GREEN HAMMERTON / CATTAL NEW SETTLEMENT CONCEPT FRAMEWORK Stage 5A - Options Generation and Assessment Report

GREEN HAMMERTON / CATTAL NEW SETTLEMENT CONCEPT FRAMEWORK stage 5A - options generation and assessment report

SEPTEMBER 2020 P11393-00-001-706-07 Green Hammerton

2 Contents

1. Introduction ...... 4

2. Vision and Objectives ...... 6

3. Issues and Opportunities Review ...... 15

4. The Options ...... 24

5. Engagement ...... 28

6. Sustainability Appraisal ...... 29

7. Options Assessment ...... 30

8. Conclusions and Next Steps ...... 39

Appendix - Deliverability and Viability Options Assessment

High quality place-making - Derwenthorpe, York

3 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 1. Introduction

As part of the Local Plan process Harrogate Borough N KEY Council have commissioned Gillespies to produce a new Whixley Study Area settlement concept framework for at least 3,000 homes Boundary in the Green Hammerton/ Cattal area as per Local Plan; leading a team with Cushman & Wakefield and Vectos. Fig. 1 shows the provisional extent of the Broad Location for Growth. Green The purpose of the study is to understand, develop Hammerton and interpret baseline evidence, explore concept options for the new settlement, promote consensus and provide a delivery orientated framework as part of the Development Plan Document (DPD) development process. This new settlement concept framework is the starting point for the council's preparation of the DPD. Johnsons Nursery Previous reports – Stage 1/ 2 Inception/ Baseline report Cattal covers familiarisation and scoping assessment; Stage Station Hammerton 3/ 4 report covers an emerging vision and objectives, Station key issues and opportunities review, engagement, the options approach and emerging conclusions. This Kirk Stage 5A report will focus on options generation and Hammerton assessment, including feedback from the stakeholders' drop-in session and land promoters workshop.

River Nidd

Cattal

Fig. 1: Green Hammerton/ Cattal Boundary Plan (Aerial imagery © Getmapping plc and Bluesky International Limited 2018)

4 ±

N KEY Broad Location for Growth Boundary

Flaxby

Whixley Green Hammerton

Johnsons Nursery Kirk Hammerton

Cattal River Nidd

100 ha

10 ha

0 0.5 1 2km Fig. 2: Wider Context Plan (© Crown copyright and database rights 2018 Ordnance Survey 100019628) k 0 0.35 0.7 1.4 2.1 2.8

5 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 2. Vision and Objectives 2.1 vision

Green Hammerton / Cattal is a new distinctive garden village making the most of a vibrant rail hub and village centre, and set in a tranquil landscape of farmland and woodland, wetland and gardens.

Sustainable connections provide convenient access to Harrogate and York, Leeds and the broader sub-region as well as to neighbouring villages and parishes along foot / cycle paths and river corridors.

The new settlement offers a 21st century village lifestyle with excellent facilities and great connections to city, town and countryside.

6 2.1 vision

The vision of Green Hammerton has been developed from baseline analysis, best practice and local engagement sessions.

The characteristics within the vision provide the opportunity to explore the promotion of a ‘garden village’ – a 21st century interpretation of the Town and County Planning Association’s garden city principles:

• Land value capture for the benefit of the community. • Strong vision, leadership and community engagement. • Community ownership of land and long-term stewardship of assets. • Mixed-tenure homes and housing types that are genuinely affordable. • A wide range of local jobs in the Garden City within easy commuting distance of homes. Fig. 3: Three Magnets, bringing together urban and rural as better places to live, Ebenezer Howard, 1898 • Beautifully and imaginatively designed homes with gardens, combining the best of town and country to create healthy communities, and including opportunities to grow food. • Development that enhances the natural environment, providing a comprehensive blue-green infrastructure network and net biodiversity gains, and that uses energy-positive technology and sustainable drainage techniques to ensure climate resilience. • Strong cultural, recreational and shopping facilities in walkable, vibrant, sociable neighbourhoods. • Integrated and accessible transport systems, with walking, cycling and public transport designed to be the most attractive forms of local transport.

The vision is supported by distinct design and development themes and principles developed through the baseline and tested through engagement.

Fig. 4: Nine strategic themes and objectives for the new settlement

7 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 2.2 design quality & local character

Promoting design quality in line with Building for Life 12 principles and local distinctiveness – meandering village streets, village and linear greens, tree-lined streets and parkland.

Green Hammerton Kirk Hammerton

Green Hammerton

Green Hammerton Lightmoor, Telford (Gillespies)

8 2.3 village relationships

Providing positive relationships with nearby villages including landscape buffers, convenient connections and services that complement existing.

CNDR, CumbriaGreen Hammerton

Green Hammerton Kirk Hammerton

Kirk Hammerton Harrogate to Leeds Railway Line, Kirk Hammerton

9 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 2.4 sustainable travel

The creation of a community that can use sustainable modes of transport is at the core of the Council’s New Settlement Strategy. Their strategy includes a number of key opportunities. Including:

• The creation of a mix of uses, with facilities to be in convenient and accessible locations; • Plan positively for more walking and cycling; and • Provide support for/enhance existing public transport provision.

Cattal Railway Station

10 2.5 facilities and local centre

Providing a vibrant village centre including shops, schools and services – a ‘heart’ for the community - well connected to the rail station that also provides services for nearby villages and parishes.

Village Hall, Green Hammerton Lightmoor Village Centre, Bournville

Green Hammerton

Altrincham Markets, Greater Manchester

11 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 2.6 landscape and open space

Retaining, enhancing and creating an accessible landscape framework that works with local topography – its hills and field boundaries, becks and woodland – incorporates new distinctive parks and gardens and connects spaces to places.

Welwyn, Garden City

Lightmoor, Telford (Gillespies) Derwenthorpe

Port Sunlight River Park, Liverpool

12 2.7 housing mix and neighbourhoods

Providing a mix of homes in varied sustainable neighbourhoods that satisfy local needs and support planned sub-regional housing and economic growth.

Green Hammerton Poundbury, Dorset

Derwenthorpe Trumpington Meadows, Cambridge

Greenhills, Blackburn

13 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 2.8 jobs and skills

Providing the potential to create local jobs and support skills development through traditional employment sites, finer grain opportunities in village centres and home-working environments.

2.9 Engagement and stewardship

Providing long term involvement opportunities for growing local communities to guide place making and stewardship supported by effective governance.

2.10 Deliverability

Promoting a strategic and phased approach that is economically sustainable, commercially aware, engages with delivery / management bodies and involves cross sector collaboration. All with a keen eye on quality and the above principles.

Gillespies Piece Hall (Gillespies)

14 3. Issues and opportunities Review 3.1 policies and strategies

The Stage 1/ 2 Baseline Report provides detail on key issues and opportunities. This section summarises and updates Shaping Neighbourhoods, Barton et al this information to provide a platform for the options assessment criteria. Key policies and strategies have informed • Section 3.9 provides guidance on local centres and facilities, the catchment required to support them and the options work including: reasonable accessibility

National Planning Policy Framework (NPPF) (2019) Towards an Urban Renaissance, Urban Task Force • Para 72 states that the supply of large scale numbers of new homes can often be best achieved through planning • Figure 2.5 reinforces and complements the above. for large scale development provided they are well located and designed, and supported by the necessary infrastructure and facilities. Working with the support of communities is promoted. Clear quality expectations Garden Village Expansion are promoted – such as following Garden City principles. • HBC have ambitions to expand the opportunity, supported by an application to MHCLG for Garden Village • Para 124 states that ‘the creation of high quality buildings and places is fundamental to what the planning and status. development process should achieve. Good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities.’ Para 129 specifically promotes assessment frameworks such as Building for Life.

Building for Life (BfL) • This established and recognised quality place making assessment tool has three themes and 12 elements • Some of the themes are too detailed to be useful at this scale of place making, however the most relevant ones include connections, facilities and services, public transport, meeting local housing requirements, character, working with the site and its context, easy to find your way around.

