‟ spaces to road. Refuse enclosure, larger front reduce traffic speeds. vehicles gardens. Front garden passing car to offer opportunities for throughout. greening street. Small Access to street space carefully dwellings. integrated for residents‟ amenity. Village Access 10mph Refuse and 4.8m (or 2m footways to either side minimum. 2-2.5 storey buildings, Parking. Walking. Surface materials Route - Low emergency between 4.1- Or 2m footway to one side and 1.1m over looking road. Cycling on road. Shared density areas vehicles 5.5m where service strip to other. OR Shared Some amenity surfaces/pedestrian access widths of less surface allowing comfortable Small street space space for sitting, priority. Pinch points. than 4.8m movement for pedestrians. carefully integrated for meeting people, Parking layout. Road where minimal residents‟ amenity. LAP play. Alignment. on-street parking. First 10m from junction to be minimum 4.8m

1:1.5

North Northallerton Development Area - Masterplan Framework & Design Guidance

Lower order 10mph Refuse and 4.8m 0.5-1.5m privacy and access strip 2-2.5 storey buildings, Parking. Walking. Surface materials streets, not emergency (incorporating part of 1.1m service scale of „courtyard Cycling on road. Shared illustrated. vehicles strip to each side minimum.) space‟ to relate well and Some amenity surfaces/pedestrian access create good sense of space for sitting, priority Public Courtyards enclosure, good meeting people, Integrate street overlooking of space. LAP play. spaces 1:1.5 Smaller street space Street furniture. carefully integrated for residents‟ amenity.

Lower order 10mph Refuse and Varying – 0.5-1.5m privacy and access strip 2-2.5 storey buildings, Parking. Walking. Materials and street streets, not emergency minimum 4.1m, (incorporating part of 1m hard strip scale of mews to relate Cycling on road. furniture. illustrated. vehicles flush with hard to each side minimum.) well and create good access strips to create NB localized widening to allow sense of enclosure, Shared Mews. shared surface. passing good overlooking of surfaces/pedestrian space. priority. High and medium 1:1.5 density areas

North Northallerton Development Area - Masterplan Framework & Design Guidance

A3. Integrating Parking

An overarching objective for the new development is to create walkable neighbourhoods, encouraging local people to move away from using their cars. Even though sustainable patterns of travel are encouraged, people are still likely to own a car. Cars will therefore need to be accommodated and parking provision should be carefully considered to ensure appropriate levels of parking provision are sensitively integrated into the public realm, at the same time balancing the desire for spaces close to the home in safe and attractive locations. Parking provision will be predominantly in residential areas, however there will need to be particular consideration to how the cars are accommodated in the community hub, employment area, schools and other community buildings. PPS3 and PPG13, along with local guidance on street design and parking should be used to inform provision. General guidance is given below along with more detailed information on parking in residential and shopping areas. Integrating parking successfully and seamlessly in the public realm throws up many challenges and there are a number of key ideas which should be incorporated, including:

Promoting a layout which embraces a clear street character not dominated by car parking. Considering a variety of methods to accommodate the car, to find the best mix. Allowing a certain amount of appropriate on-street parking along streets in the hierarchy helping to animate the street. Preventing car parking from creating unusable and unattractive places for pedestrians and non-car users. Providing parking which is convenient, safe and secure.

North Northallerton Development Area - Masterplan Framework & Design Guidance

Private parking can be seen in two ways in North Northallerton; either as The parking in the local centre should be integrated into the public realm in within curtilage or private courtyard parking. order to support accessibility and the economic vitality. The general guidance above should be followed however the following opportunities Within curtilage parking should: should be explored: Include occasional integral garages; reference could be made to the historic stable entrances seen in Brompton. Integral garages should Larger parking areas, e.g. for the pub/hotel and convenience store be used sparingly as they can create dead frontage onto the street. integrated in the block form, should not create dead spaces. Discourage car platforms and private drives to the front of property, On-street parking in the local centre and in low order roads in where appropriate to include this type of provision it should be neighbourhoods. located between properties or on shared drives to the rear. Include only limited garage spaces, which should be sensitively integrated to maintain continuity.

An example of parking poorly integrated into the urban form

Large areas of parking within the development, servicing the uses such as the pub and the hotel need to be carefully integrated into the character of the new

local centre. Examples of a variety of well integrated parking solutions

North Northallerton Development Area - Masterplan Framework & Design Guidance

Private courtyards will: provides a safety and comfort barrier between pedestrian and motorised vehicular movements. Accommodate no more than 8 vehicles; Where on street parking is included it should: Have at least one space as a dedicated disabled bay; be incorporated as short runs of parking bays (maximum 5 bays) Have some overlooking from property; integrated into the street scene by interspersing them with street trees, and spaces ; Have clear and easy access to property; aid traffic calming in residential areas e.g. parking layout in Be visually attractive, and in some instances create opportunities for Homezones, pinch points along streets; activity e.g. Local Areas of Play or seating areas; be visually integrated with the pedestrian zones, reducing the Accommodate cycle parking and bin storage where appropriate. dominance of the carriageway; be well overlooked and close to access to dwellings; not create a barrier to pedestrian or cycle movement; be carefully considered in the design of street spaces for example public courtyard spaces and homezones; be designed with safe opportunities for pedestrians to cross streets by providing appropriate gaps or built out areas to allow good visibility between parked vehicles.

Private courtyards will be visually attractive

Parking on street has to be handled carefully; the public realm should not be dominated by cars however the associated activity can help to animate a street.

Streets should have a mixed approach to parking provision and on-street parking animating the streets will have a large part to play in this. On- street limited waiting parking bays should be used to encourage trade and activity around the local centre in particular. Manual for Streets 2 suggests Short runs of parking should be integrated into the street. that this adds to the street activity, provides improved security and

North Northallerton Development Area - Masterplan Framework & Design Guidance

Parking spaces in residential areas should be designated:

to assist onward movement from the parked vehicle for people with disabilities and young children. be well distributed around the development. be located close to access to homes. incorporate appropriate signage, road marking and level access being mindful of street clutter.

Additional spaces might also be designated for drivers who car pool or drive electric cars. Cycle parking should also be provided at key destinations, such as at shops and public transport interchange stops.

Waiting and loading restrictions may be required at certain locations within Parking integrated onto the street can aid traffic calming the development such as: at main street/ road junctions to allow sufficient visibility

protecting bus stops from parked vehicles limiting waiting around shops to ensure a turnover of spaces safeguarding residents‟ parking opportunities from commuter parking to employment areas or the town centre It will be important to ensure that the restrictions are sympathetically signed and lined to constitute a balance between enforcing any traffic orders and ensuring that the environment is not compromised by unnecessary „clutter‟.

Parking courts should be well overlooked and close to property

North Northallerton Development Area - Masterplan Framework & Design Guidance

Section 6 (the Masterplan Framework) provides an overview of the main B. Quality Placemaking and Design character areas and an indication of the general approach to development. Within these broad character areas there is scope to provide a wide range B1. Developing a Distinctive Identity of housing and develop distinctive sub areas, which will help to create a legible urban structure and enhance identity. More detailed design work should carry forward the design intentions and concepts for these areas Creating local distinctiveness character and identity and add to the structural approach set by the indicative masterplan. An agreed design palette will be required for the whole site and then this can It is vitally important that new development within North Northallerton be augmented and refined for character areas and phase by phase. Development Area (NNDA) creates a distinct sense of place, and is well- related to the local context. The Masterplan Framework (see Figure 6.5) establishes the correct approach to delivering character and local distinctiveness at NNDA.

Local distinctiveness and a sense of place are essentially about the physical characteristics of places and the relationship established between buildings, landscape, public realm and uses. Also people‟s experience of those places where it is as much about the commonplace as about the rare, about the everyday as much as the endangered, and about the ordinary as much as the spectacular.

The Council will strive to secure development with a strong sense of character. At this stage there is neither a preference for contemporary or traditional architecture, but that in either event the quality of buildings and their appropriateness for the site and Northallerton will need to be demonstrated.

The strongest local vernacular can be found in the surrounding historical villages and the Council will support an approach which attempts to re- interpret the positive characteristics of these existing areas in a contemporary way. Developers will be expected to demonstrate how they have drawn upon the building traditions of Northallerton and its surrounding villages in any design proposals. However, it is not just buildings which create character, it is the layout of the street and New homes should have a positive relationship with village greens relationships with open space. This necessitates consideration of the interrelationships between building, street and space at every level of the design process, from masterplan to detailed design and internal layout.

North Northallerton Development Area - Masterplan Framework & Design Guidance

Village green in Brompton, incorporating open space at the heart of the local The roundabout on the green forms part of the street scene in Romanby centre

Character is often derived from how buildings address the street Simple uncluttered elevations

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B2. Memorable Approaches and Gateways public art installation, if this is deemed to be appropriate and in that event the artwork should be part of a wider landscape theme.

To create a successful and fully functioning environment the urban Buildings here will need to be of a large scale, relative to the overall area, extension needs to represent a new „place‟ in people‟s perceptions – in order to match the scale of the junction. They are unlikely to be including both those that live and work there, and those that visit and pass accessed directly off the junction but they must present a primary element through. This will involve creating environments that are memorable and to face it (i.e. raised in height or a strong frontage). Buildings here should distinctive, through their built form, landscape and streetscenes. be landmarks with a specially high design quality. This is especially true of the Darlington Road gateway, where the buildings will be offices and A key part of the way people remember and understand places is by elements of the local centre (i.e. hotel or pub). The buildings will be set easily identifying gateways, key nodes, intersections and corners – using back from the junction but should have a high quality landscape scheme these reference points to navigate through the neighbourhood and to front the gateway. understand their place within it. The routes between these points should also have a presence that reflects their role and importance. These elements should all fit within a logical and clear hierarchical structure, which relates to the movement framework and the uses that are taking place within it. It is also helpful to define the transition between different character areas. A clear hierarchy of intersections and street-types must be developed. The street hierarchy includes the following typology of routes: existing significant town route; village street (i.e. the new access road); village lane; village access route. Please see principle A3 for further details. To integrate with this route typology a hierarchy of gateways has been developed.

Strategic Gateways Strategic gateways are the junctions at either end of the new access road: i.e. with Darlington Road and Stokesley Road. The new road bridge over the railway will also be a strategic gateway. These are the entry points to the new development and will be used both by highway traffic passing through the area and people accessing the uses within the NNDA. These are gateways and arrival points to Northallerton as well as being gateways to the NNDA. Strategic gateways are junctions that will carry a large amount of traffic, and are likely to be roundabouts. It is important that the roundabout has a landscape scheme that will make it visually distinctive, potentially with a Public art and effective lighting at a business use gateway

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Figure 7.1: Gateways & Approaches

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Strategic Approaches Character Gateways The strategic approaches are the approaches to the strategic gateways, Character gateways are the entry points to the different character areas namely Stokesley Road north of the strategic gateway and on Darlington within the development – namely the point on Stokesley Road when one Road north of the strategic gateway. These approaches represent the first enters the Stokseley View character area when travelling northwards; the development that traffic will experience when entering the Northallerton junction of the new access road with Northallerton Road (representing the (and the NNDA in particular). As such it is important that this presents a transition between the Halfway and Stokesley View character areas); and strong first impression to the town. The railway line, as it passes through the point further west on the new access road where development begins the NNDA is also a strategic approach as it presents a well used route (the transition between Halfway and the Hawthorne/Village Centre with good visibility to the NNDA as it passes through. character areas). These changes in character should not be crude or cosmetic changes in buildings design. They should be signalled by a visual marker (building / group / landscape element).

Strong frontages on major roads form a positive approach

On the strategic approaches the amenity of adjacent development will need to be protected from the levels of traffic on these roads. This is likely to mean that development is set back from the road. Access to adjacent development may also be taken from surrounding roads. Nonetheless, Character gateways can be more locally focused and community-led development here should still present a strong frontage to these roads with high quality design. The scale of development should reflect the Character gateways need to present a positive impression of the distinct status and width of the road. High quality landscaping is needed where character of the local place, through architectural expression. development is set back. This will include both sides of the road. An Development here should be slightly taller than the surrounding form, environmental enhancement scheme may also be required for Darlington more interesting in appearance and should address these gateways in a Road and Northallerton Road themselves. positive manner (i.e. facing the gateway at 45 degrees and with a taller and more interesting element of built form). Landscape features are also recommended to define these points, and there may be potential for community-led gateway signage or public art.

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Character Approaches

The character approaches are the routes where traffic passes through the NNDA, namely on Stokesley Road between the character gateway and strategic gateway; on Northallerton Road as it passes through the NNDA (with the development of Stokesley View on one side and the open space of Halfway on the other); and on Darlington Road between the strategic gateway and the existing industrial development to the south These are important as the frontage here will be visible to those using the significant town routes, and not just visiting the new development. This is in effect a front door to the development and it is important that a positive impression is made. The character approaches require strong development frontages, with a more continuous frontage than other streets and slightly taller development. Parking solutions should not undermine continuity of frontages along this route. The road here will be slightly wider and should be lined with development of greater visual prominence. There should be Character approaches should have interesting and more opportunities for landscaping and these routes must provide safe continuous frontages,rising in height at key nodes. and attractive pedestrian and cycle routes. Where frontages face the open spaces of Halfway on Northallerton Road they should be three storeys and present active primary frontages to overlook this space.

Neighbourhood Nodes Neighbourhood Nodes are the six points on the new access road where junctions are formed with Village Lanes (where these are not greater level gateways described above). These are internal locations within the NNDA that will be visible to all those using the access road and will be well used for navigation by residents and visitors. Neighbourhood Nodes should be marked by development that turns the corner, addressing both the access road and the side-street. Height should be slightly increased with the corner elements more prominent and interesting and with their primary entrances here. Windows should At key nodes buildings should be articulated to overlook both streets. The houses should be located close to the corner provide greater interest and not set back too far. Pedestrian crossing facilities should be aligned closely to these nodes and node should allow for pedestrian movement in a generous and attractive manner with strong public realm.

