01 Land off Boroughbridge Road, INTRODUCTION

Introduction Market Flat Lane

Gladman Developments Ltd has successfully invested in communities Golf Course throughout the UK for over 20 years, developing high quality and sustainable residential, commercial and industrial schemes. A process of public consultation is being undertaken by Gladman Developments Bar Lane Ltd in order to present the emerging development proposal for the land Hazelheads Lane west of Boroughbridge Road, Knaresborough to the local community. Ripley Road We are proposing a new residential development of up to 120 homes.

The purpose of this consultation process is to outline the details of the draft scheme and seek comments from the local community which will be considered before the outline planning application is lodged with Borough Council. Road Boroughbridge Road Road

Blands Hill Site Description KNARESBOROUGH

The site is located on the northern edge of Knaresborough, adjacent to Boroughbridge Road and comprises two arable fields separated by a N hedgerow. It is 7.44 hectares in size, with a residential area (currently under construction) to the immediate south, Boroughbridge Road to the east, a former quarry and its associated woodland to the north and open countryside to the west. Housing Need

Every Council is required by the Government to boost significantly the supply of housing and to make planning decisions in the light of a presumption in favour of sustainable development. Harrogate Borough Council is required to provide enough housing land to meet its full future housing needs. Approval of this development will help towards meeting the housing need within the local authority area. Why is the site suitable for development?

Knaresborough supports a range of services and facilities which are used by both residents of the town and those in the surrounding area.

The site is well located with good access to existing community facilities Land south of the site, granted planning permission for up to 170 residential units (14/04929/REMMAJ) and the local public transport network. The proposal will provide new homes which will contribute towards maintaining the vitality and viability Development Proposals of the local community. • A residential development to include up to 120 new homes of varying The Application sizes, types and tenures, including 40% affordable housing; Gladman Developments Ltd intends to submit an outline planning • Green Infrastructure, comprising new publicly accessible greenspace, tree application to Harrogate Borough Council in 2017. This would establish planting, recreational paths and a surface water detention basin. the principle of development. Subsequent ‘Reserved Matters’ applications would seek approval for matters including landscaping, scale and detailed appearance of the dwellings. 02 Land off Boroughbridge Road, Knaresborough HISTORIC CONTEXT

Historic Maps

The historic maps below show the proposed site in the context of the growth of Knaresborough over approximately the last 160 years. Prior to 1892, the medieval community of Knaresborough grew up around the market square, but between 1892 and 1910 there was considerable expansion away from it. The most significant growth towards the site is between 1956 and 1985 with housing continuing north up to Greengate Lane, linking the built form of Scriven with north Knaresborough. During this time there is also considerable growth south west of Scriven Road. Since 2012 there has been further development in the field to the south of the site which is currently under construction and will link north Knaresborough to the site.

c1854 c1956

c1892 c1985

c1910 c2012 03 Land off Boroughbridge Road, Knaresborough LANDSCAPE AND SETTLEMENT CHARACTER

Landscape Character

The site comprises two arable fields and will adjoin the existing settlement edge of Knaresborough following the completion of the adjacent housing development to the south. The site itself is not subject to any landscape designation. A Special Landscape Area lies to the west of the site and a Site of Special Importance for Nature Conservation to the north as set out in the Harrogate District Local Plan (2001). The site is bordered by low lying hedgerows in the east, south and west and woodland associated with a former quarry site to the north. A low lying hedgerow runs east to west through the centre of the site, separating the two fields. A Landscape Character Assessment was undertaken in 2004 for Harrogate Borough Council and shows the site falling within two Landscape Character Areas. The majority lies within LCA51 Knaresborough Reclaimed Gravel Pits, while the south western corner is located within LCA 52 North Knaresborough Improved Grassland. A few of the key characteristics of LCA 51 are: • Mixed use of grass fields for livestock and horses, with lakes for recreation, small industry and woodland. • Building materials are a mix of traditional and modern. • Public access to the area is limited as there are few public footpaths. Guidelines for Development Considerations include: • Development should be of the appropriate scale and be designed to complement the small scale of the landscape. • Mitigation measures should include the restoration and introduction of key characteristics such as hedgerows and hedgerow trees and the management of existing new and established woodland. • New native tree planting can be used to better integrate development in the area with the 1 landscape. A few of the key characteristics of LCA 52 are: • Land managed for both grass and arable production. 2 • Traditional building materials are mixed including local Limestone and red brick, with blue slate and red tile roofs. Guidelines for Development Considerations include: • Encourage replanting in hedge gaps with appropriate species and the planting of hedgerow trees. • Proposed development should be small scale and of rural character appropriate to the area. 1 North Knaresborough Improved Grassland Development should not be permitted where it is highly visible or does not respect settlement