Policy DM4, Harrogate District Local Plan 2014-2035 (2020)* At least 3,000 homes – mixed densities with 40% affordable housing • About 5ha of employment land • Relocation of the horticultural nursery as appropriate • On site services and facilities and a local centre • Exemplar of sustainable design and resource efficiency, incorporating high design and layout standards • Supporting transport infrastructure, including managing the impact of traffic and the provision of appropriate public transport and a comprehensive network of walking and cycling routes • Biodiversity enhancements, appropriate landscaping and a connected network of green infrastructure • Assessing potential impact on heritage assets

Harrogate District Plan: New Settlement Background Paper, Harrogate District Council • Provides the platform for the above and includes an assessment of areas of land against key themes including landscape, historic environment and ecology

Fig. 5: Figure 2.5 Models of urban capacity from Towards an Urban Renaissance *At the time of Options Development, the Local Plan was a 2018 Publication Draft

15 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 3.2 community Mapping and Facilities

Baseline stage technical analysis and engagement with stakeholders suggests:

N • 2 new primary schools could be provided • Boroughbridge High school could be expanded • Additional health facility capacity required • New settlement could support new community hub-type facilities, primary and secondary care, potentially as part of a new local centre.

KEY

10ha Fig. 6: Community Facilities Mapping (© Crown copyright and database rights 2018 Ordnance Survey 100019628) 0 1.0 2km

16 3.3 urban design analysis

• Local distinctiveness cues include The Green in Green Hammerton, the meandering high streets of both Kirk and Green Hammerton, the relationship between halls, parkland and tree lined approaches • Character areas include Green Hammerton, Kirk Hammerton, Coney Garth Hill, Johnsons / Maltkiln, Beckside, Cattal Grange • Need to be sensitive to the relationship between new development and the existing villages of Green Hammerton and Kirk Hammerton.

Green Hammerton Johnsons of 1 settlement 4 Whixley Nursery

Kirk Hammerton 2 Settlement 5 Beckside

3 Coney Garth Hill 6 Cattal Grange

2 6

Fig. 7: Urban Character Areas (Contains OS Data © Crown copyright and database rights 2018 Ordnance Survey 100019628) KEY Broad Location for Growth PRoW Built Form Public Greenspace

Woodland Field Pattern

Watercourse Barrier/ Sensitive Edge Fig. 8: Urban Design Analysis (Contains OS Data © Crown copyright and database rights 2018 Ordnance Survey 100019628)

Listed Building/ Structure High Point

Conservation Area Gateway

Railway Node/ Junction

Road 17 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 3.4 landscape analysis

• Based on Baseline stage findings, 3 landscape character areas cover the area – Green Hammerton N low lying farmland, Whixley arable farmland and Hunsingore and Hopperton wooded farmland • A ring of paths / green connections linking to nearby villages and the River Nidd • Relatively high ground around Coney Garth, Providence and Doodle Hills • Aubert Ings SSSI beyond the area to the south on the River Nidd • A framework of field boundaries with some hedgerows and tree groups • A requirement for over 48 ha of open space

Fig. 9: Topography Plan (© Crown Copyright and Database Rights 2017 Ordnance Survey LA100024459)

10ha

Fig. 10: Green infrastructure typologies (© Crown Copyright and Database Rights 2017 Ordnance Survey LA100024459) 0 0.5 1km

18 Key 3.5 conservation area viewS study ! VPs_New_All Conservation Areas Option 1 Option 2 Stakeholder feedback, including Historic England, has raised may be visible from Home Farm which is located within Option 3 the concern of development having an impact on views the Conservation Area, but was not accessible during the Conservation Area related to conservation areas. Gillespies have undertaken site visit as a private property. 3d modelling indicates Boundary a conservation area views study to clarify issues and Views that there are potential views of taller buildings over 6 opportunities. 2 storeys, but that lower built form would be likely ! Vegetation screened by existing vegetation. Green Hammerton

VIEWS FROM THE EDGE OF THE • Views within Green Hammerton are well contained and Whixley CONSERVATION AREA, FROM THE BACKS OF PROPERTIES 5 views towards open countryside tend to be in directions • Views from Whixley are limited by landform and it is 1 ! ! away from the options. However, it is possible that anticipated that views from this Conservation Area 4 development would be visible from a small area on would not be affected by proposed development within ! the eastern boundary of the Conservation Area. Views any of the options. across the sports pitch and village hall towards Options 2 1 and 2 would be partially filtered by vegetation along Conclusions ! the B6265, the tops of taller buildings visible above • Generally the Conservation Areas considered have well 3 ! hedgerows. contained views or views towards open countryside LINEAR TREE PLANTING ALONG B6265 which are directed away from the options. Whixley NEW HOUSING DEVELOPMENT, ALONG • Option 3 would not be visible from Green Hammerton Conservation Area would be unaffected and there would WITH EXISTING PROPERTIES SCREEN VIEWS FROM CONSERVATION AREA Conservation Area due to existing screening from built be limited views from Green Hammerton Conservation form outside the Conservation Area including recent Area, most views screened by existing vegetation and housing developments and dense belts of vegetation in other built form outside the Conservation Area boundary. views to the south west. Fig. 11: Green Hammerton conclusions • Development on the higher ground between Green Key Kirk Hammerton ! VPs_New_All Hammerton and Kirk Hammerton (included within VIEWS FROM THE EDGE OF THE CONSERVATION AREA, FROM THE Conservation Areas • Views from within Kirk Hammerton are relatively well options 1 and 2) would be most visible, potentially BACKS OF PROPERTIES Option 1 contained, however there would be views from the affecting views from Kirk Hammerton Conservation Option 2 northern boundary of the Conservation Area, from the Area, although this is limited to the northern boundary, Option 3

rear of properties along Gilsthwaite Lane. Options 1 and where development may be visible on the skyline. Views 8 9 ! Conservation Area 2 would be visible on the rising landform, potentially within the main core of the Conservation Area would be Boundary 7 ! 11 breaking the skyline. Option 3 would not be visible from unaffected. ! 13 Views PLANTING ALONG ! these locations due to existing vegetation and built form. GILSTHWAITE LANE SCREEN VIEWS PLANTING ALONG12 Vegetation FURTHER WEST 10 CHURCHYARD BOUNDARY! 14 • Option 3 is the least visible from the Conservation Areas Key ! !

• Views from St John the Baptist Churchyard are well considered, although there are potential views from Kirk ! VPs_New_All screened and filtered due to the vegetation cover on the Hammerton to the west from the slightly elevated area Conservation Areas churchyards boundary. Proposed development would be around Home Farm. Option 1 completely screened during summer months, although Option 2 there may be very filtered views of options 1 and 2 during It should be noted that visibility would be dependant POSSIBLE VIEWS FROM THE Option 3 BACK OF PROPERTIES, 15 winter months. Option 3 would not be visible from the on the final design and building heights and this study INACCESSIBLE ON SITE VISIT ! churchyard due to existing screening vegetation. provides information based on the parameters set out in the

THE PARK BOUNDARY methodology. Conservation Area PLANTING ALONG 16 ! • Views from the south east corner of the Conservation Boundary Area are also very limited due to existing vegetation For the full view study please see Green Hammerton/Cattal Views cover and it is likely that views from this area would not New Settlement6 Conservation Area View Study Document. ! Vegetation be affected by any of the proposed options. Option 3 Fig. 11 & 12 illustrate the conclusions drawn from this study.

Fig. 12: Kirk Hammerton conclusions

VIEWS FROM THE EDGE OF THE CONSERVATION AREA, FROM THE 19 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT BACKS OF PROPERTIES 5 1 ! ! 4 !

2 ! 3 !

LINEAR TREE PLANTING ALONG B6265

NEW HOUSING DEVELOPMENT, ALONG WITH EXISTING PROPERTIES SCREEN VIEWS FROM CONSERVATION AREA 3.6 transport and movement

A number of studies have been undertaken in relation to the traffic impact of the development. N Consultations have been undertaken with relevant Highway Authorities including Highways England, who are satisfied that a suitable package of mitigation measures can be implemented across the wider highway network. The other opportunities to explore through the masterplanning process are:

• Presence of the A59, which whilst a benefit for connectivity, presents a barrier to movement within the area of search • Safety and capacity of existing priority controlled junctions – potential to upgrade as part of overall improvements • Two, fairly small, under utilised rail stations – opportunity to significantly improve the service, crossings, car parking and the stations as hubs for the new settlement. Discussions with Network Rail are ongoing • Poor access across the site to existing services and facilities – potential to incorporate a high quality network of pedestrian/ cycle routes across the area • Limited bus accessibility – opportunity to improve services with an increased catchment • Strategic approach – reduce the need to travel, provide and promote sustainable modes of transport and mitigate the traffic impacts of development • Consider opportunities to reduce use of smaller through routes in the area including those through Cattal and Whixley.