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Key Corners

Key Corners are points in the perimeter block layout where road junctions are formed (for example, as indicated in the Masterplan Framework). These are where village access routes and village lanes intersect with themselves or each other. Intersections with pedestrian routes, shared surface streets and one-way accesses to plots should not be classed as key corners. As part of the housing layout all key corners should be articulated with development that addresses the corner and provides either slightly greater height or visual interest (see D4). This is also true where vistas are formed down streets, in which case the facing building that terminates the vista needs greater articulation. The design of the corner building should ensure that dead frontages are minimised and activity and surveillance is provided to both elevations. Where key corners form crossroads the opportunity should be taken to create a stronger public realm with increased landscaping. All other corner locations need buildings which address each corner (see D4).

Vistas should be terminated with features of visual interest

Corner development should provide surveillance to both streets

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B3. Improving Safety and Security through Design safety. Buildings should front the street and provide active frontages, blank To make the NNDA a successful place where people want to live, work frontages should be avoided. and enjoy leisure activities, people must feel safe and secure. It is well A mix of uses, housing types and sizes can increase activity publicised that the design and layout of buildings and spaces in between throughout the day which increases presence and surveillance. The have an impact on crime, fear of crime and anti-social behaviour. It can masterplan achieves this by including residential and employment also affect the reputation of an area constraining its potential for long term uses and by siting community hubs where they can act as focus for sustainability. This has influenced the form of the Masterplan Framework the community. and must continue to influence its detailed design. In detailed design it is important to ensure that increased Policy CP20 of the Core Strategy states that “Design of all developments overlooking does not compromise the privacy of residential areas. (including transport schemes) must take account of the need to reduce the opportunities for crime and the fear of crime, disorder and anti-social behaviour, and promote safe living environments.” All new development in the NNDA will be expected to be designed to „Secure by Design‟ accreditation standards. Further detail on Secure by Design should be obtained from North Yorkshire Police. Secure by Design provides useful guidance for safety and security. This will involve detailed consideration of the guidance below at all spatial scales.

Activity and natural surveillance

Natural surveillance has a fundamental role to play in creating safe and secure places. Areas which are well used throughout the day and well overlooked, feel safer and therefore create places where people want to spend time. As a result, there is more activity which in turn increases surveillance. This increases the opportunity for criminal activity to be seen and therefore can deter criminal or antisocial behaviour. Houses provides natural surveillance over the open space To increase activity and natural surveillance, the following principles have been followed and should be adhered to as detailed designs develop: Access and movement Public areas including: streets, footpaths; cycle paths; play areas; open space; and car parking should be well overlooked. The masterplan layout enables this to be achieved for the green routes, Creating safe and secure movement networks are essential to encourage green wedges and community hubs due to the siting of adjacent people out of their cars and to walk, cycle or use public transport. This residential blocks. These public areas should be well lit to increase has both environmental and health benefits for the community. The

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NNDA is designed to be a „walking neighbourhood‟ with a range of facilities available within 10 minutes walk. Existing Public Rights of Way are retained and enhanced alongside new connections for pedestrians and cyclists (for example between the Standard Way employment area and the new employment uses. The Movement Framework (see Section 6) offers the opportunity to create safe routes. It proposes the use of village access routes for cyclists within the 6m carriageway (7.2m on the bridge), and providing a clear corridor for pedestrians. The framework also utilises the complementary open space and landscape framework, for example for pedestrian and cycle routes. Within the movement frameworks it is important that routes feel safe. To achieve this they will need to be overlooked, well lit and well designed. This will ensure that they will be well used, which reinforces natural surveillance. To create safe and secure routes within the movement framework, the principles below should be followed during detailed design: Routes must be well defined and legible, with good visibility at each end. Footpaths and accesses should be well overlooked and well used. Routes should be of a generous width, to avoid the feeling of enclosure, which can be threatening.

Routes should be well lit, to increase feelings of safety and facilitate surveillance and provide greater opportunity for crime and anti- Pedestrian routes should benefit from natural social behaviour to be detected. surveillance from adjacent buildings. Routes should have a purpose, with a balance struck between

permeable layouts and creating surplus routes which provide more Ownership escape routes for criminals. The masterplan framework includes a series of public spaces, and further Access and footpath networks to the rear of buildings should be spaces will be created within the housing blocks during detailed design. controlled. Public and private spaces with a clear role and well defined boundaries promote a sense of ownership and responsibility. Public space without a purpose can encourage anti-social behaviour, which reduces the feeling of safety. If the ownership of spaces is unclear, it increases the chance of crime / anti-social behaviour going unchallenged.

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The following principles should be promoted as the spaces are designed access, but not to create a fortress appearance; in detail: Colour – fences should, where appropriate be a colour Private space should be well defined and enclosed, for example which will minimise visual impact; through the use of fences, walls, gates, hedges or changes in surface treatments. Visual permeability – it is often appropriate to allow views through a fence to aid surveillance and avoid the creation of Public and semi-public spaces should have a clear purpose and not hiding places; just become „left over space‟. Robustness - material selection and build quality should All spaces should be designed to have a clear function. ensure longevity and easy maintenance.

Security features In some circumstances it is necessary to include appropriate security features, for example fences and shutters. This may be required at the boundary to some of the new employment uses, for example. However, such measures must be well integrated with the design of the building, and therefore must be an important consideration from the outset. Security measures which are not integrated into the design and layout of a building or space can actually dominate the space and increase fear of crime. When considering the use of security features, the subsequent principles should be followed: Where shutters are needed (such as on retail units in the community hubs), internal shutters should be provided. They should also be as transparent as possible to maintain window shopping views and interest. This reduces vandalism, fly posting and minimises the Fences should be robust and simple but also visually permeable and impact on the streetscene – which increases feelings of safety. This coloured to reduce their visual impact. will need to be considered in the village and local centres. If well designed, bollards and gates can be attractive features. It must be ensured that bollards do not hinder pedestrian movement, particularly for those with disabilities. Fences obviously play an important role in enclosing space, and defining ownership/access arrangements. Key considerations when selecting fencing include: Height – fences should be a suitable height, to discourage

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The indicative masterplan illustrates a „soft‟ edge to development. It‟s C. Environmentally Sensitive considered inappropriate to create constant „green edge‟ as dense planting can create a similarly inappropriate impact to that of built C1. Setting Development within the Landscape development. Structural landscape can be used in the green edge; however this should be done with great sympathy for the existing landscape character. Over Integration at the rural edges lapping linear belts of trees and hedges are typical of the area and if There are broken views to the new development from the north and east located carefully can offer controlled views to the edge of the across the fields. The semi-open landscape and gently sloping topography development. However it is important that these sit comfortably within the allow some filtered views to the edge of Northallerton and new strong multi – functional concept for this part of the open space network. development has to be sensitively considered in this context. The open Developers are therefore encouraged to consider a sensitive and varied landscape between the village of Brompton and the new development – response to the rural edge that is based around a framework of the the Brompton Gap - is considered unsuitable for development for a existing landscape structure. The use of the existing mature hedgerow number of reasons including development coalescing and changes to the and associated ditch which forms part to of the northern boundary of the prospect from the houses at the edge of the village. This is very clearly set site should be used to form a naturalistic edge treatment in keeping with out in the Hambleton LDF Allocations Plan, December 2010. the overall character in the wider area. Low density housing at the edge, interspersed with gardens and open spaces will also go a long way towards breaking up the edge of the development. Decreasing the densities and increasing plot size will also bring open/green space in between individual properties. This „open‟ townscape layout should be informal in character. This would be supported by the design and layout of buildings which respond sensitively to the rural context; without undermining the legibility of the development. The key aims for development along the northern and eastern edges of the site are: To settle the new development sensitively in the existing landscape setting. To maintain some of the existing rural character at the edge of the development.

In summary the rural edge of development should incorporate the New development should relate to the wider countryside, some aspects of the following principles: traditional linear landscape features such as trees and hedges should be A key part of the development of this site is the protection of the incorporated. Brompton Gap. Great care must be taken to protect this space

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between the edge of Brompton Village and Northallerton. In particular the impact of the new access road and traffic and the landscape character around the new sports pitches need to be well considered. The existing landscape infrastructure, e.g. the hedgerows and the beck associated to the northern boundary of the site, should be used to settle the development in the landscape, mitigate some views and to create a „soft‟ structure to offset the edge of the built development. There should be a layering approach to the development edge. Drawing together the built form, open space and structural landscape is the preferred approach to mitigate long views to the edge of the development. Long stretches of development or green screen are discouraged. Backs to the open countryside are discouraged, advantage should be taken of the rural prospect from the site. Larger residential property set in more informal streets are appropriate to some areas of N` orthallerton

New housing at Newton-on-Ouse provides a strong, contemporary countryside edge

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C2. Creating a Green Framework Brompton, this area has been left clear of built development in the Masterplan Framework.. North Beck and the regional railway run north- south through this open space and it is important that these and the The Open Space and Landscape Framework will be one of the corridor of the category 3 flood zone associated to the beck is carefully fundamental parts of the masterplan and a key structuring element. incorporated into the landscape plans. The overarching aims and objectives for this framework are set out in The District Council is also seeking to form a new local sports hub based Project Objective 5. around existing recreation provision including the community centre and To deliver these objectives the following section describes each of the key the swimming pool (see project objective 4). There may also be vision elements in the indicative masterplan and provides design criteria opportunities to link to sports provision at Allertonshire Secondary School for the various types of open space they sit within, the elements and the and Northallerton Rugby Club. open space typologies are shown on Figure 6.3: Open Space Framework. The Masterplan Framework seeks therefore to provide a new park at the The vision elements below will set the quality and placemaking criteria for heart of the development and it is envisaged that part of the gap will form the development and the landscape typologies in the open space the park. This piece of new green infrastructure will unify the east and framework into which these sit. west of the expansion area and link into the strong north-south corridor dropping down towards the town centre along North Beck. The key elements of the vision are: The new access/link road will be a new village street joining Stokesley A. Halfway park Road in the east to Darlington Road in the west, this will pass though the landscape here, rising to cross the railway and the beck, and dropping B. The Village Green away to either side towards the new development. The access/link road C. Stokesely View Gateway will have an effect on the landscape character of the area and particularly D. The meander at Hawthorne the Park, which needs to be carefully considered. E. Green link

- The access/link road at the new bridge F. North Beck corridor The key principles for the Park are to: G. North Beck allotment Create a central and easily accessible public open space; H. Stokesley View orchards I. Hawthorne Wetlands Define a strong character of the development and form an important landmark; J. Edge of development K. Significant SUD system Ensure that the new access link road doesn‟t bisect the park and reduce the efficiency of the space;

Preserve the rural character of the Brompton Gap as appropriate;

Halfway Park Create a significant piece of green infrastructure, well linked to the wider landscape and the North Beck corridor; The open landscape to the south of Brompton, known locally as Brompton Gap, will be protected for the amenity of the residents of the village and Retain existing landscape features including the beck, mature tree new development. To prevent coalescence between Northallerton and and hedge planting;

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Use the existing structural landscape as the framework for new wildlife corridors cutting across the site; Accommodate appropriate new wetlands and associated habitats to support bio-diversity; Mitigate views to the development, using linear landscape elements mimicking the overarching landscape character in the area; Protect views from Brompton towards the town centre and in particular All Saints Church; Ensure that a new SUD‟s system is considered and fully integrated, new development should not put further pressure on North Beck.

The design of the park should specifically:

Include Hambleton District Council register of sports facilities Sports pitches can have a more formal development character compiled to meet regional needs which will be required within the development: Ensure Halfway Park is an attractive and cohesive place with a balanced approach to the integration of sport and informal parkland - 6no. mini football pitches character. Bringing through some of the informal, semi-rural - 3no. senior football pitches; characteristics of existing landscape features e.g. the beck and associated wetland and scrub planting into the design and layout of Associated lighting and ancillary facilities as required; „the gap‟ provides opportunities to preserve some of the existing These are the minimum requirements and future needs should be landscape character. subject to further discussions as the development is detailed; Include a high quality all age play area located close to the existing Further design guidance specifically for outdoor sports provision is recreational facilities, schools and proposed new sports facilities given with the Outdoor Sports Facilities typology information below; and ancillary buildings, to create a recreation cluster for young people. Including re-profiled landform to ensure level playing fields, and pitches which have appropriate drainage; Further design guidance specifically for play areas is given in Play Areas in the typology text. Well orientated sports .pitches in a generally north-south arrangement. Locate new sports facilities and their new ancillary facilities close to the existing community infrastructure, including the Civic Centre, and Northallerton Leisure Centre, to create a new recreation hub. These should be connected with potential around a shared arrival space.

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Provide a strong ecological corridor back into the town centre; this The key principles of the village green are: should be supported with the enhancement and inclusion of new The linear green should be located close to the village centre, at the habitats. cross road between the main streets; Bring through some of the informal, semi-rural characteristics of The green will be an informal open space reflecting the character of existing landscape features e.g. the beck and associated wetland traditional village greens in the area; and scrub planting into the design and layout of „the gap‟ provides opportunities to preserve some of the existing landscape character. It will become a memorable landmark and focus for village activities; Reinforce the unique character areas while providing a unifying That surrounding streets and spaces will relate in scale and element across the whole area. character to the green and will not dominate the space; To create space of appropriate scale and proportions for its function and character. The village green shown on the indicative masterplan is broadly the same size and proportions as the historic green in Romanby.

The design of the green should include: Casual recreation (i.e. kick about etc), the green is essentially an informal space for sitting out close to the activity in the village centre (watching the world go by, dog walking, village fete‟s, bonfire night etc); Sports pitches can have a formal character but the setting can be more informal Appropriate community infrastructure, including a sign board, seating and lighting;

The Village Green Opportunities for art should be considered here; The new village green is a significant part of development, a new gateway Some element of the SUD system, to mitigate against the effects of into both the town and the new expansion; it is visible on the intersection surface water run-off, it is envisaged that this will be a swale, and of both the link/access road and Darlington Road. It will provide a this may provide opportunities to incorporate a linear wetland gathering and social space at the heart of the village close to the feature; commercial and retail centre. It will also provide a memorable landmark Some limited car parking could be sensitively incorporated, due to along Darlington Road. the surrounding commercial uses; however, suitable road crossings The village green is one of the key community components which will would need to be provided. define the identity of this new place. The surrounding villages have greens at their core and it is an element which should make the development quintessentially of the local vernacular.