2 Knaresborough Reclaimed Gravel Pits and landscape pattern.

Natural has also published landscape character guidance. The site is located within Natural England’s National Character Area (NCA) 30 ‘Southern Magnesian Limestone’. Natural England makes a number of recommendations relating to development in NCA30. Essentially these relate to the enhancement of settlements and provision and management of high-quality green infrastructure networks. Recommendations for NCA30 include; “Seek opportunities to increase the amount of accessible land, in particular through incorporating green infrastructure in new residential and industrial developments.” It also says, “Consider siting of woodland where it can provide a positive influence on the landscape such as breaking up the outline of industrial, residential and infrastructure developments or providing flood mitigation.”The description also includes a number of Statements of Environmental Opportunity (SEO). SEO 4 states the following: “Promote the successful incorporation of any future major land use changes, directing them where they can enhance the existing landscape and seeking optimum design to obtain the greatest net benefits, such as to minimise visual impact on the wider landscape, incorporating green infrastructure and creating new access to enhance recreational opportunity for people to experience wildlife.” Settlement Character

Separating the site from the town centre is a mix of late 20th century development and a housing scheme currently under construction. Housing is typified by a range of semi-detached and detached houses and bungalows of limestone, sandstone, brick and render. Knaresborough Conservation Area includes a mix of attractive medieval buildings including St. Johns Church dating back to the early 12th century. Other buildings around the Conservation Area date from the 17th - 20th century. 20th century housing New development to south of site Traditional Housing 04 Land off Boroughbridge Road, Knaresborough VISUAL ANALYSIS

The site, though visually well contained within the local context by its surrounding woodland and topography, provides an arrival view to the town for vehicles travelling south along Boroughbridge Road. Views from within Knaresborough itself are limited. Short range views 3 are possible from a small number of receptors, including properties on Boroughbridge Road and the houses currently under construction in the field to the south. These views would generally be from the upper floors of the properties, and be heavily filtered by buffer vegetation. Views from Market Flat Lane are largely restricted by the gentle slope in land 2 1 towards the site and development currently under construction. Views from properties on Market Flat Lane (Coney Garth) form the eastern boundary of the Scriven Conservation Area, from which views, if possible, would be heavily filtered by vegetation and largely screened by built form and existing land form.

Adjacent permitted scheme ref (14/04929/REMMAJ) Coney Garth The Site (behind trees and new development) Nurseries Coney Garth View Market Flat Lane Pylon

1 VP1: View north east from Market Flat Lane

Approximate extent of proposed development

Adjacent permitted scheme ref (14/04929/REMMAJ) Coney Garth Pylon Boroughbridge Road

2 VP2: View north west from entrance to Farnham Quarry

Approximate extent of proposed development

Adjacent permitted scheme ref (14/04929/REMMAJ) Boroughbridge Road Pylon

3 VP3: View south from junction of Farnham Lane and Boroughbridge Road 05 Land off Boroughbridge Road, Knaresborough FACILITIES

What are the local facilities?