0 0.5 1km Fig. 13: Key Local Transport Infrastructure and Constraints (Source: Vectos)

20 3.7 constraints Notes: 1. EXTENTS OF FLOOD ZONES IS APPROIXMATE ONLY AND IS BASED ON THE ENVIRONMENT AGENCY ONLINE FLOOD MAPS FOR PLANNING. 2. LOCATION OF EXISTING SERVICES HAS BEEN APPROXIMATED BASED ON THE LATEST PDF PLANS RECIEVED FROM THE NEW ROAD Notes: SERVICE PROVIDERS. 1. EXTENTS OF FLOOD ZONES IS APPROIXMATE ONLY AND IS WHIXLEY BASED ON THE ENVIRONMENT AGENCY ONLINE FLOOD MAPS KEY: FOR PLANNING. BROAD LOCATION FOR GROWTH BOUNDARY NETWORK RAIL RAILWAY TRACK 2. LOCATION OF EXISTING SERVICES HAS BEEN APPROXIMATED ENVIRONMENT AGENCY FLOOD ZONE 3 BASED ON THE LATEST PDF PLANS RECIEVED FROM THE ENVIRONMENT AGENCY FLOOD ZONE 2 NEW ROAD AREAS WITH HIGH RISK OF SURFACE WATER FLOODING SERVICE PROVIDERS. WATERCOURSE / TRIBUTARY YORKSHIRE WATER PUBLIC SEWER (FOUL) EX W YORKSHIRE WATER PUBLIC WATER MAINS EX HP CADENT GAS LTD STRATEGIC HIGH PRESSURE GAS MAIN

CASKILL BECK NORTHERN POWERGRID 11KV OVERHEAD ELECTRICITY WHIXLEY HIGH FIELD THE RUDDINGS CABLES - MAIN LINE SHOWN ONLY KEY: EX W EX W BROAD LOCATION FOR GROWTH BOUNDARY TABLE A. SOIL DETAILS TAKEN FROM THE CRANFIELD SOIL AND WHIXLEY BANK AGRIFOOD INSTITUTE.

NETWORK RAIL RAILWAY TRACK SOILSCAPE DESCRIPTION ENVIRONMENT AGENCY FLOOD ZONE 3 REF BOROUGHBRIDGE 6 FREELY DRAINING, SLIGHTLY ACID LOAMY SOILS. ROAD ENVIRONMENT AGENCY FLOOD ZONE 2 8 SLIGHTLY ACID, LOAMY AND CLAYEY SOILS. IMPEDED SUNNY BANK DRAINAGE. THE GREEN AREAS WITH HIGH RISK OF SURFACE WATER FLOODING FARM 18 SLOWLY PERMEABLE, SEASONALLY WET, SLIGHTLY WATERCOURSE / TRIBUTARY ACID BUT BASE-RICH LOAMY AND CLAYEY SOILS. IMPEDED DRAINAGE. YORKSHIRE WATER PUBLIC SEWER (FOUL) YULE HILL EX W YORKSHIRE WATER PUBLIC WATER MAINS TABLE B. AREA SPECIFIC CONSTRAINTS. LANE NEW EX HP STATION ROAD HARROGATE E RED CADENT GAS LTD STRATEGIC HIGH PRESSURE GAS MAIN X ROAD YORK ROAD W CASKILL CONSTRAINT BECK E X LANE REFERENCE NORTHERN POWERGRID 11KV OVERHEAD ELECTRICITY LOW PRICKA FIELD EX W W HIGH FIELD THE RUDDINGS LONGLAND LANE EX W 1 ANY DISCHARGE INTO POOL BECK WILL REQUIRE W B6265 CABLES - MAIN LINE SHOWN ONLY EX LIASION WITH THE YORK CONSORTIUM DRAINAGE MOOR LANDS X W EX W POOL BECK E BOARD AS WELL AS LEAD LOCAL FLOOD AUTHORITY EX W GREEN BERNARD W LANE HILL LIASION. EX W EX CONSTRAINT 1 SEE TABLE B. 2 ANY DEVELOPMENT SITE CONTAINING AREAS OF HIGH PRICKA FIELD TABLE A. SOIL DETAILS TAKEN FROM THE CRANFIELD SOIL AND YORK ROAD (A59) FLOOD ZONE 3 WILL NEED TO CONSIDER THESE PROVIDENCE WHIXLEY BANK AGRIFOOD INSTITUTE. HILL ZONES WHEN CREATING THE MASTERPLAN. 3 THIS AREA CONTAINS AN AREA OF HIGH RISK

E NEW X SURFACE WATER FLOODING, PLUS IS IN CLOSE W SOILSCAPE DESCRIPTION SKATE MOOR LANE FARM SOILSCAPE 18 REFER TO TABLE A CONSTRAINT 6 PROXIMITY OF THE RAILWAY LINE, CATTAL TRAIN REF CONEY GARTH HILL LOW CONEY SEE TABLE B. STATION AND KIRK HAMMERTON BECK. THESE STATION ROAD GARTH FIELD SOILSCAPE 6 E X MIDDLE CONEY CONSTRAINTS MAY MAKE SETTING SITE LEVELS IN BOROUGHBRIDGE 6 FREELY DRAINING, SLIGHTLY ACID LOAMY SOILS. REFER TO TABLE A W GARTH FIELD THIS AREA A CHALLENGE. ROAD 4 THERE ARE SERVICES RUNNING THROUGH

E HIGH CONEY KIRK HAMMERTON LANE HAMMERTON KIRK 8 SLIGHTLY ACID, LOAMY AND CLAYEY SOILS. IMPEDED X GARTH FIELD POOL LANE

H E NETWORK RAILS TROUGHING ROUTE, IN LINE WITH SUNNY X P W EX W DRAINAGE. X W THE RAILWAY TRACK. THIS CONSTRAINT IS BANK X W EX W E THE GREEN E BROWN MOOR EX EX W YORK ROAD (A59) REPRESENTED BY AN INDICATIVE 10m EASEMENT FARM 18 SLOWLY PERMEABLE, SEASONALLY WET, SLIGHTLY W KIRK HAMMERTON (5m EACH SIDE OF APPROXIMATE LOCATION OF E

X ST JOHNS BECK OAKLANDS TROUGHING ROUTE. ACID BUT BASE-RICH LOAMY AND CLAYEY SOILS. H HOUSE P GILSTHWAITE GELSTHORPE GUTTER LANE 5 EXISTING STRATEGIC GAS MAIN WITHIN PART OF RAILWAY TRACKS IMPEDED DRAINAGE. NORTH FIELD THE STUDY AREA. EASEMENT WIDTH UNKNOWN.

CATTAL TRAIN EXISTING PLANS OF THE GAS MAIN SHOW A 40m CONSTRAINT 3 PARKER LANE STATION ROAD STATION SEE TABLE B. CORRIDOR AROUND THE GAS MAIN WHICH MAY BE DOODLE THE EASEMENT. THIS CORRIDOR IS SHOWN ON YULE HILL RAILWAY TRACKS HILLS TABLE B. AREA SPECIFIC CONSTRAINTS. THIS DRAWING. IF THE PROPOSED DEVELOPMENT LANE FALLS WITHIN 400m OF THE GAS MAIN, CADENT GAS NEW

STATION ROAD RED MUST BE INFORMED. CONFIRMATION OF HARROGATE E X GLENMAYNE APPROXIMATE LOCATION OF GAS MAIN & ROAD YORK ROAD W TRIANGLE CONSTRAINT 4 CONSTRAINT RAILWAY TRACKS GARDENS SEE TABLE B. CONFIRMATION OF EASEMENT WIDTH TO BE E X LANE CATTAL UNDERTAKEN AS PART OF THE FUTURE DESIGN REFERENCE STREET HAMMERTON LOW PRICKA FIELD EX W W TRAIN STATION PROCESS.