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It is a gateway to both the new development and Northallerton; It is the point at which road users can join the access link road and circumnavigate the town centre if appropriate. The key principles of the design include: Forming a new „green gateway‟ and small open space as a landmark at this junction; Combining open space well with the built form to open up a distinctive space in the landscape; Create a suitable „buffer‟ between the built form and the road to protect residential amenity; Reduce the „engineered‟ impact of the road junction.

Design of the gateway should incorporate: One side of Romanby Green - the proposed green at North Northallerton is similar Opportunities for art where appropriate; in size to the full extent of that at Romanby. Opportunities to include distinctive landscape features for example water of specimen tree to create a landmark.

The Meander at Hawthorne There will be a variety of experiences but one of the most obviously landscape led is where development runs next to the meandering east- west watercourse at the edge of Hawthorne.

The key principles around the design are:

To protect and enhance the landscape and habitats along the water Village greens can be distinctive elements in the urban framework course. To use the water and the emblem of the water to drive a strong character and place-making element. Stokesley View Gateway Creating a meander associated to the streets with an informal The junction of the new new access link road and Stokesely Road will be landscape feel. an important orientation point in the town. It is significant for two reasons,

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Minimise the number of times the corridor is crossed to reduce The gentle rise of the access/link road and any views from the street will impact on the wildlife corridor. be a memorable part of the journey through the development. This will create a number of opportunities to develop the character. To create an off-set between the road and the property in Hawthorne. The key principles of the design for the road are: To create a rural lane character along the street. The design of this corridor should include: To ensure, as far as possible, that the bridge should not be a barrier to pedestrian movement, with the exception of the area under the Sensitively incorporate the existing ditch and structure planting, a bridge close to the beck and the railway line. minimum wildlife corridor of 15m containing these elements is desired. To sensitively set the bridge structure in the landscape. Wetlands and swales where appropriate as part of an integrated To carefully manage views of the bridge from Brompton. SUD system. To encourage views along North Beck towards the town centre.

To ensure that there are good connections to and from the footpath Green link and cycleways along the access/link road, Halfway Park and into The landscape associated to the new east-west access/link road will play the town centre. an important role in the placemaking and orientation through the development. It is envisaged that the character of the street will vary along its length becoming more formal at key points in the townscape for Specific guidance in relation to the bridge in the landscape includes: example the village centre and significant intersections. Using gently sloping landform to grade the bridge structure into the The length of the street heavily influenced by the green framework is landscape, slopes should be no greater than 1:3 and where space where the street passes through Halfway Park crossing the new bridge. allows shallower to encourage movement across the site. Particular consideration needs to be given to the inclusion of existing Employing belts of selective native tree planting to the north of the landscape features, such as water courses and existing vegetation. At bridge used to create filtered views to the structure from Brompton. these points the road alignment has been influence by these elements to It is acknowledged that there will be glimpsed views to the elevated promote opportunities to retain and enhance some of these environments sections of the road and traffic and lighting. However using the local and bring them into the place-making of the new development. landscape vernacular, including hedgerows and narrow woodland belts direct views should be limited.

The Access/Link Road at the Bridge The use of hedgerows beside the road to create the character of a rural lane along stretches of the street and mitigate views of traffic The road bridge gently rises and over sails the railway and North Beck, on the bridge. the change in level is up to 7m, and therefore the views to and from the bridge need to be carefully managed.

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The key principles around protection and incorporation of the Beck are: To protect the existing structural landscape and enhance the landscape. To ensure that the effect on the beck and the biodiversity in the beck is protected and enhanced during and after construction of the access road. To promote selected views to the beck from the access/link road. To encourage appropriate waterside activity at suitable locations. To reduce access to the waterside where habitats need to be protected or enhanced. To respect the category 3 flood zone along the water course.

The landscape design considerations around the incorporation of the water course in the design are: Create long views down the watercourse from the apex of the new access road bridge.

Co-ordinate a new north-south foot and cycle path into the town Green links should be threaded through the development centre with the alignment of the beck.

North Beck Sensitively work the landform and new gradients associated to the new access road into the existing watercourse corridor North Beck is a water course running north-south from Brompton towards the town centre. The watercourse it‟s flood zone and the associated The impact of the earthworks associated to the new bridge on the vegetation and habitats create a significant wildlife corridor connecting the flood zone. edge of the town centre and the wider countryside. Access beside the beck under the road bridge should be designed The regional railway line sits close to the beck and there is a strip of land out using landscape rather than heavily engineered solutions between, which is for the most part protected for wildlife. The character of A limited number of low key pedestrian footbridges should be the becks is naturalistic and creates a strong linear structuring element provided crossing the beck at significant locations i.e. close to the through the site. proposed Primary School, and at the northern end of the North Beck The beck and railway form a threshold between the east and west of the allotments. development and the treatment of this in terms of pedestrian and vehicular Landscape treatment e.g. reed or marginal planting buffers as routes is particularly significant. appropriate, should control access to the edge of the beck rather

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than engineered barriers. The key principles for the incorporation of the orchard in the indicative masterplan are: ROSPA should be invited to comment on waterside safety in relation to the landscape design and access to the beck. To provide an attractive space which will help link together the new and existing development in the east of the site.

To create a landscape focus at the heart of the lower density North Beck allotments development in the east of the site. The location of the allotments in the indicative masterplan has been considered within the broader landscape and movement frameworks. The To provide an attractive buffer around sensitive private dwelling key principles around the incorporation of the allotments in the masterplan such as the Warrens. are: To locate them on a key pedestrian/cycle route for good overlooking Specific design considerations referring to more detailed information is in and accessibility. the typology guidance below. To provide approx 0.5Ha, however this could be expanded as the optimum size for allotments is around 1.5Ha Hawthorne wetlands To locate allotments close to the recreation activity in Halfway Park To the west of the new road bridge it is envisaged that the landscape and the proposed primary school to promote key messages around character will borrow much from the watercourses and flood plain healthy living. character of the existing landscape and drive the character of the built To provide vehicle access and parking clustered with the provision development as such. for other amenities including the sports and play area, minimising This area also provides a good opportunity to introduce wetlands in line access roads. with ecological aspirations to increase wetland habitats in this area. Take advantage of the relatively open aspect of the linear corridor The key principles for the incorporation of the wetlands into the indicative alongside the beck for the micro-climate. masterplan at this point are: The proximity to the existing watercourses offering opportunities for Specific design considerations referring to more detailed information is in the creation of natural wetlands, providing opportunities to increase the typology guidance below. this scarce local habitat. Creating a memorable landscape approach to the village centre; carefully defined long views over the wetlands from the bridge will Stokesley View Orchard ensure this a memorable new place. The new orchard is located close to the remnants of an existing plantation Incorporate a series of attractive recreation experiences around adjacent to the Warren; the private property in the east of the site. This (and over) the waterbodies. would link old and new orchards providing a new amenity for access for new and existing residents and an attractive landscape buffer around the Creating a local recreation destination, for informal activities such as existing property. leisure walks, dog walking and seating.

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Creating new formal opportunities around the wetlands for example The landscape along the northern edge of this development is significant for education about the ecology in the area, fishing, feeding ducks in settling the new built form in its surroundings and breaking up views or model boating etc. It is envisaged that this area would provide the from the edge of Brompton and beyond. environment for fairly genteel activities. Although linear landscapes are local features it is important that the views Ensure water safety for all. of the edge of the development are layered, with landscape elements not simply formed into a strong „green edge‟.

The lower density development proposed at the edges along Stokesley Particular guidance around the design of the wetlands includes: View and Hawthorne need to work sensitively with the open space and The opportunity to create a series of attenuation ponds linked in landscape ensuring this development is congruous with its surroundings. character to the existing pond south of the site in the Standard Way Business Park. The key principles of open spaces and the landscape at the edge of The inclusion of a mini football pitch and teenage facilities linked by development are: pedestrian routes to Halfway Park, to support the recreation offer there, it is envisaged that this is well over looked from the road and To set the new development, including the new road bridge, the adjacent houses however set back from the wetlands. sensitively in the existing landscape. At the edges of the development, in the north and south of the To maintain some of the existing rural character at the edge of the wetland area, locate new woodland spinneys. These small copses development. will sit well in the landscape and act as part of the visual mitigation To include new recreation routes and connections to existing off site to the development. public rights of way. The inclusion of landmark planting, e.g. a specimen tree, to create a strong landmark. Specific design considerations include: The potential for art, integrated landscape art, earthworks or planting. Use of locally appropriate native species of trees and hedgerow plants to ensure the new landscape is settled in the broader rural A ROSPA inspection to comment on waterside safety in relation to environment. the landscape design and access to the beck. Use hedge planting and some staggered belts of planting to filter views from Brompton to the new road bridge whilst opening up The Edge of Development some views from the access road over the surrounding landscape to ensure good natural surveillance of the spaces. This is discussed in some detail in C1: Environmentally Sensitive – Setting development within the landscape, however, there is some merit in A small number of judiciously located plantations or spinneys, highlighting some of the key principles within the open space framework. planted at key locations however the prevalent landscape features are narrow linear belts of trees and hedgerows these should be used in stretches combined with the build form where appropriate Existing hedgerows and structure planting, retained wherever

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possible and integrated into the design for the edges smaller ponds dispersed around the development rather than one large water body. Small open spaces, woven into the development edge in relationship to the built form, to break up the mass at the edge of the To create wetlands as part of the creation of a the SUD system; one development and provide amenity for the new residents. of the local habitats identified as scarce in the area

The landscape design principles relating particularly to the SUD system are: To create a new wetlands area close to Hawthorne and a threshold to the village centre Include a SUD element at the village green as a feature of the landscape To create attractive amenity spaces with the new employment areas, incorporating SUD to bring in an informal rural character reflecting the rural fringe location. Vary the character of the linear SUD elements e.g .ditches and swales along the access/link road to differentiate the character Linear landscape elements are local features along the street. Some of these elements could be formalised in the village centre e.g. creating rills or more architectural responses SUD system

A key part of the landscape framework is the sustainable urban drainage system. It is important that this is integrated into a variety of the framework Local open spaces layers, in particular the open space. Opportunities to link the SUD system Local amenity will be appropriately created within the development plots. to placemaking and habitat creation along with the drainage strategies are Some of the more significant spaces have been indicated on the indicative a key part of this. masterplan and these include the small green incorporating the existing The key principles in the inclusion of the SUD system in the open space orchard and landscape features in front of the Warren and the linear framework are: landscapes following the field pattern in Stokesley View and Hawthorne. To create a network of ponds, swales and ditches fully integrated in the open space framework More detailed design guidance is given below in the amenity green space guidance. To employ water and the character of water at key places in the development to create memorable landmarks and a strong identity for the lower density character areas. To appropriately integrate water bodies in the landscape, a series of

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With additional typologies of:

Private outdoor space Accessible countryside in urban fringe areas including footpaths and recreation routes.

Amenity greenspace Amenity is taken to mean informal recreation spaces. Informal areas are important flexible spaces allowing a range of impromptu recreational opportunities. These spaces would occur throughout the development area within an open space network and be particularly integrated as local green spaces. Amenity green space within the area should be designed to maximise its value from one or a number of perspectives including: Informal, imaginative play; Exercise;

Simple informal spaces can provide relaxing amenity spaces for local people Habitat creation; Aesthetics; Open space typologies and guidance Views, and The individual vision elements above are all located within the broader open space framework made up of different types of space. Opportunities for artwork. This section briefly describes the character of the different open space typologies which will be expected to be provided within the development Amenity green spaces should also be designed so they are: and outlines key principles that will influence their design. For the An important component of the scheme and not left over spaces. purposes of this guidance the District Council‟s typologies are set out. These areas can be integral to the quality of the place, for example, Amenity green space it is envisaged that the linear green spaces lining the access road will provide part of the distinctive character of north Northallerton. Play areas Be of a suitable size to allow appropriate use of space. The location Facilities for young people of appropriate uses should form part of the overall open and green Outdoor sports facilities space strategy which is to be agreed between the developer and local authority. Allotments

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Designed and located in a manner which will not cause nuisance to The Open Space and Landscape Framework plan illustrates a potential adjacent land uses. Building in factors such as: natural location for such a provision related within the Masterplan Framework. It surveillance; a sense of ownership; strong, effective should be noted that this plan illustrates the opportunity to site play close management; and sufficient maintenance budgets are essential. to appropriate destinations e.g. schools, the leisure centre, sports provision and within key public spaces. It does not describe the level of provision and accessibility requirements. Developers should agree these with the District Council.

This type of provision should: Include play facilities in line with the Council‟s SPD requirements which expand and rationalise National Standards set out by the FIT planning and design for outdoor sports and play in line with District need. Be well overlooked, whilst respecting appropriate buffer zones. Be accessible and inclusive, easy to reach and welcoming for children of all abilities. They might be located at key intersections and nodes of activity. It is recommended this might include clustering play areas close to schools and other family destinations.

Amenity space with some simple provision for teenagers Be of the highest quality establishing a designed space to inspire and welcome children.

Be designed for the age group they intend to serve, to discourage Provision for children and teenagers inappropriate use by older children. These types of spaces can include play areas, skateboard parks, outdoor Be sensibly located to aid parent and guardian supervision. basketball hoops, and other more informal areas (eg 'hanging out' areas, Potentially clustering age defined play areas. teenage shelters). The quality of these spaces is important as they can provide exciting recreational opportunities for the young and encourage a Provide a variety of safe opportunities for teenagers taking into healthy and active lifestyle. account their particular needs and social behaviours. The Local Authority will expect children‟s play spaces to be provided strategically using the traditional Fields in Trust (formally NPFA) guidance, Planning and Design for Outdoor Sport and Play as a basis for minimum provision. It will also welcome innovative proposals to augment these areas with other types of play and sports facilities. Early discussion of mechanisms to secure appropriately phased provision will be required and it is anticipated that house builders will contribute to a strategic fund.

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provision. Provide appropriate ancillary facilities. Lighting, parking, toilets and changing provision should all be considered. Provide facilities that are accessible and inclusive, with a cluster of facilities located at key destinations and on good pedestrian and cycle routes. Design of the areas should be carefully considered to provide a user friendly environment. Provide for a range of abilities; e.g. club level to community facilities as appropriate. Have access arrangements and long term maintenance implications agreed prior to inclusion in the development.