The site is sustainably located with easy access to the town centre, existing services and amenities and the public transport network. A primary school, secondary school, doctors surgery and local shops are all within close proximity to the site. The 1C bus service operates daily between Scriven, Knaresborough, Starbeck and Harrogate. The nearest bus stop is located on Boroughbridge Road with services every 15 minutes at peak times.

P R

D S L S C L A L H PH S C PH R D S L P S P S PH PH H

Application Boundary P Pharmacy H Healthcare L Local Shops C Community Centre

Distance from Site S School D Dental Practice R Religious centre PH Public House 800m/1200m/1600m/2000m

Local Bus Stops S Secondary School P Park A Allotments P Post Office 06 Land off Boroughbridge Road, Knaresborough CONSTRAINTS & OPPORTUNITIES

The assessment of the site and its surroundings has identified a number of features which should be protected, retained and enhanced wherever possible as part of the development proposals for the site, as well as opportunities offered by the site and its context. These considerations provide the constraints and opportunities for development and have been used to inform the preparation of the Framework Plan.

Boroughbridge Road

A6055

Market Flat Lane The Grove

Newbury Lane

A6 Adjacent permitted scheme Ref (14/04929/REMMAJ) Bar Lane

Boroughbridge Road

Ampthill Road Greengate Drive Greengate Lane

Road

Scriven

Site Boundary (7.44Ha) Potential site access Long distance views Potential location of attenuation

Approximate location of 50m core GCN Scriven Conservation Area Existing trees and hedgerows Long distance filtered views terrestrial habitat from nearby pond

Special Landscape Area Overhead electricity Pylons Existing hedgerows on site Short range views Harrogate District Local Plan (2001) from nearby properties (with 30m offset either side)

Site of Special Importance for Nature Short range views from road Area of higher ground Overhead powerlines Conservation network Harrogate District Local Plan (2001) Listed building 07 Land off Boroughbridge Road, Knaresborough THE FRAMEWORK

Design Principles: The Framework Plan below addresses the identified constraints and opportunities. Areas of green infrastructure wrap around the proposed development area and provide informal recreational footpaths, a trim trail, wildflower meadow, tree planting, new grassland and an attenuation basin (SuDS). This will provide high-quality green infrastructure for wildlife and outdoor recreation as recommended by Natural England. It is proposed that the development will be designed to use a selection of locally characteristic building materials and be of a layout and density range that reflects the character of Knaresborough.

Proposed buffer planting

60m wide buffer offset from powerlines, creating greenway with shrubs and grassland Development set back behind planted open space

Category A tree retained

Residential area Wildflower Meadow and grassland

Children’s play area Proposed Vehicular Access View towards Coney Garth allowed by orientation of access road

Proposed footpath through greenway Existing boundary retained and enhanced

Proposed trim trail Residential area

Proposed pedestrian access point

Proposed Public Open Space Proposed attenuation basin

Circular informal recreational footpath route through the public open space Existing hedgerow retained and enhanced

Bar Lane 08 Land off Boroughbridge Road, Knaresborough THANK YOU

Have your say

This is your opportunity to tell us what is important to you and what you would wish to see as part of this development should it be built. Things we would like to hear about include;

• Are you or anyone you know, in need of affordable housing in Knaresborough?

• Is there a need for housing or first time buyers and/or housing for young professionals in Knaresborough?

• Are there any particular house types that Knaresborough is currently lacking?

• Are there any community facilities that you would like to see improved or developed as part of this scheme?

Thank you for taking time to view this information.

Comments can be sent via the website, email or posted to the address below. You can keep up to date on progress using our dedicated website which provides further information: www.your-views.co.uk/knaresborough

How do I comment?

You can respond by email: [email protected] (using “Knaresborough” on the subject line) or by post:

Your Views Knaresborough Gladman Developments Ltd. Gladman House Alexandria Way Congleton CW12 1LB LAND OFF BOROUGHBRIDGE ROAD, KNARESBOROUGH

PUBLIC CONSULTATION

Proposed Residential Development