LONGLAND LANE W EX 1 ANY DISCHARGE INTO POOL BECK WILL REQUIRE 6 ONLINE SOIL MAP (SEE TABLE A) DETAILS INDICATE B6265 EX W CROOKED IMPEDED DRAINAGE IN THIS REGION. THIS MAY LIASION WITH THE YORK CONSORTIUM DRAINAGE LANE X W MOOR LANDS POOL BECK LIMIT THE USE OF INFILTRATION SuDS TECHNIQUES E GILSTHWAITE LANE BOARD AS WELL AS LEAD LOCAL FLOOD AUTHORITY STEPHENSONS FOR ANY DEVELOPMENT IN THIS AREA. EX W GREEN LANE

BERNARD P CONSTRAINT 2 KIRK HAMMERTON BECK W LANE HILL LIASION. H SEE TABLE B.

EX CONSTRAINT 1 X SOILSCAPE 8 E REFER TO TABLE A CONSTRAINT 6 SEE TABLE B. 2 ANY DEVELOPMENT SITE CONTAINING AREAS OF SEE TABLE B. HIGH PRICKA FIELD FLOOD ZONE 3 WILL NEED TO CONSIDER THESE SEWAGE WORKS YORK ROAD (A59) P

PROVIDENCE H X HILL ZONES WHEN CREATING THE MASTERPLAN. E Draft 3 THIS AREA CONTAINS AN AREA OF HIGH RISK

NEW P SURFACE WATER FLOODING, PLUS IS IN CLOSE H W

SKATE MOOR LANE X

FARM SOILSCAPE 18 E REFER TO TABLE A CONSTRAINT 6 PROXIMITY OF THE RAILWAY LINE, CATTAL TRAIN

CONEY GARTH HILL LOW CONEY SEE TABLE B. STATION AND KIRK HAMMERTON BECK. THESE STATION ROAD P

GARTH FIELD H

SOILSCAPE 6 E X X MIDDLE CONEY CONSTRAINTS MAY MAKE SETTING SITE LEVELS IN E REFER TO TABLE A W RIVER NIDD

GARTH FIELD THIS AREA A CHALLENGE.

P 4 THERE ARE SERVICES RUNNING THROUGH H

E HIGH CONEY KIRK HAMMERTON KIRK HAMMERTON LANE HAMMERTON KIRK

X POOL LANE X BECK

GARTH FIELD E

H E NETWORK RAILS TROUGHING ROUTE, IN LINE WITH X P W EX W X W THE RAILWAY TRACK. THIS CONSTRAINT IS W EX W E P PLANETREE LANE

EX H

EX EX W YORK ROAD (A59) REPRESENTED BY AN INDICATIVE 10m EASEMENT X BROWN MOOR W E CONSTRAINT 5 B STUDY AREA BOUNDARY UPDATED MH PB 04/09/18 KIRK HAMMERTON (5m EACH SIDE OF APPROXIMATE LOCATION OF E SEE TABLE B. A HIGH PRESSURE GAS MAIN INFORMATION UPDATED MH PB 19/07/18 PIGEON X BECK OAKLANDS ST JOHNS TROUGHING ROUTE. P COAT REV. DETAILS DRAWN CHECKED DATE

H HOUSE H COTTAGE X

P CLIENT: GILSTHWAITE E GELSTHORPE GUTTER LANE 5 EXISTING STRATEGIC GAS MAIN WITHIN PART OF RAILWAY TRACKS *

NORTH FIELD THE STUDY AREA. EASEMENT WIDTH UNKNOWN. GILLESPIES

P H

EXISTING PLANS OF THE GAS MAIN SHOW A 40m X

CATTAL TRAIN STATION ROAD E CONSTRAINT 3 PARKER LANE ROMAN ROAD PROJECT: STATION SEE TABLE B. CORRIDOR AROUND THE GAS MAIN WHICH MAY BE DOODLE

THE EASEMENT. THIS CORRIDOR IS SHOWN ON P Green Hammerton

HILLS H

RAILWAY TRACKS X E THIS DRAWING. IF THE PROPOSED DEVELOPMENT DRAWING TITLE:

FALLS WITHIN 400m OF THE GAS MAIN, CADENT GAS

P H

MUST BE INFORMED. CONFIRMATION OF X

E Emerging Constraints Plan GLENMAYNE APPROXIMATE LOCATION OF GAS MAIN & TRIANGLE CONSTRAINT 4 RAILWAY TRACKS GARDENS SEE TABLE B. CONFIRMATION OF EASEMENT WIDTH TO BE SCALES:

CATTAL UNDERTAKEN AS PART OF THE FUTURE DESIGN STREET HAMMERTON 1:5000 at A0 TRAIN STATION DRAWN: CHECKED: DATE: PROCESS. JC PB June 2018 6 ONLINE SOIL MAP (SEE TABLE A) DETAILS INDICATE CROOKED IMPEDED DRAINAGE IN THIS REGION. THIS MAY LANE transport planning specialists LIMIT THE USE OF INFILTRATION SuDS TECHNIQUES GILSTHWAITE LANE STEPHENSONS FOR ANY DEVELOPMENT IN THIS AREA. 3rd Floor Oxford Place, 61 Oxford Street, Manchester, M1 6EQ LANE Fig. 14: Emerging Constraints Plan (Source: Vectos) 0 0.5 1km 0161 228 1008 e: [email protected]

P CONSTRAINT 2 KIRK HAMMERTON BECK DRAWING NUMBER: REVISION: H SEE TABLE B. X SOILSCAPE 8 NOTE: THE PROPERTY OF THIS DRAWING AND DESIGN IS VESTED IN VECTOS (NORTH) LTD. VD18731-SK-01 B

IT MUST NOT BE COPIED OR REPRODUCED IN ANY WAY WITHOUT THEIR PRIOR WRITTEN CONSENT. E REFER TO TABLE A CONSTRAINT 6 SEE TABLE B. 21

SEWAGE WORKS STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT

H X

E Draft

X E

RIVER NIDD

P H KIRK HAMMERTON

X BECK E

P PLANETREE LANE

X E

CONSTRAINT 5 B STUDY AREA BOUNDARY UPDATED MH PB 04/09/18 SEE TABLE B. A HIGH PRESSURE GAS MAIN INFORMATION UPDATED MH PB 19/07/18 PIGEON

P COAT REV. DETAILS DRAWN CHECKED DATE H COTTAGE

X CLIENT: E

GILLESPIES

X E

ROMAN ROAD PROJECT:

P Green Hammerton

X E

DRAWING TITLE:

H X

E Emerging Constraints Plan

SCALES: 1:5000 at A0

DRAWN: CHECKED: DATE: JC PB June 2018

transport planning specialists

3rd Floor Oxford Place, 61 Oxford Street, Manchester, M1 6EQ 0161 228 1008 e: [email protected]

DRAWING NUMBER: REVISION:

NOTE: THE PROPERTY OF THIS DRAWING AND DESIGN IS VESTED IN VECTOS (NORTH) LTD. VD18731-SK-01 B IT MUST NOT BE COPIED OR REPRODUCED IN ANY WAY WITHOUT THEIR PRIOR WRITTEN CONSENT. 3.8 land, property market and land use

Fragmented land ownership pattern - larger parcels to N south west - with the majority positively engaged in development, 2 emerging land promoters and a buoyant local housing market. Baseline stage technical analysis and engagement with stakeholders suggest the below land take requirements for the new settlement:

Homes • At least 3,000 homes @ 30-35 average dph (including a range of densities and affordable housing) Total - 85-100 ha (plus incorporation of green space and constraints)

Employment - around 5 ha Local centre - around 2 ha (including surgery, local shops, food and drink, community uses)

Education • 2 no. 420 place primary schools • Primary school 1 land take: 2.42 ha • Primary school 2 land take (including site for future expansion to 630 places): 3.51 ha • Expansion of Boroughbridge High School Total - 5.93 ha

Open space - 48.15 ha Pitches - 8.2 ha

Surface water attenuation - around 7 ha Infrastructure

• Additional car parking around station - 0.75 ha 100ha • Pedestrian & vehicular bridge - 0.19 ha

10ha Total - around 165-180 ha (plus incorporation of *Number of land parcels remain blank within broad location for growth as land registry info or the land owners' intentions are yet to be confirmed constraints) Fig. 15: Local Area Land Ownership Allocation Plan 0 0.5 1km

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23 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 4. the Options

Baseline analysis including key issues and opportunities and initial stakeholder engagement has informed the generation of the 9 themes and a number of concept options. Three options that provide a clear distinct range of spatial approaches are:

• Option 1 - Central Focus

• Option 2 - North of Cattal Station Focus

• Option 3 - Cattal Station Focus

Fig. 16: Photos from stakeholder visioning workshop, July 2018

24 4.1 option 1 - Central Focus

This concept framework option focuses on the area north of the railway line between Cattal and Hammerton train stations, and incorporates the village edges of Green Hammerton and Kirk Hammerton. As indicated in the key diagram at Fig. 17, the concept framework presents indicative areas for housing, local centre, employment, green spaces and connections.