Play can be sensitively and simply integrated into the landscape

Outdoor sports facilities This would include sports facilities on the whole natural surfaces or where appropriate artificial surfaces, it is anticipated this will be publicly accessible provision. The Open Space and Landscape Framework outlines where sports provision could be provided. These are in some instances located close to exsitng sports destinations but more importantly located close to green links and within good walking distances for the urban extension and the wider area in particular Brompton and the Town centre Sports provision should: Sports facilities e.g. changing and pavilions can be sensitively integrated into the Include appropriate facilities in terms of need for the immediate and landscape broader area through discussions with the District Council and reference to the SPD. Deliver the highest quality public facilities. For example publicly managed facilities and partnerships including dual use school grounds and commercial provision with agreed public access. The provision of these managed facilities would need to be discussed and agreed with the District prior to inclusion as part of sports

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Allotments and orchards Where appropriate be secure and gated, with controlled access.

Be located with respect to quality of soil, aspect and micro-climate. Growing food on allotments can form a part of a healthy lifestyle however allotments are not always well used and success is very much based on Allow approx 250sqm per allotment plot. The number of individual take up. The SPD takes a pragmatic approach to the provision of allotments should be agreed with the Local Authority. allotments and it is suggested that they are provided on a demand led basis. However given that against national standards Northallerton has a shortfall of this type of open space and the potential opportunities to create a centrally located facility within the Brompton Gap, new allotment provision should be considered within the development and discussed with the District Council as part of open space provision for this development. The area of allotments required for the quantum of development is around 0.5Ha, as set out in the SPD. The most efficient size for an area of allotments is thought to be around 1.5Ha. To meet the accessibility criteria it may be prudent to look for a small area of allotments on the site, ideally located with the amenities provided in Brompton Gap. There should be some room for expansion as part of this. The indicative masterplan identifies a potential area for 0.5HA of allotments; located in Brompton Gap, in the south of the site on existing Allotments can offer healthy lifestyle options for new residents. agricultural land. Discrete yet accessible areas might be appropriate for allotments; locations which are visible in the townscape might be suitable for „designed‟ orchards or gardens. Private outdoor space

Allotments should: Over recent years there has been a growing trend for smaller and smaller private gardens. This is in part due to requirements for higher density standards, but also relates to a desire from housebuilders to maximise Be located within walking distance of homes and on major routes. the number of units on any land parcel. The Council are keen to see Residents should ideally be within 15 minutes walk of the adequately sized gardens, across all property types, as advocated by allotments. PPS3 (Housing). The density gradients advocated in this document allow Be carefully integrated into the urban framework. Spaces do not scope for this to happen (average density of 30 dwellings per hectare have to be well overlooked but must not diminish the visual amenity across the site). The dimension of gardens should be agreed with the of the townscape. authority in relation to residential development proposed.

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Accessible countryside in urban fringe areas including footpaths and recreation routes Linking into welcoming recreational routes crossing the countryside can have health and education benefits for local people. Development at the rural fringe should allow good access to the countryside and there are a small number of existing footpaths emanating from the site which offer opportunities for connections to new footpaths. There will be an emphasis on the retention and extension of the existing footpath network and the orientation of the routes. These existing networks have been considered as part of the indicative open space framework. Developers will be expected to do likewise and ensure that these routes are retained and enhanced as part of the open space and movement networks.

Access to countryside should be promoted through:

Retention and extension of existing footpaths linked to new Existing public rights of way from and through the site should be promoted. footpaths shown in the movement framework; Comfortable „recreational‟ north-south routes across the site ensuring connections from the town centre to the rural landscape Other opportunities for open space and villages beyond the town; Open space provision can accommodate many diverse activities, ideas A network of routes crossing the site including recreational routes and opportunities and this should be covered in the development connected into the existing footpath system; proposals. Ideas including events space, possibly for festivals or community gatherings; opportunities to include educational initiatives for A clear and well signed system of footpaths connecting key example interpretation boards or trails; or even community structures destinations. such as pavilions, bandstands or small shelters might also be considered. The promotion of the new footpath connections through healthy Potential opportunities to include water and wetlands associated to the living initiatives and footpath information. Developers should support SUD‟s system as a recreational resource need to be considered. In this and ensure routes are well publicised. particular wildlife and education opportunities should be looked at. It may not be appropriate to encourage active recreational use on the water; however this should not be ruled out. Developers should be particularly aware of their responsibilities in regard to waterside safety and ROSPA should be negotiated in respect of this.

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features will need to be protected in the same way as retained, during construction.

Advanced landscape and planting should: Ensure that structure planting is implemented at least three years in advance of development to allow for good establishment, earlier if possible; Ensure that advanced planting reflects appropriate species mixes for the function e.g. quick screen to protect amenity during construction, and any management required for example thinning is undertaken as appropriate; Be protected during the construction phase, to ensure all landscape elements to be retained are not lost during the build out of plots.

Long term aspirations for management

It is critical at the outset to understand how different areas will be There may be opportunities for an array of different type of function within some of managed. Identifying who will have management responsibility and the open spaces, including events and gathering spaces. ensuring that the levels of maintenance required for certain types of landscape can be met financially, and the maintenance skills required are available. It is important that a collaborative approach to the long term management Implementing landscape framework, advanced planting is undertaken. A number of opportunities to structure a management vehicle for a high quality and varied open space network might be explored, and should consider: It is important that the phasing and implementation of the landscape framework is logical. If the open space network is to protect habitats, and act as a conduit for movement and potentially a SUD system; its creation should ensure that elements relating to these particular functions can be Management Companies and Trusts; put in place early in the construction phase. Council management; Planting structural vegetation well before the construction of the built form Management of areas by other bodies for example partnerships will allow plants to become established and help to settle the such as the Forestry Commission; development in the landscape. This might also be a consideration in the establishment of temporary planting to preserve visual amenity during Public/private partnerships for example managed sports facilities. construction and shelterbelts (if they are to be included). New landscape

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Viable and integrated approaches to the management of all open space will need to be agreed in advance of implementation. Where areas of open space are considered for adoption by the District Council a detailed and costed management plan for the maintenance of areas should be provided for agreement. The Council is also likely to require developers to maintain them for not less than three years prior to adoption in order to be certain that planting is establishing and will grow on to achieve the design objective. The Council will also require a commuted maintenance payment providing for a period of ten years from the date of adoption. The design should consider opportunities to include alternative management methods which might be considered more sustainable, reducing the environmental impact of the spaces.

Consideration might be given to: The use of informal landscape treatments which might require less intensive management regimes; Siting new landscape habitats at appropriate locations to benefit from microclimate, aspect, soil, seed bed and water movement; The landscape framework can provide a strong amenity setting for new Linking where appropriate landscape type so they can be easily housing managed; Design landscapes which might be managed with limited chemical or mechanical intervention; The use of traditional non mechanical maintenance methods for example grazing areas; Technologies which reduce long term interventions and ensure good establishment of planting for example the incorporation of mycorrhizae fungi at implementation.

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C3. Increasing Local Biodiversity such as the hedgerows. However, the intensively managed farmland covering much of the site does have potential to support breeding birds.

Increasing Local Biodiversity Early discussion with the County Council‟s ecology unit is recommended and it is suggested that the following elements should be promoted where appropriate in the masterplan: The open space network must have an ecological function. It is important to create a complete network of wildlife corridors and opportunities for Wetlands wildlife reaching across the site. Protecting and enhancing existing Woodland habitats within the open space network will reduce the impact of the development on existing species. Retaining significant elements will also Species rich grassland (protect existing within the verges) form the building blocks for a robust biodiversity framework, which will Wet grasslands need to be presented as part of the development proposals. Bringing existing landscape structure and areas of ecology through the design of the new development will shape development areas at a strategic level. Working with influences such as biodiversity, topography, drainage and existing vegetation offers opportunities to sensitively site and orientate development, new open spaces and roads. One of the key elements of the design of the new settlement, therefore, will be incorporating an ecology framework and ensuring there is a good network of wildlife corridors connecting the development to the broader countryside beyond. The most relevant documents with regard to ecology and biodiversity in the district are the Habitat Regulations Screening Report, LDF designations and the Hambleton Biodiversity Action Plan (HBAP). These reports show that there are no designated wildlife sites within the site and that the development would have no impact on regional Natura 2000 or RAMSAR sites. The HBAP gives more general advice on the various habitats and tackles wildlife conservation issues. Habitat classification work has shown that the habitats that are of highest value for wildlife are Opportunities should be taken for new woodland creation scarce in the District. Working with the existing landform and wildlife corridors will reduce the The Wildlife Audit Steering group formed for the HBAP was tasked with impact of the development on the wider area and its resources, making it preparing a wildlife audit and was seeking to put this information on GIS; more sustainable. this is not available for the site at present. This site is essentially rural fringe and greenfield, though intensively A recent phase one habitat survey for the site indicates the potential for a managed for many years as farmland there are a number of significant number of protected species, however it is felt that the majority of the features focused on the Brompton Beck, associated ditches and the existing biodiversity is focused along the becks and key structural features

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railway corridor. The zone 3 flood area associated to Brompton Beck is a Protect existing scarce ecological features in the network e.g. the significant landscape element and constraint on the developable area wetlands and water courses; however this area offers a range of landscape, recreation and ecological opportunities which should be embraced in the new development. Enhance ecology and biodiversity within the network and where appropriate across the site. On the whole the hedgerows through the site are not of particular ecological merit intrinsically (i.e. are species-poor hedgerows); however, as they provide landscape structure and relate to the history of the site, it would be sensible to use them as a reference point for the layout. These hedgerows may also provide the structure for some existing, new and enhanced wildlife refuge habitat and corridors through the site. Existing retained hedgerows should preferably be retained within the public realm. Should this not be feasible, measures to mitigate against the potential future loss or deterioration in hedgerows which have become part of private curtilage should be demonstrated. It is thought that hedgerows should for the most part be preserved and enhanced in public places, though consideration can be given to incorporating them in private property. Existing hedges can provide a linear feature for infrastructure such as sustainable drainage systems and footpaths to follow. The selection of appropriate native species to enhance hedgerows and reinstate the tree planting should be discussed and agreed with the New wetlands can act as recreation as well as ecological resources County Council‟s Ecology Unit. With respect to biodiversity, the principle aim is to minimise damage to the Careful consideration should be given to species selection across the site existing local ecology and, where possible, to enhance it. Where damage both in terms of enhancement of existing and new. On the whole it is felt to functioning ecosystems, their associated habitats and species is that the „rural‟ character of this location should be reflected by the use of unavoidable, measures must be proposed to mitigate and compensate for native species. Species selection should be discussed and agreed with these impacts as well as avoid any breech of wildlife legislation through for the District Council. example the application of European Protected Species (EPS) licences where applicable. This development will aim to: These existing ecological resources have been identified as providing potential habitats for a number of protected species including great Include a well connected network of wildlife corridors through the crested newts, reptiles, breeding birds, wintering birds and barn owls, bats development; (roosting, foraging and commuting), water vole, otter and white-clawed Avoid (where possible) any direct harm or disturbance to legally crayfish. protected species; Information outlining species found on the site and measures taken to protect habitats should be presented to the District Council, and Natural

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England at an early stage for discussions around retention and site management plan is produced to ensure that biodiversity is incorporation of wildlife habitats. protected through the site clearance and construction phases, and that existing, enhanced and newly created habitats are appropriately The following guidance should be considered regarding the strategic maintained into the future. integration of existing and potential ecological features in the development framework. A new biodiversity network for the expansion area should:

Ensure significant existing habitats are integrated and enhanced; Support opportunities through the development to increase habitats in line with the Hambleton Biodiversity Action Plan (HBAP) targets e.g. the creation of wetlands; Consider opportunities to retain and enhance some wooded areas as nature conservation areas without public access, particularly close to Brompton Beck and the railway line where public access would not be appropriate; Promote the integration of potential habitats „outside‟ the open space network, for example boundary treatments such as hedges, gardens, street spaces and trees. These can be integrated into the biodiversity strategy to cast a fine green net across the remainder of the development;

Integrate and enhance existing Green Infrastructure; Implement a strategic programme of hedgelaying as appropriate; The NNDA should become an area for wildlife as well as people

Ensure hedgerows are only breached where there is no alternative - services should be carefully tunnelled underneath with minimal root severance using trenchless technology where possible; Discourage development in the areas associated with Brompton Beck and the flood zone, where it is likely that the greatest areas of biodiversity occur; Consider new wetland areas as part of any SUD systems on the development, and these areas should be incorporated and contribute to the overall wildlife strategy for the site; It is recommended that following further protected species surveys to determine which species are present on the site, an ecological

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C4. Supporting Environmentally Sensitive should form an integral part of the building design and not be an afterthought, „stuck onto‟ the built envelope. Solutions

The Outline Sustainability Strategy has been explained in Section 6. This set out the masterplanning principles which have been followed in the preparation of the Masterplan Framework and which will ensure sustainability within the NNDA. It also highlighted Hambleton DC‟s local policies on sustainability, which developers will be expected to follow for development in the NNDA. The purpose of this section is to supplement this Strategy by providing further guidance, beneath the masterplanning level, that developers should follow at detailed design stages. Developers will be expected to produce a detailed Sustainable Design Statement (as a supplement to the design and access statement) for all new schemes within the development area. This will ensure that sustainability issues are built in to the design process from the start. The Sustainable Design Statement should drive the overall design approach and should aim for exceptional standards. The statement should set out how the design and construction of buildings responds to the requirements Green Roofs of this section of the design guide and any relevant policy guidance which may increase in importance in the future. The content and approach Sustainability Principles for Detailed Design described in the Sustainable Design Statement should be agreed by all members of the design team, the developer and the Local Authority early The following sustainability principles provide a brief description of the in the process. Developers (and future house builders) will be expected to attributes that the Council will expect to see implemented when the NNDA adhere to the sustainable design statement. The council will expect to see is progressed. More detailed development and discussion with officers will a good link made to the Climate Change Act 2008 and the opportunities to be required as proposals are developed. generate renewable energy and feed in tariff payments.