The key spatial characteristics of this option include:

• Housing between existing settlements and linked to new central local centre

• Separate employment area located between Green Hammerton and Kirk Hammerton

• Potential re-routed A59

• Connections to Green Hammerton facilities

Fig. 17: New Settlement Concept Framework Option 1 - Central Focus

25 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 4.2 option 2 - North of cattal station focus

This concept framework option focuses on the area north of the railway line around Cattal station, with majority of the development located south of the A59. As indicated in the key diagram at Fig. 18 the concept framework presents indicative areas for housing, local centre, employment area, green spaces and connections.

The key spatial characteristics of this option include:

• Local centre and housing focused to the north of Cattal station and railway line in an elongated east- west orientation

• Local centre located adjacent to railway station

• Significant green space buffer maintained between development and Green Hammerton with improved green connections

• Employment area located between new development and existing settlements

Fig. 18: New Settlement Concept Framework Option 2 - North of Cattal Station Focus

26 4.3 option 3 - cattal station focus

This concept framework option focuses on the area around Cattal station expanding towards the south and southwest of the railway line. As indicated in the diagram key it includes indicative areas for housing, local centre, employment, green spaces and green connections.

Key elements of this option include:

• Local centre and housing focussed around Cattal station

• Employment area near to Cattal station

• Pockets of green space

• Improved green links and new vehicular/ pedestrian crossings

Fig. 19: New Settlement Concept Framework Option 3 - Cattal Station Focus

27 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 5. engagement

Engagement and consultation has been integral to the development of • Value of the train station should be maximised; the Green Hammerton/ Cattal new settlement concept framework. In • Maintain agricultural/ rural character, particularly across key views; addition to the baseline engagement work in May 2018, stakeholder • Higher ground open landscape should be retained. visioning workshop in July and two land promoters engagement sessions, an options drop-in event was facilitated with key stakeholders in A land promoters engagement session took place in September, with September. invitations sent to both land promoters and their consultancy teams.

This stakeholder options drop-in event took place in Harrogate Borough The feedback from attendees have been documented and the key Council Civic Centre, with invitations sent to the key stakeholders comments are as below: including representatives from Harrogate Borough Council, local parish councils, County Council, neighbouring local councils, local schools, • Exploring the rationale for the new settlement broad location for statutory organisations, transport bodies, local councillors and land growth; promoters. The purpose of the session was to: • Existing constraints for each option considered not necessarily negative if they can be mitigated; • To further raise awareness of the work with key stakeholders; • Concerns over the 3 options being assessed only on high level basis; • To gather feedback and comments on the three concept framework • Exploring the capacity of the options plans to deliver 3,000 homes; options; • The potential for further growth; • To inform the development of the preferred concept framework • The rationale for the assessment criteria and any weighting. option; • To generate evidence to support the local plan process.

The drop-in session attracted representation from all key stakeholders. Constructive discussions were held between stakeholders, consultants, representatives from Harrogate Borough Council as well as land promoters. 70% of stakeholders in attendance provided feedback via forms. The feedback from attendees has been documented and the most mentioned comments are listed below:

• Improvement to rail infrastructure and service frequency; • Need to show how each option will integrate with cycle and footpath networks in regards to access & connectivity; • Maintain gap between existing villages; • Mix of types and densities to deliver flexibility and areas of differing character. • Need to protect local character and sensitively interact with existing settlements;

28 6. sustainability assessment

In parallel to this options assessment process, HBC has undertaken a Sustainability Appraisal (SA) to assess the The broad implications of each concept option are described in terms of their potential or significance for negative three concept framework options. This Sustainability Appraisal is a mechanism for considering and communicating or positive effects as below: the effects of an emerging plan and potential alternatives in terms of sustainability issues. It is used to inform and 1. Significant positive effects influence the plan-making process with a view to avoiding and mitigating negative effects and maximising the 2. Likely positive effects (minor) positives. 3. Potential positive effects 4. Neutral effects The three concept options have been assessed under 12 key sustainability objectives based on the SEA (Strategic 5. Potential negative effects (minor) Environmental Assessment) framework as below: 6. Likely negative effects 1. To protect, conserve and enhance air quality 7. Significant negative effects 2. Protect and enhance the function and connectivity of biodiversity, habitats and species 3. Support the resilience of the Green Hammerton/ Cattal area to flood risk Conclusions: 4. Contribute to climate change mitigation All three options generally perform in a similar fashion throughout the key objectives of the SA framework, 5. Protect, enhance and manage the distinctive character and appearance of the historic environment differences can be seen in objectives 1, 2, 5 and 11 (for assessment details based on individual objectives refer to 6. Ensure that development protects and complements important landscape features whilst retaining a rural Regulation 18 Consultation: Sustainability Appraisal Interim Report, HBC). In conclusion, when assessed against character the SA framework, Option 3 performs marginally better than either of the other two options and possesses slightly 7. Minimise the avoidable loss of the most valuable soils and agricultural land more positives than negatives, notably: 8. Protect and enhance the quality of watercourses, ground and surface water quality • The sustainable travel opportunities presented by the focus around an enhanced Cattal rail station, as opposed 9. Provide everyone with the opportunity to live in good quality, affordable housing which meets the needs of to a significant rerouting of the A59 occupiers throughout their life • Facilities clustered around Cattal station as a community hub 10. Protect and improve the health and well being of residents by enhancing the quality and accessibility of open • A sensitive arrangement of development and greenspace, minimising impact on nearby conservation area space, facilities for recreation and health villages and the landscape setting 11. Reduce the need to travel and support modal shift to active and sustainable modes of travel such as walking, • The option is in line with stakeholder emphasis on steering development away from the existing conservation cycling and public transport area villages – as communicated in stakeholder events 12. Support and maintain a strong and sustainable local economy • Facilities clustered around the station are approximately 1,200m from nearby villages - enhanced connectivity can be further developed This SA process seeks to identify and evaluate 'likely significant effects' on the baseline/ future baseline arising from • A land promoter is in place to support and progress delivery of an approach similar to this spatial option. the concept options outlined, accounts have been taken of the nature of the effects (including magnitude, spatial coverage and duration), the severity of receptors, and the likelihood of effects occurring as far as possible. The initial findings of this high level sustainability appraisal will be taken into consideration alongside the Stage 5B concept framework development, consultation feedback, land availability, deliverability and viability. Sustainability Appraisal is an iterative process, and there will be further SA work required as the New Settlement DPD evolves.

29 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 7. options assessment

The options assessment approach tests the three concepts against nine criteria, based on themes generated as part of the baseline work including stakeholder engagement.

The nine themes have been refined and used as criteria to assess the options, including: 1. Design quality & local character 2. Sustainable travel 3. Deliverability 4. Village relationships 5. Facilities & local centres 6. Landscape & open space 7. Housing mix & neighbourhood 8. Jobs & skills 9. Engagement & stewardship

This place making focussed assessment that has been undertaken in the round using a ‘red amber green’ approach: • Green Positive • Amber Negative implications • Red Significantly negative

This is complemented by a sustainability appraisal being undertaken by HBC. Fig. 20: Nine criteria for new settlement options assessment

Considering the strategic nature of the options at this stage of the process the assessments will be similarly high level.

From this assessment including stakeholder engagement conclusions will be drawn informing a preferred concept framework which may include one of the above 3 or a combination of the best performing elements. Fig. 21: Three concept framework options for the new settlement

30 7.1 design QUALITY & LOCAL CHARACTER

Under this theme, the below sub criteria are considered to assess the 3 options: High design standard • Context & Integration The NPPF states that the creation of high quality buildings and places is fundamental to what the planning and • Character & Local distinctiveness development process should achieve. HBC’s Policy DM4, Harrogate Local Plan (2020) states that the new settlement • High design standards should incorporate high design standards. All three options have the potential to achieve high design standards – more detailed elements of good design using Building for Life as a tool are addressed throughout this assessment. Context & Integration This sub-criteria is informed by the strategic integration principles of Building for Life.

All three options provide opportunities to integrate with nearby villages due to proximity and proposed linkages. Option 1 brings development closest to existing sensitive villages which has potential integration benefits but also contextual sensitivity issues – orientation and landscape buffers provide some opportunities for mitigation.

Character & Local distinctiveness This aspect is again informed by strategic principles from Building for Life – focusing on character and local distinctiveness.

All 3 options provide opportunities to promote distinct characteristics with the potential for landmarks in locations such as the along the A59. Option 3 also provides a strong opportunity for positive place-making character focused around Cattal station as a hub.

The villages of Green Hammerton and Kirk Hammerton, listed buildings and local topography present sensitive local character for development to respond to. Options 1 and 2 focus development near to Green Hammerton and Kirk Hammerton. This proximity provides the greatest potential impact on the character of nearby local villages due to scale and coalescence - even with a degree of landscape buffer – as stated by Historic England as part of the Harrogate District Local Plan: New Settlement Background Paper. As well as local villages’ design sensitivities, isolated listed buildings such as Providence House also need to be respected. All options have the capacity to design around these. Option 2 also presents a lengthy hard development edge to the rail line which is not in keeping with local character. Option 3 has the potential to harm the setting of local villages by changing character but not to the degree of the other two options due to the greater degree of separation in the context of topography.

31 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 7.2 sustainable TRAVEL

Under this theme, the below sub criteria are considered to assess the 3 options: Sustainable transport on & off the site • Vehicular traffic & Mitigation This sub criteria takes into consideration of provision of strong pedestrian and cycle infrastructure linkages, and the • Network rail requirements creation of a community that reduces the need to travel by car. • Sustainable transport on & off the site • Local and national transport policy compliance Option 1 proposes good pedestrian and cycle linkages within and beyond the development, particularly between the new and existing residents at Green Hammerton. However, due to the dispersed nature of the residential and Vehicular traffic & Mitigation employment zones as well as the rerouted A59 barrier, accessibility is reduced to the stations due to the longer This sub criteria takes into consideration provision of suitable site access arrangements to serve both the existing and walking and cycling distance required. The east-west disperse nature of option 2 doesn't promote good walking and future communities, requirements for significant infrastructure and disruption, as well as traffic impacts including cycling connections in addition to the existing barriers created by the A59 barrier and railway line. Option 3 promotes rat running through local villages. It is assumed that the wider requirement for mitigation, including at the A59/A1 a compact development with its local centre and employment zone surrounding Cattal station. This layout shortens Junction, will be the same for each option. walking and cycling distances within the site but increases distances to existing communities.

Option 1 promotes the diversion of the A59 to the south in order to provide better connection within the new Local and national transport policy compliance development and to maximise linkages with Green Hammerton. Option 2 does not require diversion of the A59 or This sub criteria is taken into consideration with reference to national and local transport planning policies. Of the need to provide a vehicular bridge across the railway line. Therefore, there is least disruption and cost implications particular relevance in this regard are paragraphs 108 and 109 of the NPPF and Policy TI1 of Harrogate Borough involved. Option 3 does not require diversion of the A59, but will require a vehicular bridge crossing the railway line Council’s District Local Plan (2020) in order to connect development on both sides of the railway line. Upon reviewing the three options, all of them appear to be compliant to the NPPF and Policy T1 without any major Network rail requirements indications of compliance concern. This sub criteria takes into consideration the level of accessibility that can be achieved from the new communities to nearby rail stations, and the impact upon level crossings and other necessary improvements to rail infrastructure.

The development that forms Option 1 extends towards both Cattal and Hammerton stations. As a result, improvement works will be required for both stations and all of the associated level crossings. This Option therefore promotes the enhancement of both stations to the benefit of residents, although there are bigger cost implications. Furthermore, the diversion of the A59 will result in creating a barrier between the proposed development and the railway stations, requiring further crossings. Similarly, Option 2 extends to the north and east of the railway line and would require improvements to Cattal Station as well as to the level crossings to the east. Option 3 would create the most rail centric development option, with significant development around Cattal Station requiring the provision of a new vehicular bridge to link the northern and southern halves of the site. The provision of this link may cause potential north south rat running issues towards Cattal village.

32 7.3 DELIVERABILITY

Under this theme, the below sub criteria are considered with support from Cushman & Wakefield to assess the 3 options: In the case of Option 1 and 3, the infrastructure required to bring forward this development is significant and complex; for • Site size example, option 1 requires realignment of the A59 and Option 3 requires a vehicular crossing over the rail line – both of which are • Site ownership major infrastructure undertakings the latter of which requiring Network Rail agreement. The land promoters of both schemes • Site constraints & abnormals report that all infrastructure constraints are incapable of being mitigated and have presented evidence to demonstrate how • Delivery Structure the costs of infrastructure requirements can be addressed. In the case of Option 2, we are not aware of any insurmountable • Viability constraints affecting the scheme’s delivery. • Delivery Statements of Site Promoters where available Delivery Structure Site Size This sub criteria considers whether there is a developer in place who has the capability, resource, and track record to deliver the This sub criteria considers whether the net developable area large enough to support the volume of housing numbers and scheme. There are land promoters/ developers in place to deliver Options 1 and 3. No developer is currently in place to deliver employment space. All three concept options have a land area of sufficient scale to deliver the required number of housing units, Option 2. employment space, local centre and social infrastructure and are therefore scored equally. Viability Site Ownership This sub-criteria considers whether the proposed development is financially viable. This has been carried out by a high level This sub criteria considers whether the site is entirely within the control of the local authority, land promoter or landowners who review of Delivery Statements submitted by the promoters of land within Option 1 (CEG) and Option 3 (Oakgate). Having have expressed willingness to dispose of their land for the purposes of development. reviewed each of the delivery statements and sought subsequent clarifications we are of the view that both options have a realistic prospect of viability. However, Option 3 has been attributed an amber RAG rating on account of the fact that Network The majority of the site area (Options 1 and 3) are within the control of landowners who have expressed willingness to dispose Rail has a ransom position and has objected to the Oakgate’s planning application citing the requirement for a share of 50% of of their land for the purposes of development; or within the control of a land promoter. However, there are land parcels over the uplift in land value arising as a result of permitting access over the rail line at Cattal. This ransom position creates a degree which the land promoter is seeking to secure control and terms are being currently negotiated. In the case of Options 1 and 3; of uncertainty regarding viability which must be acknowledged as a risk however it is considered capable of mitigation through part of the land is within the control of an opposing land promoter and in the case of Option 3, the developer promoting land negotiation and therefore is not considered to be a ‘show stopper’. It is emphasised that even a green rating should not be under Option 1 has indicated that if Option 3 were to be selected as the Council’s preferred option that they would withhold the interpreted as a definitive/final validation of scheme viability given uncertainties and the limited review undertaken at this stage. portion of land under their control which is required for Option 3, placing its delivery at risk. In the case of Option 3, access over We would stress that we have not undertaken any technical cost review and underline that ultimately, viability is sensitive to the rail line is also required necessitating agreement with Network Rail who has objected to the planning application submitted a large number of variables many of which are uncertain at this time and are likely to change as scheme details are refined. relating to Option 3 at the present time creating a degree of risk in this regard. Therefore, the viability reports produced can only be regarded as indicative and so too our comments having reviewed them. The financial viability of Option 2 is incapable of being assessed to the same level at this stage given the absence of a promoter The objective is understood to be a holding objective pending the negotiation between Network Rail and land promoter of a and associated technical evidence. shared value payment. Delivery Statements In the case of Option 2, the majority of the site area is within the control of landowners who have expressed willingness to As stated, we have assessed Delivery Statements provided by the two site promoters who are actively pursuing development dispose of their land for the purposes of development. However, part of the site is in the control of two separate land promoters. within the broad location for growth. Commercial Estates Group (CEG) has submitted a planning application for land within Whilst negotiations to merge interests and/ or compulsory acquisition could offer a solution, this creates development risk. Option 1; Oakgate Yorkshire (Oakgate) has also recently submitted a planning application for land within Option 3. For the avoidance of doubt, there is no land promoter pursing development in Option 2. We have therefore undertaken a detailed Site Constraints analysis of the Delivery Statements presented by CEG and Oakgate. This sub criteria considers whether there are there any major infrastructure or land constraints that are incapable of realistically being mitigated.