It is important to recognise the impact of development and an increased population on the environment. It is also appropriate to consider the whole 1. Building sustainability targets life cost of a building and how its design and specification can benefit Buildings should be designed to reach the maximum sustainability levels consumers and users in the longer term. that can be achieved within the site and project parameters. This is Green design features such as enhancing the natural environment, expected to represent a minimum target of Code for Sustainable Homes protecting water use and increased use of local and natural building Level 4 and BREEAM „Excellent‟ for non-residential buildings, rising as materials, must be considered throughout new residential areas, standards increase over time. These targets will increase and adjust in particularly where this will help to meet the minimum environmental time in accordance with prevailing Government guidance. A minimum standards set out above. Where new green technologies are applied, they standard of „Silver‟ in the Building for Life criteria should also be sought.

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2. Layout and orientation Designers and developers should reduce the energy demand by facilitating positive micro-climatic conditions through the layout of The layout design and positioning of buildings should have regard, where buildings, creation of shelterbelts and integration of landscape, maximising possible, to solar gain, natural cooling through shading of streets and solar orientation and light penetration. providing shelter from the wind by buildings, walls and planting. This will minimise energy requirements. In the NNDA Masterplan the orientation The performance of new property in reducing energy consumption also and topography of the site has been used to maximise the extent of south- needs to be well considered and new buildings will potentially include facing development. insulation, mechanical cooling, timers and thermostats as methods of controlling heating, and environmentally friendly, locally sourced or

recycled building materials. 3. Designing for flexibility and adaptability Buildings should be designed and constructed to enable their long-life and to accommodate flexibility and future-proofing. This will include consideration of whole life-cycle costs, the provision of adaptable non- residential buildings and adoption of Lifetime Homes principles Designing for flexibility and adaptability applies to residential properties, and commercial and industrial premises. The principle is to allow change and development to occur over a period of time, for example buildings near community hubs that can be either residential, retail or commercial without significant interior or exterior alterations. Homes should be designed to enable home working with excellent internal cabling and high broadband infrastructure.

4. Designing for energy efficiency and renewable energy provision Policy DP34 in the Council‟s Development Policies DPD requires new Grey water recycling developments to deliver 10% of total energy demand from renewable sources. WYG have considered an emerging energy strategy for the 5. Designing to conserve water NNDA and this has been summarised in the Outline Sustainability There are many simple measures that can be incorporated into buildings Strategy. to significantly reduce water consumption and save money. Similarly, micro generation technologies should be considered as a way of For example where appropriate, developers should provide rainwater reducing the carbon footprint of new buildings and homes, to help achieve harvesting systems that use rainwater to flush toilets and grey water zero-carbon ratings. Such provision would help reduce energy recycling systems that clean and re-use water from sinks and washing requirements of the urban extension and help residents and businesses to machines. make good use of the Feed in Tariff. Developers will be expected to demonstrate that they have considered these approaches in their Sustainable Design Statement.

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6. Waste management be designed to allow appropriate management, in the interest of protecting flora and fauna. Clear management regimes and responsibilities should be The design of buildings should incorporate the storage of segregated in put in place from the outset. Opportunities to reduce the need for recycling waste. The design of the street layout must provide for its chemical interventions such as fertilizers and weed killers, by use of green collection and an appropriate collection strategy must be agreed with manure or mycorrhizal fungi to aid establishment should be part of the Hambleton DC. This applies to residential, employment, retail and implementation process. community uses. Household composting should be accommodated and encouraged. Apprenticeships and local jobs managing and maintaining local landscapes should be encouraged by identifying and supporting local

initiatives. Healthy living initiatives, including walking routes, healthy eating 7. Landscape embracing the highest environmental ambitions information and allotments schemes should also be promoted. The Open Space and Landscape Framework provides a number of opportunities to minimise the environmental impact of new development. This includes potential opportunities for: Sustainable Urban Drainage (SUDs) and natural filtration methods incorporated to help reduce surface water run-off and control water release and reuse from the site; A network of good non-car routes across the site; Locating new landscape typologies close to key destinations to reduce journeys; Multiple use of the landscaped areas to enable passive leisure activities as well access corridors; Increased biodiversity. Within sustainable design statements, developers will be expected to Allotments can encourage healthy eating present design codes and guidance for the development area including a Landscape and Visual Impact Assessment 8. Sustainable Construction By including landscape objectives for Code for Sustainable Homes Level 4, embracing wildlife friendly planting and bird and bat roosts and using The construction process itself should be as sustainable as possible and green roofs the biodiversity network across the site could be reinforced. contractors/developers should be considered using an assessment of their Within development areas planting should support local biodiversity, for sustainability credentials. Materials should be responsibly sourced example in hedgerows, street trees and within private gardens. The (including recycled materials where appropriate), waste should be inclusion of green roofs would also reduce the urban heat island effect and minimised, transportation impacts reduced and energy impacts managed. in some cases provide additional open space.

Long term maintenance aspirations for the new landscapes should be worked through designs from the outset. The landscape features should

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9. Minimise disruption during construction The development of the NNDA should be planned and implemented with the aim of minimising the disruption to local wildlife and vegetation. This will include conducting appropriate surveys, seasonal timing of works, longer term phasing, replacement and temporary habitat, tree protection etc.

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community infrastructure and local hubs are covered in the next section. D. Well Served and Run Communities Some uses will not be appropriate for mixed use elements, such as distribution warehouses, due to bad neighbour issues. D1. Integrating a Mix of Uses A fine grain mix of Developing a mix of land uses, as opposed to zoned housing estates or uses promotes business parks, is essential to the creation of sustainable communities. pedestrian movement The need to travel can be greatly reduced. Vital places develop where and activity there is interaction between the users of different facilities and buildings - cafes serving business uses, residents supporting local shops and pupils accessing leisure facilities. Such integration also ensures the use of areas through an extended day, creating safer environments with more „eyes on the street‟.

In providing for a mix of land uses the following should be adhered to: Sensitively integrate land uses horizontally to avoid unsustainable zoning of development; Where possible integrate uses vertically, ensuring that safe and attractive access is provided from the street – this is of particular relevance in and around community hubs; Design mixed use schemes to minimize potential conflicts between different users, including noise, amenity and servicing; Active uses should front key public spaces Locate employment where there is good access by public transport The indicative masterplan framework allows for a mix of uses including and foot/cycle as well as for vehicles; local centres or community hubs containing commercial and community Ensure that employment uses positively address the street with facilities, schools, leisure activities and employment opportunities. Uses active frontages, rather than being set back behind car parking or are mixed wherever possible, both horizontally and vertically. The latter is being fronted by blank facades; particularly appropriate for living above the shop, small scale office / workspace above retail and live/ work units. Specific issues relating to Where possible break up the bulk of larger footplate uses by „wrapping‟ smaller units around key frontages.

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D2. Developing Community Hubs community facility and changing rooms linked to sports facilities immediately to the north. Providing local commercial and community facilities for the development is critical in creating a sustainable community rather than merely a housing estate. The clustering of such facilities as hubs assists in providing a „heart‟ for the area and providing mutual support for shops and facilities. Importantly community hubs need to be integral to the broader hierarchy of town, suburban and village centres – and not compete with them. Long term sustainability is a key consideration, as many small neighbourhood centres and parades were developed in the 20th century that have not proved to be viable, in large part due to locations that have left them isolated from potential passing trade. Schools and open spaces and their relationship with community hubs will be considered in later sections.

Activity should spill out into the public realm

Key design principles should be followed: Develop at a scale that complements the town centre and other nearby facilities as part of a Northallerton wide hierarchy of centres and hubs; Locate so as to maximise the potential of passing trade related to main road frontages, public transport and foot / cycle routes; Provide safe and convenient connections to schools, residential and business areas including new developments and the existing Hubs provide a range of uses for the local community Standard Way employment area; The indicative masterplan framework allows for two community hubs. One Distribute facilities in a compact form – courtyard or two sided street on Darlington Road with a commercial focus including potentially half a - so as to encourage a safe and convenient user circuit; dozen small shops with homes or workspace above and a hotel/family pub Design in flexibility at the edges to allow for future potential orientated around a village green. The second is located around the road expansion of the centre – including the construction of residential fork of Brompton Road / Stokesley Road. Building on the existing shop, properties with generous ceiling heights to enable potential future school, council offices and leisure centre this hub provides a focus for conversions to retail or commercial uses; further community facilities potentially including a primary school, health/

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Mix uses over 3 / 4 storeys to emphasise the hub as a focal point for North Northallerton ; Design the public realm so as to provide a distinctive identity and community focal point including open space / village green opportunities.

Community hubs should provide focal points for a sense of place Vibrant public space: Northallerton High Street

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D3. Designing for a Variety of Employment supported by the opening up of the reserved secondary access north from Opportunities the estate.

Successful places where people want to work, do business and invest balance a positive identity and image with functional design aspects. This applies at the area wide level and to clusters of business premises. Attention to layout, form, access, landscaping and boundary treatments can help to overcome many of the design issues often associated with employment areas. These areas have the potential to become active parts of towns contributing to mixed use characteristics and supporting the vibrancy of local centres as well as providing jobs.

Effective landscaping can enhance appearance

Site Layout and Building Design Orientate active parts of buildings (i.e. entrances, reception areas, offices) toward the street frontage; in turn the most visually interesting and actively used facades of the building should be open to public view;

Employment buildings can still have interesting facades Focus landscaping within the highly visible space created in front of the buildings and use coordinated boundary The indicative masterplan framework allows for a focus for employment treatments to clearly demarcate public and private realm uses east and west of Darlington Road. It provides a northern extension to (see B3); the Standard Way employment area that also bleeds into the new In terms of massing, larger building blocks and community hub. Hub facilities – shops, hotel, family pub – would provide arrangements should be broken down into constituent important services for local businesses. The larger footprint uses can be parts wherever possible to avoid monolithic blocks; located in the less sensitive location to the west of Darlington Road whilst higher quality, finer grained offices and workspace can be located to the Encourage visually interesting skylines by using the roofs east including the interface with new residential neighbourhoods. Access of buildings creatively; is focused on the existing arrangements to the Standard Way estate, Blank exterior walls should be avoided and made more

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interesting through simple techniques such as breaking It is accepted that on larger employment sites some (e.g. the elevations up into smaller parts either by line, colour or visitor) parking can provide a suitable treatment to the the introduction of new elements; front of buildings provided it is properly landscape; Areas of glazing are encouraged to provide „eyes on the Conveniently situate cycle parking in an area that is well street‟ as well as visual interest. overlooked.

Service Areas Incorporate satisfactory servicing arrangements to the side or rear of buildings; Base the design of service areas on the maximum number of vehicles likely to be used at any one time; Locate in a position to avoid conflicts with other areas of the site (e.g. pedestrian routes, car parks).

The massing of buildings can be broken up in three dimensions

Parking Parking should not be allowed to dominate development plots visually and should be sensitively laid out within the development; Break parking up into smaller bays of not more than 10 spaces and designed as an integral part of any landscape treatment; Locate parking to the rear of any buildings or landscape Frontages can be both secure and well landscaped elements wherever possible; where this is not feasible, parking should be situated to the side of the main structures, or in an area that is obscured from view;

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The size of the block has a direct correlation with the permeability of an D4. Design for a Range of Housing area for pedestrians, and therefore smaller block sizes are encouraged. However, in some instances, particularly in mixed use blocks, the size Providing an appropriate housing mix within a structured framework may be increased. It is appropriate to create a grid of streets around the block structure. In the more „urban‟ locations where densities are higher this grid should be of a regular form which corresponds with the linearity of Successful and sustainable places tend to provide a mix of different types the streets. As densities decrease across the site more varied, irregular and sizes of dwellings, catering for a range of opportunities. This variety street grids are appropriate and desired. of housing types and forms combine to support more diverse local communities and mean that as housing needs change an area can more Continuity and enclosure along individual streets should be ensured. readily cater for these needs, reducing the pressure to leave the area. Buildings of a similar height scale, massing and proportions should face onto the street at either side of the road. This approach will define the It is envisaged that this development will include houses, some elderly public realm and enclose key spaces, allowing good natural surveillance persons accommodation and retirement development and potential and security. opportunities for some self build. It is important that these elements hang well together and for this a robust layout and design principles need to be adhered to. The sections below describe some of key elements of built form in successful places and the guidance for settling dwellings in a well considered urban framework.

The importance of the street and urban block

Developers will be expected to use a traditional street based approach to the layout of the extension and residential development. Widespread use of cul-de-sac development is not appropriate. The Council will look more favourably upon downgraded streets and mews solutions for more intimate residential streets, which whilst restricting through movement of traffic ensure pedestrian and cyclist permeability. Housing quality should be judged in terms of the quality of streets and spaces formed. The urban block is an organising structure which is flexible, can accommodate different uses and allows areas to change over time. It A perimeter block form provides continuous frontages and well-integrated facilitates good overlooking of the street and restricts access to the rear of properties, creating a clear distinction between „front‟ and „back‟. It allows approaches to parking. scope for gardens, parking and servicing within the block, which has the benefit of reducing parking pressures and its visual consequences on the street.

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Development proposals should create a legible layout, whereby the articulation and orientation of streets and buildings will enable people to find their way around. Important views and vistas should be terminated by buildings to provide visual linkages through the residential areas and landmarks proposed in appropriate locations.

Variety and unity Within each of the character areas and sub areas, designers are challenged to create a coherent approach to building form and aesthetic. This will require developers to work together to prepare complementary designs or further, more detailed, design guidance / codes for character areas. Much discussion of character often focuses upon material choices. However, the individual elements of which buildings are composed also have a key role to play in determining the character of an area. Building elements include; doors, windows and surrounds, porches, roofs, lighting, gutters pipes, balconies, garage doors, etc. It is the consistent Butts Green - creating variety and unity in a traditional aesthetic arrangement and repetition of a number of similar building elements in a variety of different building forms, which combine to create an overall Specialist Housing architectural approach which has integrity. The mix of housing provision should respond to established housing need In order to encourage a varied but coherent character, designers and in the district (see Section 9 for further detail) and will predominantly developers should: provide family housing. Within this mix there is expected to be two particular specialist housing types: elderly accommodation and self-build Work together with the Council to develop detailed guidance for plots. Developers should consider the optimum locational requirements of backcloth buildings within each of the character areas; both these groups and identify specific locations for them in their detailed Consider the proportions, scale and qualities of existing building masterplan. The following points provide recommendations for each. elements in and around Northallerton, as outlined in earlier sections

(i.e. B1); Elderly housing Develop a common palette of building elements and variants for NNDA and which can be applied within specific character areas and Elderly housing should be located with consideration to the following across the whole area to offer nuance and subtle variety; points: Avoid artificial „stick on‟ building elements which do not respond to It must be located within easy walking distance of shops and local building traditions; services (i.e.directly adjacent to a community hub). Give careful consideration to the design of interface elements and Access to shops, services and open space should be level and safe. their cumulative effect on character.