33 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 7.4 VILLAGE RELATIONSHIPS 7.5 facilities & LOCAL CENTRES

Under this theme, the below sub criteria are considered to assess the 3 options: Under this theme, the below sub criteria are considered to assess the 3 options: • Village connections • Facilities provision • Village character sensitivity • Complementing existing provision • Accessibility Village connections General integration and connectivity are considered under other criteria and this section focuses on village connections Facilities provision notably with nearby Green Hammerton and Kirk Hammerton. Building for Life emphasises the importance of At the scale of at least 3,000 homes the provision of facilities is an important place-making consideration. The NPPF connections. promotes larger scale development provided they are supported by the necessary infrastructure and facilities. HBC Policy DM4 requires the provision of on site education, health, retail, community and other services and facilities Option 1 takes a direct approach to integration with local villages, with shared access to facilities and green space and a local centre(s) of a suitable scale to meet residents’ day to day needs. Shaping Neighbourhoods, Barton et al, in close proximity. Options 2 and 3 provide the opportunity for green connections between new development and provides ratios for the provision of facilities – schools, shops, health facilities etc - per head of population. At this scale existing villages including permissive routes or as part of a remodelled A59. However, the distance between Option of development a new local centre and primary school provision (two) is required. All 3 options provide the capacity 3 and nearby villages has the potential to undermine the sharing of facilities, in part balanced by a closer relationship for this. with Cattal. Complementing existing provision Village character sensitivity Following on from the above, new provision needs to be assessed in the context of existing facilities in the broader Broader issues of character and local distinctiveness are covered elsewhere and this section focuses on village character area. sensitivity and in particular the two nearby conservation areas of Green Hammerton and Kirk Hammerton. Building for Life stresses the importance of character. Option 1 provides the potential for access to existing village facilities for new residents in the early phases of development. However, these facilities are limited – such as the provision of shops. All options have the capacity to Options 1 and 2 propose development in close proximity to the two villages. Both options provide opportunities for provide facilities that complement those existing in nearby villages. a degree of buffer. However, they present risk of the new development on the setting of Green Hammerton and Kirk Hammerton. Historic England have stated concern over the impact on the setting of the two village conservation areas Accessibility in relationship to development in the location of Option 1 and lesser impact of other locational options. Gillespies Towards an Urban Renaissance, Urban Task Force, supports many of the recommendations of Shaping Neighbourhoods conservation area view study has confirmed the varying degrees of impact of the options with Option 1 and 2 having and also provides guidance on the accessibility of facilities and local centres – including principles behind accessible the greatest effect on views to open countryside. Of the three options, development in Option 3 would be least visible and walkable neighbourhoods. from the surrounding Conservation Areas. There may be views from the western edge of Kirk Hammerton, limited to the elevated areas around Home Farm. The proximity of Option 1 and its local centre to existing villages supports walkable neighbourhoods. However, the peripheral location of residential development to the far east of the area creates a challenge. This is also true of the The views of existing village residents, businesses and parish councils are important and these are covered under elongated form of Option 2. Engagement & Stewardship – village relationships and coalescence is a key concern as expressed at the stakeholder visioning workshop in 2018. The co-location of the local centre in Option 3 with a re-vamped Cattal station supports its accessibility credentials as does the compact nature of residential development around this core. However, both Options 2 and 3 are further away from existing residents in Green Hammerton and Kirk Hammerton compared to Option 1 but closer to those from Cattal village.

34 7.6 landscape & OPEN SPACE

Under this theme, the below sub criteria are considered to assess the 3 options: with nearby existing villages with series of green infrastructure (Fig. 21). Option 3 proposes the majority of its • Topography, hedgerows, trees, streams, landscape designations development around and south of Cattal station – a series of recreational and green open spaces are proposed around • Range of play & recreational spaces the periphery of the new development (Fig. 21). Option 2 also sees recreational and green open spaces around the • GI networks & connections east and west periphery of the development (Fig. 21). All three options possess the potential to create a connected • Bio-diversity & ecology network of recreational and open spaces.

Topography, hedgerows, trees, streams, landscape designations GI networks & connections This sub criteria is taken into consideration with reference to Policy DM4, Harrogate District Local Plan (2020). Principle This sub criteria is taken into consideration with reference to Policy DM4, Harrogate District Local Plan (2020). Principle E of DM4 addresses the importance of drawing on local character, topography of the area and assets such as trees, H from DM4 addresses the importance to create a connected network of green infrastructure that enhances the hedgerows, streams and other important landscape features. landscape qualities of the area and maximises opportunities to create and strengthen green infrastructure.

Option 1 responds to existing topography by avoiding certain areas of high ground and preserving them as green Similar to the previous criteria, all three options possess the potential and criteria to create a well designed network spaces. However, it does not avoid the slightly elevated landform to the south of Coney Garth Hill, where development of green infrastructure. would have a wider geographical effect on the landscape with loss of open countryside and effects on field pattern and boundaries. Large scale built development would be uncharacteristic of the area and would affect the landscape Bio-diversity & ecology setting of the surrounding villages. This sub criteria is taken into consideration with reference to Policy DM4, Harrogate Disctrict Local Plan (2020). Principle G from DM4 addresses the provision of biodiversity enhancements and appropriate landscaping measures to As with Option 1, Option 2 proposes development on areas of higher ground and development would have a wider provide a high quality landscaped setting. geographical effect on the landscape, affecting the landscape setting of the surrounding villages. Although large scale development would be uncharacteristic, this option would however utilise areas already partially developed near All three options avoid impact on ecologically sensitive areas within their schemes and retain them as green space. Gilsthwaite Lane. With a larger field pattern, there would be fewer effects on field pattern and boundaries. However due to Option 3's location being closest to the SSSI zone along River Nidd, as stated in the New Settlement Background Paper 2017, development towards the south will require green infrastructure provision to mitigate for Option 3 proposes the majority of its development around and south of Cattal station, avoiding most of the areas of this. Option 3 incorporates such green space opportunities.. high ground north of the railway line. Although large scale development would be uncharacteristic of the area, the existing buildings around Gilsthwaite Lane and Cattal Station, the lower topography and larger landscape pattern with fewer field boundaries provide opportunities to minimise the effects on the wider landscape character. This area contains a number of mature trees, which if retained could also help to integrate development into the landscape.

Range of play & recreational spaces This sub criteria is taken into consideration with reference to Policy DM4, Harrogate District Local Plan (2020). Principle H of DM4 addresses the importance to create a connected network of green infrastructure, open spaces, informal and formal recreational facilities that enhances the landscape qualities of the area.

Option 1 retains most of the sensitive landscape areas as green or recreational spaces, buffering the new development

35 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 7.7 housing MIX & NEIGHBOURHOOD 7.8 jobs & SKILLS

Under this theme, the below sub criteria are considered to assess the 3 options: Under this theme, the below sub criteria are considered to assess the 3 options: • Providing at least 3,000 homes • Providing about 5ha mixed employment • A mix of homes & neighbourhoods • Accessibility

Providing at least 3,000 homes Providing about 5ha mixed employment HBC’s Policy DM4 states that at least 3,000 dwellings is required at this new settlement location. The NPPF promotes the development of sustainable communities with sufficient access to employment opportunities. All options provide the potential to accommodate development at this scale. MHCLG are also encouraging potential This is further supported by Building for Life. HBC Policy DM4 specifically requires the provision of about 5ha of large scale garden communities to maximise scale. Future expansion of Option 1 is impacted by the re-routing of employment at the new settlement location. the A59 around the south and west of the proposed settlement but there is some scope for further development. Expansion of Option 2 is restricted by the rail line. Option 3 provides the greatest potential for future extension to the All three options provide the scope for the provision of this scale of employment land. west and south, including known available land. Accessibility A mix of homes & neighbourhoods Option 1 provides core employment off the re-routed A59, near to the existing villages of Green Hammerton and Kirk DM4 requires an appropriate mix of house types, size and tenure that achieves a balanced community. This is further Hammerton, but further from the majority of new residents. Option 2 locates employment between the villages and supported by Building for Life. The NPPF supports a range of housing densities across large scale sites. the core of new development, but the elongated form of the site presents accessibility challenges. Option 3 provides core employment close to the local centre and Cattal rail station, and also near to the A59. The compact nature of this All options provide the scope for a mix of homes and neighbourhoods. option also supports efficient access to employment.

36 7.9 engagement & STEWARDSHIP

Under this theme, the below sub criteria are considered to assess the 3 options: • Stakeholder & community feedback • Management, maintenance & stewardship

Stakeholder & community feedback The NPPF promotes early engagement with the local community and consultees, as well as in the context of large scale development working with the support of their communities.

The optioneering process has involved an engagement process including stakeholder interviews, a stakeholder visioning workshop, stakeholder options drop-in exhibition and a series of discussions with land promoters. This has been invaluable in developing and testing the options.

The stakeholder visioning workshop provided a broad conclusion that the focus of development should be towards the south west of the broad area – away from the villages of Green Hammerton and Kirk Hammerton. This suggests that Option 3 has less opposition than Options 1 and 2.

Management, maintenance & stewardship In line with Garden City principles promoted in the NPPF all three options are set within a generous landscape setting and network. This positive context also presents maintenance, management and stewardship challenges. All options provide a scale of landscape canvas – in the context of development - that would attract funding to support some form of strategic management and stewardship. The broad arrangements of options 1 and 3 have potential organisational and funding structures emerging that could perform this role.

37 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT 7.10 options assessment table Design Quality & Local Character Sustainable Travel Deliverability Village Relationships Facilities & Local Centres Landscape & Open Space Housing Mix & Neighbourhood Jobs & Skills Engagement & Stewardship

Option 1 Opportunities to connect with adjacent Opportunity to re-route A59 improving Capable of delivering the required number of Direct approach to integration with local Opportunity for early phases to access Development avoids significant areas of high Scope for at least 3,000 homes at a range of Scope for around 5ha of employment – Network of green space provides opportunities villages connectivity with Green Hammerton housing units and commercial development villages including shared access to facilities facilities in nearby villages & new facilities to ground and promotes this land as green space densities located near to A59 for strategic management and stewardship – be accessed by existing residents interested party in place Central Focus

Opportunities to create prominent landmarks, Longer distances from new residents to Most of the site area is within the control of Potential to create a degree of buffer to the Lack of capacity of key facilities such as shops Majority of sensitive landscape areas Potential for some future expansion but Employment to eastern periphery away from Broad stakeholder consensus for development approaches and new character on the A59 stations, exacerbated by re-routed A59 barrier willing landowners or a land promoter, however, west of Green Hammerton in existing villages means that new services promoted as green space or retained as limited by re-routed A59 new development core separated from rail away from villages question over availability of part, with risk of will be required in early phases agricultural stations by rerouted A59 opposing land promoter withholding their land which could place risk over deliverability

Major impact on character of nearby local Disruption related to A59 re-routing A delivery statement prepared by the promoter Development visible on rising landform, New homes to the east will be a significant Development on areas of high ground near villages due to scale and coalescence of land in Option 1 demonstrates how the possibly breaking the skyline in views from Kirk distance from new facilities Providence Hill and Coney Garth Hill variant site infrastructure requirements can be Hammerton Conservation Area delivered and there are understood to be no significant flood risk or infrastructure constraints which cannot be mitigated Experienced developer in place to promote Loss of open agricultural land delivery of scheme

A viability report has been produced by a promoter of a scheme which broadly reflects the Spatial Option 1. This indicates the scheme is viable making provision for the various site development and infrastructure costs.

Option 2 Opportunities to connect to nearby villages Less disruption as there is no requirement Capable of delivering the required number of Potential to create a buffer to the west of Lack of key facilities such as shops in existing Development on significant areas of high Scope for 3,000 homes at a range of densities Scope for around 5ha employment – located No interested party in place for stewardship to divert A59 or bridge railway for vehicular housing units and commercial development Green Hammerton villages means that new services will be ground near to A59 North of traffic required in early phases Cattal Sta- tion Focus

Opportunities to create prominent landmarks, Dispersed development located between Most of the site area is within the control of Development visible on rising landform, Elongated settlement means that many Loss of open agricultural land Isolation of neighbourhoods to western approaches and new character on the A59 and two barriers, the A59 and the railway line willing landowners, however, question over possibly breaking the skyline in views from Kirk residents will be a significant distance from periphery around Cattal station undermines sustainable travel availability of part Hammerton Conservation Area facilities

Major impact on the character of nearby local Insufficient evidence available to determine Potential for some future expansion but villages due to scale and coalescence whether there are any significant flood risk or -in limited by rail line frastructure constraints that cannot be mitigated

Lengthy hard development edge to rail line not No developer in place for this option in line with local character

A high level viability assessment has been produced however no details of site infrastructure or development cost have been provided and as such there is deemed to be a relatively significant level of risk associated with this scenario Option 3 Opportunities to connect to nearby villages Focus of development around Cattal Station Capable of delivering the required number of Significant green gap between new settlement New facilities clustered in local centre around Development avoids high ground to the Scope for at least 3,000 homes at a range of Scope for around 5ha employment – located Network of green space provides opportunities provides opportunities for significant housing units and commercial development and existing villages avoids coalescence Cattal station hub north east densities near to rail, road and residents for strategic management and stewardship – Cattal commuting by rail interested party in place Station Focus

Opportunities to create prominent landmarks, A59 beyond the extent of the new Most of the site area is within the control of Development is the least visible from the sur- Vast majority of residents in walking distance Majority of sensitive landscape areas Potential future expansion to south and west Broad stakeholder consensus towards focusing approaches and new character at the A59 and development, but remains a barrier for willing landowners or a land promoter, however, rounding Conservation Areas, but may still be of local centre promoted as green space or retained as development to the south west of the area around Cattal station existing residents question over availability of part with opposing visible from a localised area of Kirk Hammerton agricultural land promoters stating that their land would Conservation Area be withheld which could place at risk the deliverability Moderate impact on setting of local villages New vehicular bridge crossing of the railway A delivery statement prepared by the promoter Potential for gap between settlements to Significant distance for existing village Potential impact on SSSI to south mitigated by requires careful consideration of rat running of land in Option 3 demonstrates how the undermine village relationships and sharing residents to access new facilities generous green infrastructure provision on site towards Cattal. variant site infrastructure requirements can be of facilities delivered and there are understood to be no significant flood risk or infrastructure constraints which cannot be mitigated Compact orientation of development around Experienced developer in place to promote Lack of key facilities in existing villages means Loss of open agricultural land local centre (500m walk/ cycle) for new delivery of scheme that new services will be required in early residents phases

A viability report has been produced on behalf of the land promoter of Option 3 which indicates the scheme is viable. Network Rail have a ransom position and have expressed a desire to secure a share of value uplift of the development which creates some risk regarding viability albeit this is considered capable of being mitigated through negotiation.

Fig. 22: Concept framework options assessment table Key

Positive Negative implications Significantly negative

38 8. Conclusions & next steps

This report has included development for the three concept options and tested them against the vision and objectives for the new settlement. All three options have pros and cons as included in the above options assessment table, it is essential to assess them collectively when considering the most sustainable and attractive placemaking option. The development for all three options together with the options assessment table will be taken forward to the next stage (Stage 5B Concept Framework) to formulate the preferred option.

Next Steps: • Review the options assessment table further and develop steering group consensus around a preferred option. • Continue to engage with the Council and stakeholder group while developing the preferred option. • Steering group and project team to explore approaches to phasing, delivery and ongoing resident engagement strategy with the Council. • Develop report and supporting appendix documents for next stage - Concept Framework report as basis for formal Regulation 18 consultation process. • Progress the delivery strategy in tandem with the concept framework.

39 STAGE 5A OPTIONS GENERATION AND ASSESSMENT REPORT GILLESPIES Westgate House 44 Hale Road Hale Cheshire WA14 2EX United Kingdom t: 01619287715 w: www.gillespies.co.uk

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