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There should be excellent access to public transport. another or are linked by connecting walls which are positioned at the back edge of the footways. The buildings are also often staggered against each The siting should provide opportunities for sheltered housing and other so they articulate the street. extra care facilities. In response to the desire to create attractive, varied streets with The location should not suffer from excess noise and traffic. continuous frontages designers should: There should be positive visual amenity and access to nearby green Develop alternative shallow and square plan house types which space, especially when properties do not contain gardens. provide the same space and facilities, but which combine more attractively into groups and street scenes, referencing the traditional local villages, and allow more flexibility of layout. Self-build plots Seek to create wide frontage, shallow-plan properties that combine Self-build housing plots should be located with consideration to the to form L shapes, T shapes and corner-turning units. This can following points: include large, four or five bedroom houses with on-plot parking for Self-build plots should be well sited to offer attractive views to the three or more cars, which nevertheless are capable of joining on to open countryside. other houses to compose strong street frontages. By their nature self-build houses will appear less visually coherent In the low density edge of extension areas, a variety of both rectangular than developer-built housing and so should be located in an area and shallow plan housing forms are encouraged. In the higher density where they will not be expected to present a representative and areas around the Village character area, it is more appropriate to develop strong public face to the development (i.e. away from gateways and a greater proportion of narrow frontage / deep plan housing such as key approach frontages). terraces and town houses, which provide a more land efficient layout. These forms are also appropriate fronting the more important streets in Self-build houses are likely to be detached dwellings within their the movement hierarchy. own grounds and so should be sited in low density areas of the Masterplan Framework. Corner buildings A strong landscape framework (including boundary treatments) will Corner buildings (apartments or houses) are especially important because be required in order to establish a unifying streetscene of quality to they have two frontages, which means they have the potential to form the plots. strong townscape elements and landmarks. Standard housing units often result in blank walls, and so special designs should be considered to Building form and massing ensure surveillance in both directions. In response, corner buildings should: The building form and scale of the different buildings in each of the Step up in height at appropriate locations to help legibility and character areas has an important influence on the qualities of place. The define key spaces; spatial form of traditional village centres in the local area is generally building dominated with a strong sense of enclosure created by almost Avoid blank walls / frontages as buildings turn the corner. continuous frontages along the roads. The buildings line the roads which in turn generally follow the contours. Houses are either built against one

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Roof forms The roofscape is particularly important considering the potential for long distance views. The desire is to break up the roofscape when viewed from a distance by alternating the siting of properties along the street (either parallel or perpendicular). More contemporary roof designs are appropriate in the lower lying areas of the site, where densities are higher and mixed use / employment uses are more common. Similarly they can be used effectively to accentuate the landmark properties of key buildings particularly from wider views outside the new settlement.

New homes with traditional pitched roofs House-types may address corners well (top) or fail to do so completely (bottom).

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Where traditional roof forms are used they should be: metres in height from the top of the upper storey. Where the ridgeline exceeds this height the building can be considered to have an additional storey of accommodation. This requirement is brought about by the steep Pitched at a steep angle, preferably 45 degrees or steeper; roof pitches and large roof elevations characteristic of the locality. Similar within character areas, along the street, and next to Repetition and interpretation of these roof forms is encouraged, however neighbouring properties; this should not have a detrimental effect on building heights and street proportions. Designed so that the ridge line is either parallel or perpendicular to the street; In general, across the site residential dwellings should be between 2 and 3 storeys in height. Roofs offer a potential surface for the mounting of photovoltaics and solar heating systems, and this factor should be considered when Taller dwellings lining key routes are a desirable characteristic which are determining roof pitches, particularly for south facing elevations. prevalent in the town. In this situation taller houses and buildings of 3 Steeper roof pitches will help in this respect. Monitors and skylights storeys are appropriate in order to provide a greater degree of enclosure are appropriate within the roof and can help to generate a more to the wider routes in the movement hierarchy and enhance natural contemporary aesthetic, however these elements should not visually surveillance. dominate the surface area of the roof. Well articulated Chimneys can add greatly to the architectural richness of building forms, three storey and are often significant elements in the roofscape. However, it is frontages on important that they are designed as strong and meaningful forms and Thirsk Road have a legitimate purpose. They should not be simply „stuck on‟ for aesthetics. They can be linked to internal ventilation systems and offer the opportunities to incorporate micro renewable technologies such as certain wind turbines, where these are integrated into the design in a sensitive way.

Height and scale

In general the urban to semi rural character and edge of settlement context suggests development which is of a traditional domestic scale. However, throughout the extension area the scale of development will vary in response to the density gradients, public transport accessibility, the route hierarchy and landscape and topographical considerations. For the purpose of this guidance, storey height is taken to be the distance from the ground to the building eaves; however additional accommodation can be included in the roof space where the ridgeline is no greater than 3

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In more contemporary designs, use of balconies offers opportunities to create greater depth. Whatever the architectural aesthetic, changes in

materials and detailing should relate to the design of the building and its Within each of the character areas and the residential sub areas: architectural integrity, not be added in an arbitrary way to create interest or mimic a style. Similarly, fake / pastiche details which do not relate to the Buildings should be of a similar height along a street, simple, non fussy local building traditions are not appropriate and should Buildings should help to articulate the street hierarchy and aid be avoided. legibility, There should be no sudden changes in building height, and Development should either step up or down by no more than a storey in height per property.

Visual richness

All new buildings, be that residential, commercial, mixed use or community, should be well proportioned and designed to a human scale whatever their height or massing. Development is of a human scale if its size, position and details relate to passers by in a way that makes them feel comfortable rather than intimidated. This involves designing buildings so that their individual elements are related to the proportions of a human figure. Designing to human scale also involves using materials and external finishes which follow these Georgian buildings in Brompton provide a visual richness rules. In general, smaller more intimate materials and building elements should be concentrated at ground floor level where they are more open to Materials view and closer to the pedestrian environment. At ground floor level buildings and boundary treatments should be visually rich and contain a It is anticipated that prescription of materials will be dealt with primarily greater degree of detail. through agreement of detailed design codes (palettes) for new The number and composition of elements on the building‟s façade, and development. Therefore this section focuses upon the key principles that the contrasting relationships between them near and far determine visual the Council will expect developers and designers to consider in their quality, richness and interest. Wherever possible the 3 dimensional approach to material selection. In general the Council will seek to ensure qualities of buildings should be emphasised to add depth, shadow and that materials demonstrate local relevance and sustainable properties. interest to the façade. This can be achieved by observing the traditional This is important as it is the embodied energy within the fabrication of qualities of buildings in the town, windows are recessed, eaves overhang construction materials and the material composition which (like the walls, projections, porches and bays reach out into the public realm and efficiency of building design) has a significant effect upon the environment. corbelling overhangs from elevations.

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Facing and roof materials should be selected with reference to the range of local and regional materials characteristic of the locality. Contemporary materials may be appropriate to add variety and as part of contemporary architecture, but their quality, appropriateness, detailing will need to be demonstrated. For example great variety in colour, texture and finish can be achieved in contemporary materials and innovation is welcomed providing it works with and not against local character and the identity of Northallerton.

New housing in Brompton responds to the established materials, colours and

proportions.

Whilst it is acknowledged that the potential for widespread use of specific materials is constrained, designers are challenged to think creatively how the traditional characteristics and qualities can be replicated through the use of contemporary materials. For example, this could include undertaking a colour study of the existing town and surrounding area to inform material selection and develop an appropriate palette of locally relevant colours. Similarly it could involve looking toward the town centre, where there are a broader range of potentially relevant local materials to inform selection choices. Contemporary alternative materials could include brick, render, timber and rainscreen/cladding panels selected with reference to the properties of the traditional areas. A higher proportion of glazing within an elevation will also help derive a more contemporary aesthetic and facilitate greater light penetration which helps to meet sustainable design objectives. When A contemporary response to traditional materials, Newton-on-Ouse. undertaking material selection developers and designers will be expected to:

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Develop further detailed design guidance/codes covering materials through pre-application discussions; Ensure materials are locally appropriate. For traditional materials this is relatively straightforward. For modern materials this will require careful and sensitive design; Reflect existing traditional materials in surrounding villages and materials found in town; Ensure there are no ozone depleting substances in building materials; Use long life materials that discourage later replacement with more advanced features; Use materials from sustainable sources.

New development fronting green space

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8. Illustrative Sketch Designs

8.1 This section provides a number of illustrative sketch designs, both for the masterplan area as a whole and, in more detail, for a number of selected sample areas. The intention is to use the preceding Masterplan Framework and Design Guidance to inform a more detailed stage of sketch design. The purpose behind this is to provide a demonstration of how these principles can be applied to create a functional layout, and also to act as a benchmark for the design quality that is expected for the North Northallerton Development Area. The sketch designs in this section are not themselves part of the Masterplan Framework. Developers are expted to follow them in spirit but not in detail. Other responses to the Masterplan Framework and Design Guidance may also be valid. 8.2 The Illustrative Masterplan (Figure 6.6), provided in the Masterplan Framework (Section 5) developed the notions of street patterns, frontages and open spaces to give a holistic view and these placemaking elements. This is followed by sketch plans for three sample areas, located within the Village Centre, Stokesley View and Halfway Park/Hawthorne. These areas have been selected to illustrate particular points of importance in the masterplan design. For each one a 3D model/sketch plan are provided. Each area is also explained in detail within a series of tables. These tables are structured using the design guidance principles and explain how the sketch designs respond to each principle and therefore fulfill the project objectives.

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Sample Areas

Figure 8.1: Area 1 Sketch - Village Centre

View east across the development looking down the new high street and village green.

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Figure 8.2: Village Centre Indicative Plan

Plan extract illustrating how the new gateway within the development might work

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A: Sustainably well connected A clear network of streets is provided, some are pedestrian priorities routes that The example shows: do not permit vehicle access or egress, providing excellent connections for those A community hub well appointed for local on foot or cycle to access the development A1: Connecting with shops to serve the new population, workers at a number of points towns and villages at Standard Way and Thurston Road Wide pavements at key activity points for industrial parks and commuters example in front of the shops and along The siting of retail that relates well to the Darlington Road east –west access link road, and the village Secure covered cycle parking green uses. It is prominent across the Routes that are well overlooked green from Darlington Road. The pub and Bus stops in the village centre at hotel are located on Darlington Road landmarks, e.g. the village green ensuring that the activities have a presence The access/link road is designed to on this main street respond to the character of the village high Residential density in the village centre will street close to the retail centre be approx 35unit/Ha, with a predominantly The street is not dominated by car parking continuous frontage, in keeping with the A3: Integrated A variety of methods are used to integrate local vernacular parking parking – including small-short stay parking A single village centre groups together the areas for shoppers in front of the shops, retail and commercial opportunities to larger parking courts within the create an important destination in the development block to cater for longer stay broader area. e.g. Pub/hotel/retail/light use, i.e. guests at the hotel or pub industrial (office/workshop) Some on -street parking for property Development edges respecting the around the village green is provided; other boundary to the existing properties to the parking is shown to the rear of property north of the development with access via gateways Good pedestrian crossings link the new Only limited integral garage spaces within and existing employment to the continuous frontage encouraging active development frontage onto the street The location of the community hub is well A2: Movement placed on the key intersections in the movement hierarchy. e.g. the junction between Darlington Road and the east – west access road The village street (access/link road) is 6m (7.2m on the bridge) with wide pavements varying from 4-6m in front of retail property

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B: Quality placemaking and design Routes which are generous and well lit provide attractive footpaths and invites Simple uncluttered elevations, in keeping pedestrians and cyclists to use them B1: Developing a with the local vernacular Private spaces, e.g. front and back distinctive identity Outside the local centre the buildings gardens, are well defined address the street in a number of ways to The village green is a well defined space, vary the approach towards the centre and although there are some defined public create interest uses this is essentially an occasional The South Parade typology includes gathering or quiet recreation space terraced villas and larger front gardens is used along the approach to the local centre C: Environmentally sensitive The streetscape at the local centre widens out to form a new place around the village The northern boundary to the green and a memorable destination C1: Setting development, close to existing property The linear green is a distinctive part of the development within and the garden centre, is clearly defined local vernacular the landscape and protected by new structure planting strengthening the existing landscape The design of the community hub at the The design of the green heavily B2: Memorable Darlington Road junction is integral to the C2: Creating a green influences placemaking, opening up Approaches and Darlington Road strategic gateway and framework views to some of the key buildings in the gateways strategic approach, the village green and vicinity. The green illustrated is pub/hotel and associated public realm set approximately the same size as Romanby the tone for a memorable gateway village green The strong relationship between the Appropriate uses and recreation continuous frontage of the new opportunities are provided i.e. kick-about employment areas and the village centre and siting-out areas positioned close to the street signifies an The inclusion of SUD‟s i.e. swales in the approach to an urban area design of the village green Open spaces, footpaths and parking are Tree planting along the access/link road B3: Improving safety well over-looked to ensure good and village lanes help reinforce character and security surveillance and the street hierarchy The access/link road passes through the A dense belt of native woodland planting village centre ensuring that the road users C3: Increasing local between the new development in the regularly pass by the green and these biodiversity village centre and the existing property, other spaces making them safe and links to the existing network of structure secure planting, including the existing hedges and tree planting

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Some increased wet grassland may be green included in the open space at the village The community hub is located to maximise green passing trade South-facing development, or plots with The bus route along the access/link road C4: Supporting long back gardens allow sun penetration passes through the village centre and is environmentally Green roofs on the larger commercial and connected to the sports facilities in sensitive solutions public buildings reduces surface water Halfway Park and a short walk through the runoff park to the proposed school and Use of photovoltatics and where recreation facilities in the park appropriate and low energy measures on The public realm and the village green all homes provide a distinctive setting for the Comfortable, wide and well over looked buildings routes to the centre, inviting good none There are good parking facilities for car movement cyclists and vehicles in front of the shops and some within the village green D : Well served and run communities The new Darlington Road Business Park, D3: Designing for a including small to medium sized units The inclusion of a hotel and pub complex variety of relating well to the domestic architecture D1 :Integrating a mix provides a mix of uses with activity and employment within the NNDA of uses longevity opportunities The new business premises relate well to Residential property above small shops the Darlington Road and have a good provides an integrated mix of uses commercial presence on one of the key Clustering of a mix of uses around the routes into the town Darlington Road Business Area and There are new employment opportunities approaches including, small industrial in the retail and commercial units along units/offices, retail, leisure and residential the high street. Good connections via road property. This mix creates good and pedestrian/cycle networks will make punctuation along Darlington Road these accessible for local people The new employment areas are well The village centre presents the greatest integrated into the existing and proposed D4: Design for a opportunities for a range of housing types network of streets. Good crossing and range of housing A variety of property is provided in the pedestrian access onto Darlington road is needs higher density area, including terraced promoted housing, and a number of properties A strongly commercial and leisure -led designed for the elderly and a handful of D2: Developing offer in the community hub, Community flats above shops community hubs facilities are largely set around the village A mix of housing types is designed to green. The pub and hotel are also meet the foreseeable needs of the local prominently located close to the village community

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Figure 8.3: Area 2 Sketch - Stokesley View

An illustrative view west from the countryside edge toward Stokesley Road

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A : Sustainably well connected B : Quality placemaking and design

The Stokesley View extract shows: Property in Stokesley View will have a Residential density at the edge of B1: Developing a strong local identity, with particular A1: Connecting with development of around 25dph gently distinctive identity reference to the farmstead and stabling towns and villages stepping up to densities in the region of 30 vernacular of villages such as Brompton dph to help settle the development in the There is a clear hierarchy of routes across broader landscape more comfortably B2: Memorable the development. These are legible and Spaces and planting are integrated into the Approaches and easy for both pedestrians and motor edge of the development to create a softer gateways vehicles to navigate edge All street and spaces are well over looked There is a strong pedestrian link, north- B3: Improving safety Development fronts the countryside edge, south, through Stokesley View cross cut by and security there is good passive surveillance at the links to the edge of the development edge of the development A clear hierarchy of streets, designed All streets in the hierarchy are well A2: Movement primarily with good pedestrian access in connected, there are no culs-de-sac mind The connections from higher density areas are roads with footways to either side, C : Environmentally sensitive those in lower density areas with a relationship to the countryside beyond are Individual and detached properties on pedestrian priority or shared surface C1:Setting larger plots are interspersed with smaller Clear pedestrian routes encourage links to development within open spaces and structural planting. This the edge of the development with footpaths the landscape helps to settle the buildings and the edge and lower order streets looping around of the development in the landscape development The existing and new orchard close to the Routes are well overlooked C2:Creating a green Warrens creates an informal linear green A mix of parking solutions used to vary the framework for use by local residents A3: Integrated streetscape and reduce the dominance of This linear green gives some separation parking parked cars on the street between the proposed and existing Some small parking courts, within development and should provide some „farmstead‟ type housing layouts, well setting for the Warrens overlooked Larger gardens at the edge of the Some occasional on-plot parking or C3:Increasing local development support the biodiversity integrated parking on larger housing plots biodiversity function of the adjacent countryside On-street parking permitted on the lower The network of tree planting along streets order roads, e.g. the shared surface streets and through open spaces supports close to the edge of the development wildlife movement across the site

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Good connections to the town and village C4:Supporting centres for pedestrians environmentally Larger gardens help reduce surface water sensitive solutions run-off Opportunities for the inclusion of SUD systems in connected green spaces Open spaces and community food production is sited close to residential areas

D : Well served and run communities

Residential housing is the primary use in D1: Integrating a mix this area and this integrates with of uses surrounding open space and existing neighbourhoods There are good links to the community hub D2: Developing at Halfway Park. community hubs Proximity to community facilities, for example the orchard within this character area and the open spaces in the broader environment D3: Designing for a Good footpath connections link to variety of employment in existing and new business employment and industrial parks and the town centre opportunities D4: Design for a Medium and large housing plots are range of housing located at the edge of the development, needs these provide for larger families

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Figure 8.4: Area 3 Sketch - Halfway Park and Hawthorne

An illustrative view south from near Brompton towards Hawthorne and the proposed road bridge

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Figure 8.5: Indicative Plan of Halfway Park area

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A : Sustainably well connected Parking within the Park is integrated within A3: Integrated a single shared car park well over looked The Halfway Park extract shows: parking from the school, play area, allotments and North Beck and the railway line create a recreational route along North Beck A1: Connecting with barrier to east-west movement; the new Parking associated to the houses in towns and villages access/link road connects these Hawthorne fronting the park will be on-plot Footpaths and open spaces relate to the and also on-street in the lower order bridge and create good access onto the shared spaces link road Good connections are provided North- B : Quality placemaking and design South through the site into Standard Way Industrial Park The park is the most distinctive feature in A range of housing densities range from B1: Developing a the development and should be designed properties with continuous frontages facing distinctive identity to reflect the high quality aspirations of the access/link road to individual properties North Northallerton on larger plots towards the edge of The new access/link road rises up to cross development B2: Memorable the railway and the beck, creating a Access on foot to the Park is via a number Approaches and memorable „event‟ in the development, A2: Movement of formal gateways and informally from gateways Open views across the Park ensure that points along the access/link road Halfway Park is a memorable landmark The character of the access/link road is The character of the Park changes from largely determined by the character of the informal wetlands in the west to formal Park in this part of the development parkland in the east, helping orientation There are directional views from the bridge Dwellings overlook the new park and towards the village centre along the B3: Improving safety recreation spaces, providing passive access/link road these will be very and security surveillance significant in intuitive orientation and Footpaths are well overlooked from reducing signage dwellings and the access/link road The access link road will be 6m wide (7.2m on the bridge) with pavements varying C : Environmentally sensitive from 2m-3m beside the park. Cycle routes are incorporated in the highway The bridge sits comfortably in the A clear network of streets is illustrated, C1: Setting landscape, the landform gently slopes up some of which are pedestrian priority with development within to the road, and structure planting is used limited vehicle access or egress, providing the landscape in blocks to filter views to the structure excellent connections for those on foot or from Brompton cycle to access the development at a Sporadic hedgerow planting creates the number of points character of a country lane along part of

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the access road, linking it to the broader Halfway Park is part of the Brompton context whilst also helping to mitigate C3: Increasing local Gap, the parkland will include diverse views of the traffic on the bridge biodiversity habitats not present within the adjacent The density of the development at the fields and will form a wildlife oasis on the edge of Hawthorne is around 25dph. edge of the town Open space and structural landscape is North Beck and the railway line are interspersed between these to create a significant ecological corridors and are soft edge protected and enhanced within the new Views to the railway will remain as they masterplan do at present; mitigated by field hedge The informal landscape areas in and and tree planting around the park e.g. the wetlands will The football pitches (and potential form focused habitats along the beck floodlighting) at Halfway Park are south of The strong structural landscape, small the access/link road. The road and the woodland belts and hedgerows are a key structural landscape to the north will help part of the biodiversity of Halfway Park to settle these formal facilities in the and create good connections back into landscape the broader countryside Halfway Park is a sizable and significant That the park could be managed in a C2: Creating a green open space for all of Northallerton as well C4: Supporting sensitive environmental manner and there framework as for the new development environmentally may be opportunities to East of the railway line the function of the sensitive solutions recycle/compost/mulch waste from the park is primarily for formal recreation. The park within the proposed allotment site design of the park is used to settle formal pitches within a holistic park design. D : Well served and run communities The flood zone and SUDs provision is carefully woven into the design of the This part of the development has a park, the attenuation ponds forming D1: Integrating a mix community focus and good access is distinctive elements in the landscape of uses provided to amenity green space and The bridge is a key factor in connecting sports facilities along with allotments and the two halves of the park community facilities The North-South connection along North Halfway Park includes a community hub; Beck is a key and distinctive pedestrian D2: Developing uses are clustered close together to create route community hubs critical mass of functions which can be A new wetland area is created in the supported efficiently by ancillary facilities western part of the Park, which has a The potential new primary school distinctly different character to sports overlooks the park, the car parking and pitches and recreational landscape to the sports fields could be used by the school east of the railway as appropriate

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A new community building/pavilion is proposed on the Park. This, along with the potential new school, could provide facilities to support the formal use of the playing fields, the allotments Uses in the community pavilion tie into the design of the Park There will be some employment D3: Designing for a opportunities associated with the new variety of recreation facilities employment Links though the Park to Standard Way opportunities Industrial Park are promoted Housing overlooking the Park is of a lower D4: Design for a density to „settle‟ the built form within the range of housing landscape of the Park needs The frontage of property onto the park is articulated to give variety and to ensure there are good views of the open space. Buildings are used to announce access into and out of the park from Hawthorne

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9.5 The NNDA is expected to deliver 40% affordable housing, in 9. Delivery Summary accordance with the principles and delivery mechanisms described in the Council‟s Affordable Housing SPD (June 2007). Introduction 9.6 The affordable housing should be developed to address a range of local housing needs, including those of older people, families 9.1 This section of the Masterplan summarises the delivery path for with children, young people and newly forming households. As a the development of the North Northallerton Development Area guide, 5% of the 40% should be developed in close co-operation (NNDA). It sets out the broad principles and process for delivery. with North Yorkshire County Council, to address the housing More detailed information on development delivery is provided in needs and requirements of vulnerable adults. the Delivery Plan (provided separately). 9.7 The provision will be a range of 1 and 2 bedroom apartments, 2,3 9.2 The NNDA is identified in the Hambleton LDF as a strategic site and 4 bedroom houses, the quantum of which will be informed by for mixed development. The allocated site covers an area of the results of the forthcoming Strategic Housing Market approximately 50 hectares falling within a number of private land Assessment (SHMA) – expected July 2011 - and other local holdings. It will be delivered in a number of consistent and evidence. The affordable homes will also address a range of interconnected phases and is expected to take in the order of 10- needs and aspirations by offering a range of tenure and 15 years to complete. ownership options, informed by the SHMA and local evidence. 9.3 There is strong developer interest in the NNDA and it is This will range from rented homes offered at „social‟ rented prices, reasonable to expect that the private sector will take a lead in through rented homes offered at affordable rents, to ownership development delivery. The Council's expectation is that the entire options. A starting point will be the provision of 50% rented NNDA development will be privately funded. The costs of homes at „social‟ rented prices, and 50% provision of low cost delivering homes, employment and retail accommodation at the home ownership or other sub market ownership or rented NNDA will be developer driven. However, it is recognised that products. Developers will be expected to engage with the District there may be a need for some upfront costs to be borne by the Council and the Homes and Communities Agency to embrace public sector and assumed that these costs will be recovered opportunities to widen the home ownership opportunities available through future developer contributions. to local people, especially first time buyers. Market Context 9.8 The affordable housing should reflect the range of housing provision on the site, and comprise terraced, semi detached and 9.4 The North Yorkshire Strategic Housing Market Assessment detached houses, together with some apartments and (SHMA) is being prepared by GVA Grimley. This study will bungalows. The higher density elements of the NNDA may include primary research to identify housing needs across North provide scope for older persons accommodation in line with the Yorkshire. Results of this survey work and the draft SHMA are „Extra Care‟ model. expected in May 2011. Initial secondary research suggests that 9.9 In order to maintain levels of affordability, affordable homes will be housing needs have not changed significantly in Hambleton from transferred to Registered Providers at set transfer prices, the Hambleton Housing Demand Study, although it identifies described in the Affordable Housing SPD and reviewed annually. particular housing needs for older persons and vulnerable adults These prices are tenure neutral, thus allowing for the commission (albeit on a small scale). Affordability remains an issue and the of a full range of tenure options to be developed. The affordable current 40% affordable housing requirement remains appropriate. housing requirements may change over time, and this masterplan

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and its delivery plan is designed to be flexible in order to address will build bungalows. The NNDA is unlikely to reflect the changing need, demand and economic circumstances. aspiration for this type of accommodation in the Housing Demand Study. However, development plots could be reserved for self- 9.10 The Hambleton Housing Market Demand Study identifies housing builders, which would enable individuals to satisfy individual demand based on two key sources, the Housing Needs Survey housing preference. Self build development is typically detached 2004 and consultation with Estate Agents. The main priorities and therefore lower density. This type of development would be and key messages identified for housing provision were: suited to lower density character areas in the development (i.e. countryside edge). Household Aspirations 9.13 Consultation with a number of housebuilders and RSLs confirmed

significant interest in the NNDA. Housebuilders were particularly Detached house 28.8% keen to establish that for the short term at least, apartment Semi-detached house 18.7% development is not viable. Initial development should focus on Terraced house 23.6% houses (typically 2-4 bedroom family houses). Bungalow 22.0% Flat/apartment 6.9% 9.14 There is a common opinion that following a spate of development Other 0% activity in the office sector prior to the recession, the office market Total 100.0% in Northallerton is currently saturated with vacant stock. Agents and developers suggested that it will be several years before One bed 4.1% further speculative office building occurs in the town. There is Two beds 21.9% potential developer interest in developing small business units Three beds 42.3% (light industrial or hybrid units), where there is a perceived gap in Four or more 31.7% supply. Total 100.0% 9.15 There is likely to be early interest in development of the village

centre (and particularly convenience floorspace) from the major Source: 2004 Housing Needs Survey food retailers. This demand will be partly sustained in the early 9.11 Generally, housing development at the NNDA should reflect local years of development by passing trade given the proposed housing demand identified through the ongoing North Yorkshire location of the local centre on Darlington Road. Castlevale have Strategic SHMA. The particular need for housing for older also report interest in the site for a public house and potentially a persons and vulnerable adults must be reflected in the mix of hotel. housing on site. It will be appropriate to cluster this type of housing in close proximity to the two local centres at the NNDA Land Ownership where residents will have easy access to local services and 9.16 The site is within multiple land ownerships. Figure 9.1 identifies facilities. these land ownerships. The red line represents the NNDA site 9.12 In a reflection of the age profile of the local population the housing allocation boundary from the Hambleton LDF. demand study identified a significant aspiration for bungalows. 9.17 The emerging masterplan has varied this boundary slightly to Development of new bungalows has become much less common include additional land under control of landowners with existing in the recent past, largely due to the higher density standards in interests in the NNDA. development and the price of housing land. Very few developers

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Figure 9.1. Land Ownership

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Phasing Table 9.1. Indicative Phasing 9.18 The LDF Allocation DPD identified a broad phasing strategy for Phase Dwellings Cumulative Total the housing elements of the seven land parcels that form the 1A 179 179 NNDA. It broadly proposes phasing of the site working from West 1B 163 342 – East. Trigger points for the provision of the link road, recreation 1C 221 563 and employment are not specified in the allocations DPD. 2A 123 686 9.19 Critical to creating a successful and sustainable community at the 2B 38 724 NNDA is the early development of the local centre and providing 3A 90 814 strong links with neighbouring residential and employment areas 3B 108 922 to the south. The proposed phasing of development, with parcel Total Dwellings 922 NM5D identified as the first phase of development, supports this objective. Infrastructure & Phasing 9.20 Soft market testing confirmed clear demand amongst the housebuilders and RSLs in the NNDA, however, the housing 9.24 The Hambleton LDF Allocations DPD sets out a phasing strategy market is at an early stage of recovery and confidence is fragile. for the delivery of the North Northallerton Development Area Housebuilders are therefore currently keen to develop house which is adopted and remains in place. However, during the types where demand is strongest, currently family housing (2-4 public examination, the Planning Inspector acknowledged that bedroom houses). The emerging masterplan supports a mix of some flexibility in this phasing strategy may be required to reflect house types and does not preclude a focus on family housing in under delivery and changing circumstances, which may be early phases. informed and justified through the masterplanning process. Therefore, this phasing strategy will be reviewed through the 9.21 It has been assumed (on the basis of housebuilder consultation Planning Performance Agreement (PPA) process and some and experience elsewhere) that up to three housebuilders would flexibility will be established, to reflect under delivery of housing be on-site at any time, each working on one phase of and other such changes in circumstance. The PPA process will approximately 40 units per annum. On this basis up to also establish much of the wider delivery details for the NNDA approximately 120 residential units would be completed per with input from developers and other key delivery partners. annum. 9.25 In particular, additional transport modeling is necessary to 9.22 Based on the LDF Allocation DPD and in order to support early determine highways capacity and identify triggers for delivery of the local centre, physical and social infrastructure the implementation of the North Northallerton Link Road and other off following phasing plan has been developed. sites highway improvements. Further engagement with the Local 9.23 The following table provides a breakdown of the approximate Education Authority and PCT is necessary to determine existing housing numbers for each phase and a cumulative total. and forecast capacity of education and healthcare services and potential investment and associated triggers associated with NNDA delivery. 9.26 A full schedule of infrastructure works, services and facilities needs to be agreed and triggers or milestones for the delivery of

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such facilities set. This work could form a component of the Planning Performance Agreement. 9.27 As part of this masterplan process Taylor Young and White Young Green have completed an initial assessment of physical and community infrastructure requirements. The timing and phasing of infrastructure is likely to be a condition of planning permission. 9.28 The provisional list of education, community and leisure facilities includes: A primary school (approx 240 places) A health/community centre Local centre shops Sports pitches Formal and informal green space 9.29 Provisionally, on and off site infrastructure works are anticipated to include: North Northallerton Link Road Darlington Road/Yafforth Road junction improvement (there will also be a number of contributions dues in lieu of junction improvements to East Road/Bullamoor Road, High Street/Quaker Lane and Brompton Road/Quaker Lane Pedestrian and cycle link improvements Bus infrastructure 9.30 Triggers for the implementation of physical, social and community infrastructure need to be agreed by the District Council and linked to future planning permissions.

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Figure 9.2: Indicative Phasing

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Development Viability sewerage); 9.31 ekosgen has prepared an initial assessment of the financial social infrastructure (open space provision and commuted viability of the preferred option. payments towards education and healthcare);

9.32 The appraisal is based upon data gathered at the baseline stage public transport improvements (commuted payments) ; and through consultation with locally active developers, and housebuilders and property agents and officers of Hambleton North Northallerton Link Road (commuted payments). District and North Yorkshire County Councils. The viability of the NNDA has previously been assessed in a number of appraisals 9.35 The development appraisal identifies the residual site value. prepared to inform earlier masterplan iterations and the Local Sensitivity analysis identifies the impact on the residual site value Development Framework process, including: from changes to development values and development costs.

JR Stroughair‟s dedicated „NNDA Viability and Financial 9.36 There is a minimum value for development land which developers Appraisal‟ (May 2007) and „Viability Studies of Housing will have to take into account in order to successfully bid for a site. Sites‟ for Proposed Submission Allocations DPD (January It is entirely appropriate that this value reflects reasonable 2009). affordable housing, social and physical infrastructure costs. In practise, landowners will be unwilling to part with their land until it District Valuer Services‟ „Housing Viability Studies Critique‟ reaches a level that they feel is equivalent to its worth or - a critique of Stroughair‟s 2009 report in March 2010. adequately compensates for any loss of income or inconvenience. These appraisals were part of the evidence base prepared Utilising the outputs from the residual appraisal, the judgement of to inform the Local Development Framework and were the market value (or price at which landowners will part with land) considered through the Independent Examination of the determines the viability of the NNDA. Proposed Submissions Allocations DPD. 9.37 The District Valuer Services suggest that minimum prices for 9.33 ekosgen‟s viability assessment builds upon and updates these residential land in North Yorkshire are approximately £617,741 previous appraisals. Updates reflect the development of the per hectare (£250,000 per acre). Minimum values for NNDA Masterplan, changes to market conditions and employment land of a type and location similar to the NNDA are development values, refinement of build costs, infrastructure and estimated to be about £370,645 per hectare (£150,000 per acre). other associated works. It is reasonable to assume (given the landowners support for the allocation of the NNDA) that they will be willing sellers if a 9.34 The appraisal calculates the residual land value. That is the sum reasonable price is achieved for the land. It is fair to adopt the available to acquire land after all estimated development costs prevailing minimum sales price as an indicator for development and off site margins (including developer‟s profit, borrowing costs, viability. professional and marketing fees) is discounted from the estimated gross development value. The development costs include 9.38 The development appraisal identifies that the NNDA will generate estimates for: an equalised land price that exceeds the minimum land values quoted by the District Valuer Services. build costs; on and off-site infrastructure works (highways, drainage,

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9.39 What‟s more, sensitivity analysis demonstrates that the estimated consortium arrangement it will be necessary for an organisation to gross development value could fall by about 5% and estimated assume a lead role in designing key infrastructure, preparing and development costs rise by about 5% before the preferred option submitting an associated planning application. It will then be for becomes unviable. the market to realise development delivery through a process of plot purchase or site assembly. 9.40 The development appraisal indicates that the preferred option is a viable proposition, but careful planning of development phasing 9.45 There are three approaches to the planning and design process and triggers for commencement/completion of infrastructure work and development delivery: and commuted payments will be essential to maintain agreement of a consortium arrangement between development viability. landowners and / or developers for the preparation of site design, planning, implementation of key infrastructure and

site disposal (potentially including land equalisation); Development Delivery a lead landowner or developer assumes responsibility for 9.41 The various development appraisals prepared for the NNDA have the design and implementation of key infrastructure and indicated that the development is viable. Consultation with locally individual landowners or developers deliver development active developers confirmed interest in the site and an expectation parcels; or that it would be delivered by the private sector. Given the indications from the various development appraisals it is realistic the Council assumes responsibility for the design of key to expect private sector delivery of the NNDA. infrastructure and secures planning permission. The Council could also assume responsibility for the delivery of 9.42 The site is within multiple ownerships. It is common to find that key infrastructure. This would involve agreement with all landowners and or developers of sites such as the NNDA will landowners to obtain access to implement the key have formed a consortium arrangement for development infrastructure. promotion, design and planning, land disposal and development delivery. No such arrangement yet exists for the NNDA site, 9.46 Given the current austerity measures and the developer interest in although it is apparent that a key landowners and developers are the NNDA, it would perhaps be inappropriate for the Council to beginning to explore collaborative working arrangements. It is not use public resources to pursue the third approach. Therefore, it is essential that such an arrangement exists but its absence does recommended that this approach is discounted. If the developer make development delivery more complex. interest in the NNDA wavers or fails to realise development, then it would be appropriate for the authority to reconsider this 9.43 The development will be delivered in phases and it is possible that approach. these phases could reflect land ownership. However, infrastructure such as the North Northallerton Link Road dissects 9.47 Whether the first or second approach is adopted can potentially a number of ownership parcels and its delivery will not necessarily be left to landowners and developers. The benefits and coincide with development of particular phases. Indeed, such disadvantages of the two approaches are summarised in the infrastructure could be required early in the development process following table: when proceeds from land disposal might be a number of years off.

9.44 It will also be necessary to design and secure planning permission for the infrastructure to serve the site. In the absence of a

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9.48 It appears that a number of key landowners and developers are Benefits Disadvantages exploring options for collaboration. Landowner / developer collaboration will undoubtedly make development delivery more Consortium Clear parameters and Legal costs associated with straightforward and therefore this approach should be supported arrangement conditions for collaboration often complex negotiation by the Council and its partners. between landowners and and legal agreement developers Planning Performance Agreement Delays associated with Definition of role and reaching agreement 9.49 Under either private sector led delivery approach a Planning responsibilities to the Performance Agreement (PPA) would help to ensure collaboration consortium and improve the quality of planning applications and the decision Apportionment of making process. PPAs bring together the Local Planning development costs and Authority (LPA), developers and key stakeholders to work receipts together throughout the planning process. They are essentially a collaborative project management process and tool that provide Programme of works and greater certainty and transparency to the development of scheme phasing proposals, the planning application assessment and decision making. The PPA can establish the full scope of works required Lead Avoids costly and Lead developer does not to develop scheme proposals, the planning application and developer protracted legal always represent all decision making process, along with roles, responsibilities and a negotiations stakeholders programme. Proactive landowner or Lead developer potentially 9.50 Advice on how to undertake and use Planning Performance developer driven to secure carries burden of design Agreements for complex projects is contained in the published development delivery and planning costs for key Guidance Note produced by ATLAS in conjunction with the infrastructure Department for Communities and Local Government (DCLG) Development delivery is entitled 'Implementing Planning Performance Agreements‟. In dependent on site addition, the British Property Federation published: 'A Guide to assembly and land Planning Performance Agreements' to assist their members with purchase understanding the key ideas and how they can be implemented. Collaboration between all Infrastructure Delivery landowners and / or 9.51 The North Northallerton Link Road (and potentially other developers is not community and social infrastructure works) will be funded through guaranteed developer contributions for new development across Risk of piecemeal Northallerton. The timing for the implementation of infrastructure development delivery will therefore determine whether funding is required to meet the difference between settled developer contributions and those that remain to be paid. A significant gap between contributions previously paid to the authority and the cost of infrastructure will

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potentially hamper development delivery. Infrastructure delivery Delivering Design Quality should therefore be deferred until absolutely necessary to maximise the developer contributions available and minimise 9.56 Design quality is instrumental to the delivery of development in potential borrowing. NNDA. This masterplan process has established a design-led approach to place-making in support of substantial detailed work 9.52 If significant infrastructure works (such as the North Northallerton through the statutory planning process. The planning process Link Road) is required early in the development process, public provides the means by which the design concepts and ideas in sector support might be necessary to plug any gap between this document can be operationalised and delivered through settled developer contributions and the cost of infrastructure. This developments on the ground. funding could potentially be secured from the HCA or borrowing against projected income from developer contributions. 9.57 It is intended that the Masterplan will be adopted by the Council and used as a material consideration in the determination of 9.53 Developer consultation suggests that developers favour future planning applications. There is the opportunity for the responsibility for infrastructure delivery. This includes on and off- council with developers to prepare more detailed design guidance site infrastructure and also strategic infrastructure paid for with in preparation for outline planning. Preparation of this more developer contributions. Subject to satisfying relevant detailed design guidance could be a component of the work procurement rules, it would not be inappropriate for developers undertaken in the planning performance agreement (PPA). involved in the NNDA delivering strategic infrastructure and this approach might achieve best value. 9.58 Thereafter, one or more developers will deliver development on a phased basis in consultation with the LPA. It will be vital that in 9.54 Design and planning for the key infrastructure can be undertaken this detailed work the design intentions are not lost. Close review by a landowner or developer acting in isolation. Without broad and monitoring will be required through pre-planning application. consensus and a commitment amongst landowners to development delivery whereby landowners or developers stifle 9.59 Any publicly funded project must demonstrate how it is feeding development delivery by preventing implementation of key into and delivering design quality and place-making for example infrastructure, it might be necessary for the Council to support the road and bridge infrastructure. delivery of the development through use of its compulsory purchase powers. This approach should be a last resort for the NNDA delivery, employed only when all reasonable attempts at Critical Path site assembly or collaboration amongst landowners and 9.60 The critical path to enable delivery of the NNDA broadly falls into developers have been exhausted. three broad timeframes:

Favoured Delivery Approach Short term actions - through to start on site 9.55 It appears that a number of landowners and developers are Medium term actions - the first phase of development exploring collaboration arrangements. An informal consortium of developers working under the banner of a PPA is the favoured Longer term actions - build out and site management delivery arrangement. This approach has the advantage of 9.61 Assuming that the development delivery will be private sector led, cooperation between landowners/developers, the Council and the medium and long term actions will be the responsibility of other key stakeholders with definition of role and responsibilities. landowners and developers. Public sector involvement will

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primarily focus on development management. Preparation of the the clear design and development parameters within this document should guide the medium and long term actions.

9.62 Short term actions comprise:

Finalise the NNDA masterplan

Potential negotiation of a consortium arrangement or collaboration agreement between landowners and developers

Preparation of a Planning Performance Agreement to establish the parameters and programme for the planning application(s)

North Northallerton Link Subject to a consortium Road design, leading to or collaboration OR preparation, submission agreement: and determination of Link Road planning application Site design, leading to preparation of a hybrid planning application comprising detailed design of the Link Road and all other matters for the NNDA in outline

Site design, leading to Detailed site design preparation, submission leading to reserved and determination of matters application for Phase 1 planning Phase 1 application

Leading to start on site led by private sector developers

9.63 The approach to delivery that is selected will inform actions and responsibilities for future years and phases of development.

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